8755 Sterling St · Center Line, MI 48015

$50,000

1 bd · 1.0 ba · 950 sqft · Condo · 113 Days on market

Built 1966 Good condition $53/sqft · 23% below area Est $65k · 23% under $405/mo HOA · 36% of rent ↓ 10% since listing

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Why this score? — see what drove the B 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 +27.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.7/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this bright and inviting one-bedroom cooperative, perfect for anyone seeking comfort and ease of ownership. This cash-only, primary-residence property offers a unique opportunity for affordable and low-maintenance living. Inside, you’ll find a spacious layout filled with natural light, while your private deck provides the perfect spot for morning coffee or evening relaxation. As part of a cooperative, all interior and exterior maintenance—as well as property taxes—are included in your monthly fee, ensuring stress-free ownership. Plus, laundry in the basement and ample storage adds to the everyday convenience.

Key facts

• $405 HOA
• Built 1966
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.7% in Center Line — 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 (#190 in MI, #4,835 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, health & safety D.
• Van Dyke Public Schools (urban): math 7% / reading 19% proficiency, ranked #512 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marjorie Carlson Elementary School (math 8% / reading 17%, grade F, #1,203 of 1,397 statewide, top 87%, 349 students, 92% FRL); Lincoln Middle School (math 7% / reading 22%, grade F, #460 of 493 statewide, top 93%, 401 students, 96% FRL); Lincoln High School (math 2% / reading 17%, grade F, #692 of 713 statewide, top 98%, 440 students, 91% FRL).
• Market conditions: 41 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $346 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.28% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.87%
• DSCR: 1.57
• GRM: 3.7

CMA / ARV

• ARV (median comp): $64,967
• List price: $50,000
• Delta: -23.04%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8620 Stephens Rd	0.23mi	2/1.0 (+1)	840 (-12%)	4mo	$107,000	$127	62
11276 Ocalla Dr	0.28mi	2/1.0 (+1)	1,064 (+12%)	5mo	$163,000	$153	58
23581 Wagner Ave	0.89mi	2/1.0 (+1)	937 (-1%)	2mo	$110,000	$117	56
23581 Wagner Ave	0.89mi	2/1.0 (+1)	937 (-1%)	2mo	$110,000	$117	56
8420 Chalmers Ave	1.18mi	2/1.0 (+1)	900 (-5%)	2mo	$106,000	$118	49
11299 LOZIER Ave	0.51mi	2/1.0 (+1)	720 (-24%)	1mo	$93,000	$129	46
7352 Dale	0.96mi	2/2.0 (+1)	1,000 (+5%)	2mo	$150,000	$150	45
7352 Dale St	0.96mi	2/2.0 (+1)	1,000 (+5%)	2mo	$150,000	$150	45
11228 Lozier Ave	0.51mi	2/1.0 (+1)	720 (-24%)	4mo	$82,500	$115	42
11083 Studebaker Ave	1.08mi	2/1.0 (+1)	828 (-13%)	2mo	$115,000	$139	37
7220 Stephens St	0.78mi	2/1.0 (+1)	720 (-24%)	4mo	$118,000	$164	32
7204 Continental Ave	0.95mi	2/1.5 (+1)	732 (-23%)	4mo	$82,500	$113	29

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $1,725
• Equity at exit: $7,455

10-year hold

• IRR: 13.1%
• Equity multiple: 2.06×
• Total profit: $14,895
• Equity at exit: $4,323

Cash invested: $14,000 (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 48015

• Home prices YoY: -20.6%
• Active inventory: 41
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$405
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $150

Break-even live

Break-even rent $950

Max offer price $50,000

Occupancy floor 82%

Sensitivity live

Price	-10% $185	-5% $167	+0% $150	+5% $133	+10% $116
Rent	-10% $60	-5% $105	+0% $150	+5% $195	+10% $240
Rate	-1.0pp $175	-0.5pp $163	base $150	+0.5pp $137	+1.0pp $124

