8160 Crestview Drive #2 Dr · Sterling Heights, MI 48312

$80,000

1 bd · 1.0 ba · 731 sqft · Condo public records · 51 Days on market

Built 1965 $213/mo HOA · 18% of rent

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Why this score? — see what drove the C+ 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 +26.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready, fresh painted, new window treatments, new carpet, new A/C unit. Big master room with large closet and full bathroom. kitchen with gas range, large cabinet space. Assigned parking spots, a luxury in-ground private pool, private community courtyard, common laundry area in the basement with secured storage. Water, gas, snow & garbage removal and ground maintenance are included in your monthly HOA. Near all major highways, shopping, restaurants, much. . much, , more! Buyer broker must verify all information and be present with client all the time while buyer is at the premises.

Key facts

• New carpet
• Gas range
• Large cabinet space

Tags

• NEW WINDOW TREATMENTS
• NEW CARPET
• NEW A C UNIT
• GAS RANGE
• LARGE CABINET SPACE
• IN-GROUND PRIVATE POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Warren Consolidated Schools (urban): math 18% / reading 39% proficiency, ranked #373 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 159 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $553 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,158
• Equity at exit: $11,928

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $19,545
• Equity at exit: $6,917

Cash invested: $22,400 (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 48312

• Active inventory: 159
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$420
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$33
• HOA: −$213
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $220

Break-even live

Break-even rent $925

Max offer price $80,000

Occupancy floor 77%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8100 Denwood Dr Sterling Heights, MI	1.0	1.0	525	$1,000	$1.90	14d	1	0.17mi
34911 Van Dyke Ave Sterling Heights, MI	1.0	1.0–2.0	800	$1,300	$1.62	43d	1	0.50mi
11221 14 Mile Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	818	$1,275	$1.56	2d	6	0.68mi
8484 Brougham Dr Sterling Heights, MI	1.0–3.0	1.0–2.0	857	$1,595	$1.86	1d	26	0.93mi
5800 Streefkerk Dr Warren, MI	1.0	1.0	560	$877	$1.57	2d	2	1.31mi

HOA detail condo

• Monthly dues: $213 · $2,556/yr
• Likely covers: watertrashgaspoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2025-10-24
   soldstatus $80,000
2. 2025-08-26
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Move-in ready, fresh painted, new window treatments, new carpet, new A/C unit. Big master room with large closet and full bathroom. kitchen with gas range, large cabinet space. Assigned parking spots, a luxury in-ground private pool, private community courtyard, common laundry area in the basement with secured storage. Water, gas, snow & garbage removal and ground maintenance are included in your monthly HOA. Near all major highways, shopping, restaurants, much. . much, , more! Buyer broker must verify all information and be present with client all the time while buyer is at the premises.

3. 2025-08-26
   status Pending

   Show marketing remark (601 chars)

   Move-in ready, fresh painted, new window treatments, new carpet, new A/C unit. Big master room with large closet and full bathroom. kitchen with gas range, large cabinet space. Assigned parking spots, a luxury in-ground private pool, private community courtyard, common laundry area in the basement with secured storage. Water, gas, snow & garbage removal and ground maintenance are included in your monthly HOA. Near all major highways, shopping, restaurants, much. . much, , more! Buyer broker must verify all information and be present with client all the time while buyer is at the premises.

4. 2025-07-06
   listed $80,000 Active

   Show marketing remark (601 chars)

   Move-in ready, fresh painted, new window treatments, new carpet, new A/C unit. Big master room with large closet and full bathroom. kitchen with gas range, large cabinet space. Assigned parking spots, a luxury in-ground private pool, private community courtyard, common laundry area in the basement with secured storage. Water, gas, snow & garbage removal and ground maintenance are included in your monthly HOA. Near all major highways, shopping, restaurants, much. . much, , more! Buyer broker must verify all information and be present with client all the time while buyer is at the premises.

5. 2025-07-06
   listed $80,000 Active 601-char remark

   Show marketing remark (601 chars)

   Move-in ready, fresh painted, new window treatments, new carpet, new A/C unit. Big master room with large closet and full bathroom. kitchen with gas range, large cabinet space. Assigned parking spots, a luxury in-ground private pool, private community courtyard, common laundry area in the basement with secured storage. Water, gas, snow & garbage removal and ground maintenance are included in your monthly HOA. Near all major highways, shopping, restaurants, much. . much, , more! Buyer broker must verify all information and be present with client all the time while buyer is at the premises.

6. 2025-04-29
   soldstatus $75,000
7. 1991-04-05
   soldstatus $35,200

ⓘ 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: $774 · $64/mo
• Projected year-2 tax: $1,003 · $84/mo
• Expected delta: +$229/yr (+$19/mo · 29.6%)

ⓘ 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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,432
• − Mortgage interest: −$4,481
• − Property taxes: −$774
• − Insurance: −$400
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − HOA: −$2,556
• − Depreciation: −$2,327
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,257/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: Warren Consolidated Schools
• NCES district ID: 2635190
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,259
• Composite: 25.09/100
• National rank: #7533
• State rank: #373 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

• Census place: Sterling Heights, MI
• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 34,401
• Household income: $68,061
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 910.0

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 (75%)
• Race & ethnicity: White 75% Black 9% Asian 9% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Arab 3% Lithuanian 2%
• Foreign-born: 25% · Canada, China, Vietnam
• Languages at home: 66% English-only · Other Indo-European 8% Arabic 8% Russian/Polish/Slavic 3%

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: ▼ -279.41%
• Current HPI: 203.3039
• Rent YoY: —
• 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

+127.3% since first listed

7 events — show timeline

• 2025-10-24 Sold (Public Records) $80,000 Public Records
• 2025-08-26 Pending — MiRealSource-MiMLS
• 2025-08-26 Pending — REALCOMP
• 2025-07-06 Listed $80,000 REALCOMP
• 2025-07-06 Listed $80,000 MiRealSource-MiMLS
• 2025-04-29 Sold (Public Records) $75,000 Public Records
• 1991-04-05 Sold (Public Records) $35,200 Public Records

Property tax history

+2.9%/yr

Latest (2025): $774 · +4.7% YoY. Source: county tax records.