45297 Universal Ct · Shelby, MI 48317

$219,997

2 bd · 1.0 ba · 1,268 sqft · Townhouse · 145 Days on market

Built 1986 Good condition $173/sqft · 8% below area Est $238k · 8% under $375/mo HOA · 22% of rent

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Why this score? — see what drove the F 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).

• ARV discount +11.0/15.0
• Cash flow +4.6/30.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• 1% rule +2.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impeccably maintained and truly move-in ready, this beautifully updated condo offers the perfect blend of comfort, style, and convenience. From the moment you step inside, you'll appreciate the care and attention that has gone into maintaining and improving this home. Recent updates include brand new carpeting along with numerous newer mechanicals and improvements such as a newer furnace with humidifier, newer A/C, newer hot water tank, newer interior doors, newer light fixtures, newer window screens, and a newer garage door, providing both comfort and peace of mind. Water included in association dues. The well-appointed kitchen features elegant granite countertops, a spacious pantry, and a full appliance package-including the refrigerator, stove, dishwasher, washer, and dryer-making this home completely turnkey for its next owner. Additional highlights include attic access with a built-in ladder, offering valuable extra storage space, a rare and practical feature in condominium living. A wonderful opportunity to enjoy low-maintenance living in a thoughtfully updated home that reflects pride of ownership throughout. Simply move in and enjoy.

Key facts

• Pantry
• Newer furnace
• Newer updates

Tags

• NEWER UPDATES
• NEWER A/C
• NEWER FURNACE
• NEWER HOT WATER TANK
• GRANITE COUNTERTOPS
• PANTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (36.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.8% below list).
• Recommended offer: $140k (36.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#324 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• 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.
• Zoned schools: West Utica Elementary School (math 22% / reading 32%, grade F, #923 of 1,397 statewide, top 69%, 483 students, 78% FRL); Utica High School (math 33% / reading 62%, grade D, #185 of 713 statewide, top 26%, 1,368 students, 36% FRL) — zoned schools average 57% FRL vs 26% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.4%/yr); 113 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 34d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 145 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 33y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $220k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $139,974 (36.4% 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. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.77% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.77%
• DSCR: 0.52
• GRM: 10.8

CMA / ARV

• ARV (median comp): $238,412
• List price: $219,997
• Delta: -7.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45284 Manor Dr	0.04mi	2/1.0	1,227 (-3%)	10mo	$225,000	$183	84
44860 Marigold Dr #282	0.46mi	2/2.0	1,316 (+4%)	1mo	$240,000	$182	67
44860 Marigold Dr #282	0.46mi	2/2.0	1,316 (+4%)	1mo	$240,000	$182	67
44982 Marigold Dr	0.42mi	2/2.0	1,213 (-4%)	7mo	$225,000	$185	64
44755 Marigold Dr Unit 234	0.60mi	2/2.0	1,213 (-4%)	6mo	$215,000	$177	56
44755 Marigold Dr	0.60mi	2/2.0	1,213 (-4%)	6mo	$215,000	$177	56
4578 Berkshire Dr	0.67mi	2/2.0	1,213 (-4%)	2mo	$258,000	$213	56
44856 Marigold Dr	0.57mi	2/2.0	1,324 (+4%)	10mo	$239,000	$181	54
5397 Twin Oaks Dr	0.67mi	2/2.0	1,455 (+15%)	3mo	$230,000	$158	37
5379 Twin Oaks Dr	0.61mi	2/2.0	1,077 (-15%)	8mo	$200,000	$186	36
5589 Twin Oaks Dr	0.66mi	2/2.0	1,455 (+15%)	9mo	$235,000	$162	33
5572 Acorn Ln #72	0.67mi	2/2.0	1,077 (-15%)	10mo	$209,000	$194	31

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 · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -35.0%
• Equity multiple: -0.14×
• Total profit: $-69,929
• Equity at exit: $32,802

10-year hold

• IRR: -41.7%
• Equity multiple: -0.66×
• Total profit: $-102,366
• Equity at exit: $19,021

Cash invested: $61,599 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 14 under contract
• Months of supply: 1.4 mo (70%/mo absorbed)
• Median asking: $220,000 ($219/sqft)
• Median days on market: 15 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -14.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48317

• Rents YoY: 3.4%
• Active inventory: 113
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$375
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-553

