56807 Winding Creek Dr · Sterling Heights, MI 48042

$399,900

4 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 5 Days on market

Built 2002 9,583 sqft lot Est $448k · 11% under $15/mo HOA

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.6/30.0
• ARV discount +12.3/15.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely spotless 4-bedroom, 3.5-bath showplace with a finished basement and exceptional curb appeal! Functional open floorplan featuring a spacious great room with fireplace and abundant natural light. Large kitchen with island and brand-new appliances opens seamlessly to the main living area. Convenient first-floor laundry. Large primary suite with vaulted ceiling, walk-in closet, and private bath with double vanity. Finished basement adds valuable living space complete with a new full bathroom, egress window, and ample storage. Extra-deep backyard with large patio, playscape, and beautifully landscaped low-maintenance perennial gardens. Newer roof and home warranty included. Move-in ready!

Key facts

• Large patio
• Finished basement
• Large kitchen

Tags

• FINISHED BASEMENT
• FIRST-FLOOR LAUNDRY
• LARGE KITCHEN
• EXTRA-DEEP BACKYARD
• LARGE PATIO
• NEW FULL BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $175 (about $14.58/month)

Exterior

• Parking: Attached garage with direct access and garage door opener; Assigned parking; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Brick and vinyl siding; Above-grade finished area about 1,800; Below-grade finished area about 600
• Exterior features: Patio; Porch; Paved road access; Lot roughly 71 x 135 (0.22 acres)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Pantry
• Bedrooms: Total rooms: 9
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High ceilings; Pantry; Walk-in closet(s); Window treatments; Gas fireplace in the great room; Finished daylight, full walk-out basement with sump pump
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $23 ($273/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (15.0% below list).
• Recommended offer: $340k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Sterling Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#173 in MI, #4,545 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, health & safety D+, amenities F.
• New Haven Community Schools (suburban): math 25% / reading 39% proficiency, ranked #305 of 540 in MI (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 334 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $280k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $340,000 (15.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $448,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18498 London Dr	0.47mi	3/2.5 (-1)	1,915 (+6%)	8mo	$410,000	$214	56
18498 London Dr Lot 10	0.47mi	3/2.5 (-1)	1,915 (+6%)	8mo	$410,000	$214	56
55809 Jones Dr	0.56mi	3/2.5 (-1)	1,924 (+7%)	2mo	$597,959	$311	55
55809 Jones Dr #113	0.65mi	3/2.5 (-1)	1,924 (+7%)	2mo	$597,959	$311	51
55478 Morgan Dr	0.64mi	3/2.5 (-1)	1,920 (+7%)	22mo	$529,000	$276	36
19092 Hazelton Dr	0.60mi	3/2.5 (-1)	2,060 (+14%)	12mo	$440,000	$214	33
18847 Brighton Dr	0.53mi	3/2.0 (-1)	1,609 (-11%)	22mo	$400,000	$249	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-63,362
• Equity at exit: $59,626

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-53,350
• Equity at exit: $34,576

Cash invested: $111,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48042

• Home prices YoY: -28.4%
• Active inventory: 334
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$384 /mo · $4,614/yr
• Insurance: −$167
• HOA: −$15
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $23

Break-even live

Break-even rent $3,371

Max offer price $399,900

Occupancy floor 94%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56742 Clearstone Dr Macomb, MI	4.0	2.5	2418	$3,400	$1.41	17d	1	0.11mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 28 events

1. 2026-05-14
   status Pending

   Show marketing remark (703 chars)

   Absolutely spotless 4-bedroom, 3.5-bath showplace with a finished basement and exceptional curb appeal! Functional open floorplan featuring a spacious great room with fireplace and abundant natural light. Large kitchen with island and brand-new appliances opens seamlessly to the main living area. Convenient first-floor laundry. Large primary suite with vaulted ceiling, walk-in closet, and private bath with double vanity. Finished basement adds valuable living space complete with a new full bathroom, egress window, and ample storage. Extra-deep backyard with large patio, playscape, and beautifully landscaped low-maintenance perennial gardens. Newer roof and home warranty included. Move-in ready!