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	95d	1	0.22mi
24601 Tallman Ave Warren, MI	2.0	1.0	700	$1,124	$1.61	40d	1	0.24mi
8660 Timken Ave Warren, MI	2.0	1.0	650	$1,200	$1.85	27d	1	0.42mi
11252 Lozier Ave Warren, MI	2.0	1.0	720	$1,200	$1.67	10d	1	0.50mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	110d	1	0.53mi
8024 Stephens Rd Warren, MI	2.0	1.0	700	$1,175	$1.68	6d	1	0.57mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	120d	1	0.57mi
8133 Timken Ave Warren, MI	2.0	1.0	887	$1,200	$1.35	56d	1	0.58mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	120d	1	0.59mi
11500 Warren Blvd Warren, MI	1.0–2.0	1.0	850	$1,060	$1.25	4d	2	0.59mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,200	$1.57	40d	1	0.60mi
11476 Warren Blvd Unit 114 Warren, MI	1.0	1.0	800	$1,060	$1.32	40d	1	0.60mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	139d	1	0.64mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$999	$1.42	0d	55	0.66mi
11353 Maxwell Ave Unit 11353 Warren, MI	2.0	1.0	1000	$1,000	$1.00	88d	1	0.82mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	800	$1,000	$1.25	34d	1	0.82mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	99d	1	0.82mi
11359 Maxwell Ave Unit 11353 Warren, MI	2.0	1.0	800	$1,000	$1.25	88d	1	0.82mi
11309 Ford Ave Warren, MI	2.0	1.0	725	$1,295	$1.79	0d	1	0.89mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$845	$0.84	139d	1	0.91mi
7236 Wiegand Center Line, MI	2.0	1.0	744	$1,250	$1.68	10d	1	0.92mi
8286 Ford Ave Warren, MI	2.0	1.0	825	$1,200	$1.45	71d	1	0.94mi
11084 Packard Ave Warren, MI	2.0	1.0	700	$1,295	$1.85	30d	1	0.99mi
11268 Packard Ave Warren, MI	2.0	1.0	700	$1,175	$1.68	63d	1	1.00mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	139d	1	1.07mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	139d	1	1.10mi
7592 Hupp Ave Warren, MI	2.0	1.0	768	$1,350	$1.76	7d	1	1.11mi
7212 Helen St Unit 7212 Center Line, MI	1.0	1.0	650	$1,000	$1.54	139d	1	1.12mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	139d	1	1.30mi
8162 Orchard Ave Warren, MI	2.0	1.0	641	$1,000	$1.56	83d	1	1.30mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,150	$1.64	77d	1	1.32mi
21426 Mac Arthur Blvd Unit 1 Warren, MI	2.0	1.0	825	$1,055	$1.28	43d	1	1.32mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	120d	1	1.36mi
8147 Prospect Ave Warren, MI	2.0	1.0	696	$1,195	$1.72	43d	1	1.39mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	108d	1	1.47mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	82d	1	1.47mi

HOA detail $405/mo · $4,860/yr condo

• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-24
   days on market $50,000 Active 113 DOM
2. 2026-06-22
   days on market $50,000 Active 111 DOM
3. 2026-06-21
   days on market $50,000 Active 110 DOM
4. 2026-06-18
   days on market $50,000 Active 107 DOM
5. 2026-06-17
   days on market $50,000 Active 106 DOM
6. 2026-06-16
   days on market $50,000 Active 105 DOM
7. 2026-06-15
   days on market $50,000 Active 104 DOM
8. 2026-06-13
   days on market $50,000 Active 102 DOM
9. 2026-06-13
   days on market $50,000 Active 101 DOM
10. 2026-06-09
    days on market $50,000 Active 98 DOM
11. 2026-06-08
    days on market $50,000 Active 97 DOM
12. 2026-06-07
    days on market $50,000 Active 96 DOM
13. 2026-06-04
    days on market $50,000 Active 93 DOM
14. 2026-06-03
    days on market $50,000 Active 92 DOM
15. 2026-06-02
    days on market $50,000 Active 91 DOM
16. 2026-06-01
    days on market $50,000 Active 90 DOM
17. 2026-05-31
    pricedays on market $50,000 Active 89 DOM
18. 2026-03-03
    listed $55,000 Active 645-char remark

    Show marketing remark (627 chars)

    Welcome to this bright and inviting one-bedroom cooperative, perfect for anyone seeking comfort and ease of ownership. This cash-only, primary-residence property offers a unique opportunity for affordable and low-maintenance living. Inside, you'll find a spacious layout filled with natural light, while your private deck provides the perfect spot for morning coffee or evening relaxation. As part of a cooperative, all interior and exterior maintenance-as well as property taxes-are included in your monthly fee, ensuring stress-free ownership. Plus, laundry in the basement and ample storage adds to the everyday convenience.