Break-even live

Break-even rent $2,399

Max offer price $139,974

Occupancy floor —

Sensitivity live

Price	-10% $-401	-5% $-477	+0% $-553	+5% $-629	+10% $-705
Rent	-10% $-687	-5% $-620	+0% $-553	+5% $-486	+10% $-419
Rate	-1.0pp $-442	-0.5pp $-497	base $-553	+0.5pp $-610	+1.0pp $-668

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: $54,999
• Closing costs: $6,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45600 Oak Hill Blvd Shelby Township, MI	1.0–2.0	1.0–2.5	1013	$2,195	$2.17	7d	69	0.22mi
4805 Pebble Crk E Shelby Township, MI	1.0–2.0	1.0–2.0	957	$1,488	$1.55	9d	11	0.27mi
45039 Elmhurst Ct Shelby Township, MI	2.0	2.0	914	$3,390	$3.71	93d	1	0.39mi
44944 Marigold Dr #334 Sterling Heights, MI	2.0	2.0	1466	$2,000	$1.36	93d	1	0.50mi
45710 Spring Ln Shelby Township, MI	1.0–2.0	1.0–2.0	1050	$1,438	$1.37	7d	4	0.50mi
5637 Twin Oaks Dr Sterling Heights, MI	2.0	2.0	1530	$1,900	$1.24	73d	1	0.66mi
5300 Pine Aires Dr Sterling Heights, MI	2.0	2.0	1213	$1,800	$1.48	69d	1	0.74mi
5452 Pine Aires Dr Sterling Heights, MI	2.0	1.0	1020	$1,700	$1.67	93d	1	0.75mi
47086 Auburn Ct Shelby Township, MI	2.0	1.5	968	$1,700	$1.76	27d	1	0.83mi
3498 Eagle Creek Dr #15 Shelby Township, MI	2.0	2.0	1358	$1,850	$1.36	34d	1	0.90mi
3737 Cherry Creek Ln Sterling Heights, MI	1.0–3.0	1.0–2.5	1400	$2,028	$1.45	7d	1	0.96mi
45845 Brownell St Unit 1f Utica, MI	3.0	1.0	1200	$1,400	$1.17	93d	1	1.13mi
2939 Alabaster Dr Shelby Township, MI	1.0–2.0	1.0–2.0	997	$1,795	$1.80	7d	5	1.41mi
45425 Whispering Lakes Blvd Shelby Township, MI	2.0	2.0	1020	$1,500	$1.47	61d	1	1.42mi
45425 Whispering Lakes Blvd Shelby Township, MI	2.0	1.0	950	$1,482	$1.56	34d	2	1.42mi
1920 Orchard Crest St Shelby Township, MI	2.0	1.0–1.5	908	$1,597	$1.76	9d	4	1.49mi