2. 2026-05-14
   status Pending 703-char remark

   Show marketing remark (703 chars)

   Absolutely spotless 4-bedroom, 3.5-bath showplace with a finished basement and exceptional curb appeal! Functional open floorplan featuring a spacious great room with fireplace and abundant natural light. Large kitchen with island and brand-new appliances opens seamlessly to the main living area. Convenient first-floor laundry. Large primary suite with vaulted ceiling, walk-in closet, and private bath with double vanity. Finished basement adds valuable living space complete with a new full bathroom, egress window, and ample storage. Extra-deep backyard with large patio, playscape, and beautifully landscaped low-maintenance perennial gardens. Newer roof and home warranty included. Move-in ready!

3. 2026-05-09
   listed $399,900 Active

   Show marketing remark (703 chars)

   Absolutely spotless 4-bedroom, 3.5-bath showplace with a finished basement and exceptional curb appeal! Functional open floorplan featuring a spacious great room with fireplace and abundant natural light. Large kitchen with island and brand-new appliances opens seamlessly to the main living area. Convenient first-floor laundry. Large primary suite with vaulted ceiling, walk-in closet, and private bath with double vanity. Finished basement adds valuable living space complete with a new full bathroom, egress window, and ample storage. Extra-deep backyard with large patio, playscape, and beautifully landscaped low-maintenance perennial gardens. Newer roof and home warranty included. Move-in ready!

4. 2026-05-09
   listed $399,900 Active 703-char remark

   Show marketing remark (703 chars)

   Absolutely spotless 4-bedroom, 3.5-bath showplace with a finished basement and exceptional curb appeal! Functional open floorplan featuring a spacious great room with fireplace and abundant natural light. Large kitchen with island and brand-new appliances opens seamlessly to the main living area. Convenient first-floor laundry. Large primary suite with vaulted ceiling, walk-in closet, and private bath with double vanity. Finished basement adds valuable living space complete with a new full bathroom, egress window, and ample storage. Extra-deep backyard with large patio, playscape, and beautifully landscaped low-maintenance perennial gardens. Newer roof and home warranty included. Move-in ready!

5. 2020-07-14
   soldstatus $280,000
6. 2020-06-12
   soldstatus $280,000 Sold 1049-char remark

   Show marketing remark (1049 chars)

   Don’t miss out on this beautiful colonial in desirable Macomb with great open concept. When you walk in the front door you will fall in love! Large great room has custom finished gas fireplace, lovely white crown molding, & lots of natural light. The sizeable kitchen features an island, tons of counter space, spacious pantry, stainless appliances, & doorwall to backyard. First floor also includes laundry room, guest powder room, & garage entrance. Make your way to the second level to find 4 great size bedrooms. Master has a walk-in closet with built-in organizers & full private bathroom with a double sink vanity. The three other bedrooms have sizeable closets & share a full bathroom. The partially finished basement boasts 9 ft ceilings & is ready to become your movie or cardio theater. Other features: separate storage room, egress window, & plumbing hook-ups for a full bath. Backyard has custom concrete patio & playscape. All of this in a great subdivision. CHECK OUT OUR VIRTUAL TOUR!

7. 2020-06-12
   soldstatus $280,000 Closed

   Show marketing remark (1049 chars)

   Don’t miss out on this beautiful colonial in desirable Macomb with great open concept. When you walk in the front door you will fall in love! Large great room has custom finished gas fireplace, lovely white crown molding, & lots of natural light. The sizeable kitchen features an island, tons of counter space, spacious pantry, stainless appliances, & doorwall to backyard. First floor also includes laundry room, guest powder room, & garage entrance. Make your way to the second level to find 4 great size bedrooms. Master has a walk-in closet with built-in organizers & full private bathroom with a double sink vanity. The three other bedrooms have sizeable closets & share a full bathroom. The partially finished basement boasts 9 ft ceilings & is ready to become your movie or cardio theater. Other features: separate storage room, egress window, & plumbing hook-ups for a full bath. Backyard has custom concrete patio & playscape. All of this in a great subdivision. CHECK OUT OUR VIRTUAL TOUR!

