45547 Kensington St · Utica, MI 48317

$72,000

2 bd · 1.5 ba · 864 sqft · Condo · 10 Days on market

Built 1970 Good condition $83/sqft · at area comps Est $75k · at est. $610/mo HOA · 49% of rent ↓ 20% since listing

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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).

• 1% rule +10.0/10.0
• ARV discount +9.1/15.0
• Cash flow +6.5/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready on this updated Townhouse Co-op. New flooring, laminate on first floor, carpet on second. Also paint, New Wallside windows and doorwall 12/25, and interior trim. All present appliance included. Great location across from community center and offices with additional parking. Utica School district. Dues include water, heat. exterior maintenance, snow removal, grounds, lawn and limited interior services. NO TAXES.

Key facts

• New flooring
• New wallside windows
• Additional parking

Tags

• UPDATED TOWNHOUSE CO-OP
• NEW FLOORING
• NEW WALLSIDE WINDOWS
• UTICA SCHOOL DISTRICT
• ADDITIONAL PARKING

Property features AI

Finance

• Other: Above-grade finished area approximately 864 (unit provided in source)
• HOA & community: Homeowners association with monthly fee of $610; HOA covers gas, grounds maintenance, structure maintenance, sewer, snow removal, trash, and water; Subdivision: KENSINGTON VILLAGE CO-OP

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; Two levels
• Construction: Brick exterior
• Exterior features: Paved road access; Pets allowed with breed and number restrictions

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Gas water heater; Concrete basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $55k (24.3% below list).
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $55k (24.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#106 in MI, #2,586 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, employment D.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 101 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $498 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $54,538 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.74% ✓
• Cap rate: 4.28%
• Cash-on-cash: -7.18%
• DSCR: 0.68
• GRM: 4.8

CMA / ARV

• ARV (median comp): $74,663
• List price: $72,000
• Delta: -2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.08×
• Total profit: $-18,455
• Equity at exit: $10,735

10-year hold

• IRR: -19.3%
• Equity multiple: -0.11×
• Total profit: $-22,279
• Equity at exit: $6,225

Cash invested: $20,160 (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 48317

• Rents YoY: 3.4%
• Active inventory: 101
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$610
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-121

Break-even live

Break-even rent $1,402

Max offer price $54,538

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-96	+0% $-121	+5% $-146	+10% $-170
Rent	-10% $-219	-5% $-170	+0% $-121	+5% $-71	+10% $-22
Rate	-1.0pp $-84	-0.5pp $-102	base $-121	+0.5pp $-139	+1.0pp $-158

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,295	$1.70	0d	7	0.61mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	21d	1	0.86mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	25d	2	0.86mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	44d	1	0.99mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	13d	1	0.99mi
45631 Brownell St Unit 17 Utica, MI	2.0	1.0	850	$1,235	$1.45	44d	1	1.07mi
45835 Brownell St Utica, MI	1.0	1.0	800	$1,150	$1.44	44d	1	1.08mi
7650 Greeley St Utica, MI	1.0–2.0	1.0	662	$1,250	$1.89	22d	2	1.18mi
44677 Schoenherr Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	700	$1,800	$2.57	0d	4	1.34mi

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Likely covers: waterlandscapingsnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $72,000 Active 10 DOM
2. 2026-06-17
   days on market $72,000 Active 9 DOM
3. 2026-06-16
   days on market $72,000 Active 8 DOM
4. 2026-06-15
   days on market $72,000 Active 7 DOM
5. 2026-06-13
   days on market $72,000 Active 5 DOM
6. 2026-06-13
   days on market $72,000 Active 4 DOM
7. 2026-06-08
   remarks 430-char remark

   Show marketing remark (430 chars)

   Move in ready on this updated Townhouse Co-op. New flooring, laminate on first floor, carpet on second. Also paint, New Wallside windows and doorwall 12/25, and interior trim. All present appliance included. Great location across from community center and offices with additional parking. Utica School district. Dues include water, heat. exterior maintenance, snow removal, grounds, lawn and limited interior services. NO TAXES.