HOA detail $375/mo · $4,500/yr

• Likely covers: water

Listing history 50 events

1. 2026-08-08
   days on market $219,997 Active 145 DOM
2. 2026-08-07
   status $219,997 Active 143 DOM
3. 2026-08-06
   days on market $219,997 Keep Showing-Contgcy Appl 143 DOM
4. 2026-08-05
   days on market $219,997 Keep Showing-Contgcy Appl 142 DOM
5. 2026-08-04
   days on market $219,997 Keep Showing-Contgcy Appl 141 DOM
6. 2026-08-03
   days on market $219,997 Keep Showing-Contgcy Appl 140 DOM
7. 2026-07-31
   days on market $219,997 Keep Showing-Contgcy Appl 137 DOM
8. 2026-07-30
   days on market $219,997 Keep Showing-Contgcy Appl 135 DOM
9. 2026-07-28
   days on market $219,997 Keep Showing-Contgcy Appl 134 DOM
10. 2026-07-26
    days on market $219,997 Keep Showing-Contgcy Appl 132 DOM
11. 2026-07-24
    days on market $219,997 Keep Showing-Contgcy Appl 130 DOM
12. 2026-07-23
    statuslisting id $219,997 Keep Showing-Contgcy Appl 129 DOM
13. 2026-07-23
    days on market $219,997 Active Under Contract 129 DOM
14. 2026-07-22
    days on market $219,997 Active Under Contract 128 DOM
15. 2026-07-21
    days on market $219,997 Active Under Contract 127 DOM
16. 2026-07-20
    days on market $219,997 Active Under Contract 126 DOM
17. 2026-07-18
    days on market $219,997 Active Under Contract 124 DOM
18. 2026-07-18
    days on market $219,997 Active Under Contract 123 DOM
19. 2026-07-16
    days on market $219,997 Active Under Contract 122 DOM
20. 2026-07-15
    days on market $219,997 Active Under Contract 121 DOM
21. 2026-07-14
    days on market $219,997 Active Under Contract 120 DOM
22. 2026-07-13
    days on market $219,997 Active Under Contract 119 DOM
23. 2026-07-13
    days on market $219,997 Active Under Contract 118 DOM
24. 2026-07-11
    days on market $219,997 Active Under Contract 117 DOM
25. 2026-07-10
    days on market $219,997 Active Under Contract 116 DOM
26. 2026-07-09
    days on market $219,997 Active Under Contract 115 DOM
27. 2026-07-07
    days on market $219,997 Active Under Contract 113 DOM
28. 2026-07-06
    days on market $219,997 Active Under Contract 112 DOM
29. 2026-07-06
    days on market $219,997 Active Under Contract 111 DOM
30. 2026-07-05
    days on market $219,997 Active Under Contract 110 DOM
31. 2026-07-03
    days on market $219,997 Active Under Contract 109 DOM
32. 2026-07-02
    days on market $219,997 Active Under Contract 108 DOM
33. 2026-07-01
    days on market $219,997 Active Under Contract 107 DOM
34. 2026-06-30
    days on market $219,997 Active Under Contract 106 DOM
35. 2026-06-29
    days on market $219,997 Active Under Contract 105 DOM
36. 2026-06-28
    days on market $219,997 Active Under Contract 104 DOM
37. 2026-06-27
    days on market $219,997 Active Under Contract 103 DOM
38. 2026-06-26
    days on market $219,997 Active Under Contract 102 DOM
39. 2026-06-24
    days on market $219,997 Active Under Contract 100 DOM
40. 2026-06-22
    days on market $219,997 Active Under Contract 98 DOM
41. 2026-06-21
    days on market $219,997 Active Under Contract 97 DOM
42. 2026-06-18
    days on market $219,997 Active Under Contract 94 DOM
43. 2026-06-17
    days on market $219,997 Active Under Contract 93 DOM
44. 2026-06-16
    days on market $219,997 Active Under Contract 92 DOM
45. 2026-06-15
    days on market $219,997 Active Under Contract 91 DOM
46. 2026-06-13
    days on market $219,997 Active Under Contract 89 DOM
47. 2026-06-13
    days on market $219,997 Active Under Contract 88 DOM
48. 2026-06-09
    days on market $219,997 Active Under Contract 85 DOM
49. 2026-06-08
    days on market $219,997 Active Under Contract 84 DOM
50. 2026-06-07
    days on market $219,997 Active Under Contract 83 DOM

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 14 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: $20,390
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$4,500
• − Depreciation: −$6,400
• Taxable loss: −$10,496
• Est. tax savings @ 24.0%: +$2,519
• After-tax cash flow: $-4,117/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $6,340–$19,020 screening

This move-in ready condo is in excellent condition with recent updates and a well-maintained exterior, making it an attractive investment.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics, attracting more buyers/renters. ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics, attracting more buyers/renters. ↑

ⓘ 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 37/100

Zoned Schools

Elementary West Utica Elementary School F MI #923/1,397 Nat'l #28,475/41,679 High Utica High School D MI #185/713 Nat'l #6,282/17,239

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

B Composite livability gradescore 70/100

Livability — Shelby

• Score: 70/100
• State rank: #324
• US rank: #7973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 925,296 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: 9% 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: 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%

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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: ▼ -279.31%
• Current HPI: 195.6447
• Rent YoY: ▲ 3.40%
• Metro: Detroit-Warren-Dearborn, MI
• 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

+143.1% since first listed

9 events — show timeline

• 2026-05-15 Contingent — REALCOMP
• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-04-14 Price Changed $224,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $224,900 REALCOMP
• 2026-03-16 Listed $239,900 REALCOMP
• 2026-03-16 Listed $239,900 MiRealSource-MiMLS
• 1994-05-31 Listing Removed — MiRealSource-MiMLS
• 1994-05-27 Sold (MLS) $90,000 MiRealSource-MiMLS
• 1993-11-29 Listed $92,500 MiRealSource-MiMLS