8. 2020-05-08
   status Pending

   Show marketing remark (1049 chars)

   Don’t miss out on this beautiful colonial in desirable Macomb with great open concept. When you walk in the front door you will fall in love! Large great room has custom finished gas fireplace, lovely white crown molding, & lots of natural light. The sizeable kitchen features an island, tons of counter space, spacious pantry, stainless appliances, & doorwall to backyard. First floor also includes laundry room, guest powder room, & garage entrance. Make your way to the second level to find 4 great size bedrooms. Master has a walk-in closet with built-in organizers & full private bathroom with a double sink vanity. The three other bedrooms have sizeable closets & share a full bathroom. The partially finished basement boasts 9 ft ceilings & is ready to become your movie or cardio theater. Other features: separate storage room, egress window, & plumbing hook-ups for a full bath. Backyard has custom concrete patio & playscape. All of this in a great subdivision. CHECK OUT OUR VIRTUAL TOUR!

9. 2020-05-08
   status Pending 1049-char remark

   Show marketing remark (1049 chars)

   Don’t miss out on this beautiful colonial in desirable Macomb with great open concept. When you walk in the front door you will fall in love! Large great room has custom finished gas fireplace, lovely white crown molding, & lots of natural light. The sizeable kitchen features an island, tons of counter space, spacious pantry, stainless appliances, & doorwall to backyard. First floor also includes laundry room, guest powder room, & garage entrance. Make your way to the second level to find 4 great size bedrooms. Master has a walk-in closet with built-in organizers & full private bathroom with a double sink vanity. The three other bedrooms have sizeable closets & share a full bathroom. The partially finished basement boasts 9 ft ceilings & is ready to become your movie or cardio theater. Other features: separate storage room, egress window, & plumbing hook-ups for a full bath. Backyard has custom concrete patio & playscape. All of this in a great subdivision. CHECK OUT OUR VIRTUAL TOUR!

10. 2020-05-04
    listed $275,000 Active 1049-char remark

    Show marketing remark (1049 chars)

    Don’t miss out on this beautiful colonial in desirable Macomb with great open concept. When you walk in the front door you will fall in love! Large great room has custom finished gas fireplace, lovely white crown molding, & lots of natural light. The sizeable kitchen features an island, tons of counter space, spacious pantry, stainless appliances, & doorwall to backyard. First floor also includes laundry room, guest powder room, & garage entrance. Make your way to the second level to find 4 great size bedrooms. Master has a walk-in closet with built-in organizers & full private bathroom with a double sink vanity. The three other bedrooms have sizeable closets & share a full bathroom. The partially finished basement boasts 9 ft ceilings & is ready to become your movie or cardio theater. Other features: separate storage room, egress window, & plumbing hook-ups for a full bath. Backyard has custom concrete patio & playscape. All of this in a great subdivision. CHECK OUT OUR VIRTUAL TOUR!

11. 2020-05-04
    listed $275,000 Active

    Show marketing remark (1049 chars)

    Don’t miss out on this beautiful colonial in desirable Macomb with great open concept. When you walk in the front door you will fall in love! Large great room has custom finished gas fireplace, lovely white crown molding, & lots of natural light. The sizeable kitchen features an island, tons of counter space, spacious pantry, stainless appliances, & doorwall to backyard. First floor also includes laundry room, guest powder room, & garage entrance. Make your way to the second level to find 4 great size bedrooms. Master has a walk-in closet with built-in organizers & full private bathroom with a double sink vanity. The three other bedrooms have sizeable closets & share a full bathroom. The partially finished basement boasts 9 ft ceilings & is ready to become your movie or cardio theater. Other features: separate storage room, egress window, & plumbing hook-ups for a full bath. Backyard has custom concrete patio & playscape. All of this in a great subdivision. CHECK OUT OUR VIRTUAL TOUR!