8. 2026-06-08
   pricedays on marketlisting id $72,000 Active 1 DOM

   Show marketing remark (430 chars)

   Move in ready on this updated Townhouse Co-op. New flooring, laminate on first floor, carpet on second. Also paint, New Wallside windows and doorwall 12/25, and interior trim. All present appliance included. Great location across from community center and offices with additional parking. Utica School district. Dues include water, heat. exterior maintenance, snow removal, grounds, lawn and limited interior services. NO TAXES.

9. 2026-05-31
   days on market $72,800 Active 142 DOM
10. 2026-03-23
    price $72,800 423-char remark
11. 2026-03-23
    price $72,800 423-char remark
12. 2026-02-19
    price $72,900 423-char remark
13. 2026-02-19
    price $72,900 423-char remark
14. 2026-01-09
    listed $75,800 Active 423-char remark
15. 2026-01-09
    listed $75,800 Active 423-char remark
16. 2025-12-09
    historical
17. 2025-10-09
    price $79,900
18. 2025-10-08
    price $79,900
19. 2025-08-12
    price $82,800
20. 2025-08-12
    status Active
21. 2025-08-12
    price $82,800
22. 2025-08-12
    status Back on Market
23. 2025-07-21
    status Pending
24. 2025-07-21
    status Pending
25. 2025-06-10
    listed $89,800 Active
26. 2025-06-10
    listed $89,800 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $14,991
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − HOA: −$7,320
• − Depreciation: −$2,095
• Taxable loss: −$2,295
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $-897/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready townhouse co-op is in good condition with recent updates, including new flooring and paint. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both New flooring in bathrooms — Updated flooring in bathrooms can significantly improve the home's appearance and value
• Both New kitchen appliances — Modern appliances can attract more buyers and renters
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both New flooring in bathrooms — Updated flooring in bathrooms can significantly improve the home's appearance and value ↑
• Both New kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 of 540 in MI

Livability — Utica

• Score: 78/100
• State rank: #106
• US rank: #2586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, MI
• County: Macomb County · 638,552 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,565
• Household income: $72,917
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1531.0

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 (79%)
• Race & ethnicity: White 79% Asian 6% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 4% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Russian/Polish/Slavic 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: ▼ -279.31%
• Current HPI: 195.6447
• Rent YoY: ▲ 3.40%
• Metro: Detroit-Warren-Dearborn, MI
• 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

-19.8% since first listed

21 events — show timeline

• 2026-06-08 Listed $72,000 MiRealSource-MiMLS
• 2026-06-08 Listed $72,000 REALCOMP
• 2026-06-01 Listing Removed — REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-23 Price Changed $72,800 MiRealSource-MiMLS
• 2026-03-23 Price Changed $72,800 REALCOMP
• 2026-02-19 Price Changed $72,900 MiRealSource-MiMLS
• 2026-02-19 Price Changed $72,900 REALCOMP
• 2026-01-09 Listed $75,800 REALCOMP
• 2026-01-09 Listed $75,800 MiRealSource-MiMLS
• 2025-12-09 Listing Removed — MiRealSource-MiMLS
• 2025-10-09 Price Changed $79,900 MiRealSource-MiMLS
• 2025-10-08 Price Changed $79,900 REALCOMP
• 2025-08-12 Price Changed $82,800 MiRealSource-MiMLS
• 2025-08-12 Relisted — REALCOMP
• 2025-08-12 Price Changed $82,800 REALCOMP
• 2025-08-12 Relisted — MiRealSource-MiMLS
• 2025-07-21 Pending — REALCOMP
• 2025-07-21 Pending — MiRealSource-MiMLS
• 2025-06-10 Listed $89,800 MiRealSource-MiMLS
• 2025-06-10 Listed $89,800 REALCOMP