19. 2026-03-03
    listed $55,000 Active 627-char remark

    Show marketing remark (627 chars)

    Welcome to this bright and inviting one-bedroom cooperative, perfect for anyone seeking comfort and ease of ownership. This cash-only, primary-residence property offers a unique opportunity for affordable and low-maintenance living. Inside, you'll find a spacious layout filled with natural light, while your private deck provides the perfect spot for morning coffee or evening relaxation. As part of a cooperative, all interior and exterior maintenance-as well as property taxes-are included in your monthly fee, ensuring stress-free ownership. Plus, laundry in the basement and ample storage adds to the everyday convenience.

20. 2026-03-01
    historical
21. 2026-03-01
    historical
22. 2025-09-20
    price $55,000
23. 2025-09-19
    price $55,000
24. 2025-08-22
    listed $60,000 Active
25. 2025-08-22
    listed $60,000 Active
26. 2024-09-16
    soldstatus $48,000 Sold
27. 2024-09-16
    soldstatus $48,000 Closed
28. 2024-08-29
    status Pending
29. 2024-08-29
    status Pending
30. 2024-08-08
    historical
31. 2024-08-08
    listed $56,000 Active
32. 2024-08-08
    listed $56,000 Active
33. 2024-08-08
    historical
34. 2024-07-10
    listed $61,000 Active
35. 2024-07-10
    listed $61,000 Active

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

Taxation est. · year 1

• Rental income: $13,681
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − HOA: −$4,860
• − Depreciation: −$1,455
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $1,471/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.

Condition & rehab AI · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $4,750–$14,250 screening

This one-bedroom condo is in good condition with a good condition score of 75. It has a good roof, exterior, and flooring, and is in need of minor repairs to the kitchen and bathroom. The property is move-in ready and has a good resale and rental value with updates that could be made to the kitchen and bathroom.

Repairs flagged

• Minor kitchen cabinets — dated and could be updated
• Minor bathroom fixtures — basic and could be replaced

Value-add opportunities

• Both new kitchen cabinets — modernizes the space and adds value ↑
• Both new bathroom fixtures — enhances functionality and appeal ↑
• Both landscaping — improves curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Marjorie Carlson Elementary School F MI #1,203/1,397 Nat'l #37,719/41,679 Middle Lincoln Middle School F MI #460/493 Nat'l #12,767/14,009 High Lincoln High School F MI #692/713 Nat'l #16,463/17,239

Schools (NCES district)

• District: Van Dyke Public Schools
• NCES district ID: 2634680
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $33,231
• Composite: 10.46/100
• National rank: #9784
• State rank: #512 of 540 in MI

B Composite livability gradescore 74/100

Livability — Center Line

• Score: 74/100
• State rank: #190
• US rank: #4835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Line, MI
• County: Macomb · 925,296 people
• City population: 8,448
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 8,448
• Household income: $52,857
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Black 30% Asian 11% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 7% Lithuanian 3% German 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 81% English-only · Other Indo-European 9% Russian/Polish/Slavic 5% Spanish 1%

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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: ▼ -66.73%
• Current HPI: 256.7842
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

-9.8% since first listed

18 events — show timeline

• 2026-03-03 Listed $55,000 REALCOMP
• 2026-03-03 Listed $55,000 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-20 Price Changed $55,000 MiRealSource-MiMLS
• 2025-09-19 Price Changed $55,000 REALCOMP
• 2025-08-22 Listed $60,000 REALCOMP
• 2025-08-22 Listed $60,000 MiRealSource-MiMLS
• 2024-09-16 Sold (MLS) $48,000 MiRealSource-MiMLS
• 2024-09-16 Sold (MLS) $48,000 REALCOMP
• 2024-08-29 Pending — MiRealSource-MiMLS
• 2024-08-29 Pending — REALCOMP
• 2024-08-08 Listing Removed — MiRealSource-MiMLS
• 2024-08-08 Listed $56,000 MiRealSource-MiMLS
• 2024-08-08 Listed $56,000 REALCOMP
• 2024-08-08 Listing Removed — REALCOMP
• 2024-07-10 Listed $61,000 MiRealSource-MiMLS
• 2024-07-10 Listed $61,000 REALCOMP