12. 2017-10-04
    soldstatus $254,900
13. 2017-10-02
    soldstatus $254,900
14. 2017-10-02
    soldstatus $254,900 Closed
15. 2017-08-23
    status Pending
16. 2017-08-14
    historical
17. 2017-08-14
    historical
18. 2017-08-12
    listed $254,900 Active
19. 2017-08-11
    listed $254,900 Active
20. 2017-08-11
    listed $254,900
21. 2017-08-11
    listed $254,900
22. 2015-04-20
    soldstatus $210,000
23. 2015-04-06
    soldstatus $210,000 Sold
24. 2015-04-06
    soldstatus $210,000 Closed
25. 2015-02-14
    status Pending
26. 2015-02-14
    historical
27. 2015-02-03
    listed $215,000 Active
28. 2015-02-03
    listed $215,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $4,614 · $384/mo
• Projected year-2 tax: $5,386 · $449/mo
• Expected delta: +$772/yr (+$64/mo · 16.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$22,401
• − Property taxes: −$4,614
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$180
• − Depreciation: −$11,633
• Taxable loss: −$6,556
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $1,846/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: New Haven Community Schools
• NCES district ID: 2625230
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $64,247
• Composite: 29.17/100
• National rank: #6575
• State rank: #305 of 540 in MI

Livability — Sterling Heights

• Score: 74/100
• State rank: #173
• US rank: #4545

Category grades

Amenities F Commute A+ Cost of living A+ Crime B+ Employment B Housing A+ Health & safety D+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 133,573
• Population (ZIP): 33,303

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 19% English 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 84% English-only · Other Indo-European 7% Russian/Polish/Slavic 3% Arabic 2%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.07%
• Current HPI: 219.778
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+86.0% since first listed

28 events — show timeline

• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-09 Listed $399,900 MiRealSource-MiMLS
• 2026-05-09 Listed $399,900 REALCOMP
• 2020-07-14 Sold (Public Records) $280,000 Public Records
• 2020-06-12 Sold (MLS) $280,000 MiRealSource-MiMLS
• 2020-06-12 Sold (MLS) $280,000 REALCOMP
• 2020-05-08 Pending — MiRealSource-MiMLS
• 2020-05-08 Pending — REALCOMP
• 2020-05-04 Listed $275,000 MiRealSource-MiMLS
• 2020-05-04 Listed $275,000 REALCOMP
• 2017-10-04 Sold (Public Records) $254,900 Public Records
• 2017-10-02 Sold (MLS) $254,900 MiRealSource-MiMLS
• 2017-10-02 Sold (MLS) $254,900 REALCOMP
• 2017-08-23 Pending — MiRealSource-MiMLS
• 2017-08-14 Listing Removed — MiRealSource-MiMLS
• 2017-08-14 Listing Removed — REALCOMP
• 2017-08-12 Listed $254,900 MiRealSource-MiMLS
• 2017-08-11 Listed $254,900 MiRealSource-MiMLS
• 2017-08-11 Listed $254,900 REALCOMP
• 2017-08-11 Listed $254,900 REALCOMP
• 2015-04-20 Sold (Public Records) $210,000 Public Records
• 2015-04-06 Sold (MLS) $210,000 MiRealSource-MiMLS
• 2015-04-06 Sold (MLS) $210,000 REALCOMP
• 2015-02-14 Pending — MiRealSource-MiMLS
• 2015-02-14 Listing Removed — REALCOMP
• 2015-02-03 Listed $215,000 MiRealSource-MiMLS
• 2015-02-03 Listed $215,000 REALCOMP

Property tax history

+6.0%/yr

Latest (2025): $4,614 · +2.6% YoY. Source: county tax records.