40753 Irval Dr · Sterling Heights, MI 48313

$264,999

4 bd · 1.5 ba · 1,350 sqft · SingleFamily public records · 4 Days on market

Built 1961 9,148 sqft lot $196/sqft · 10% below area Est $294k · 10% under

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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 +15.9/30.0
• ARV discount +12.0/15.0
• DSCR +4.9/10.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * MULTIPLE OFFERS RECEIVED CALLING FOR HIGHESET & BEST BY 6:00 PM 5/17 * * Welcome home to this charming 4-bedroom property offering incredible curb appeal and an unbeatable location directly across from Dodge Park! Enjoy the convenience of being just steps away from festivals, farmer's markets, concerts, and all the community events and activities the city has to offer. Inside, you'll find hardwood flooring throughout the entire second floor and all four bedrooms, adding warmth and timeless character to the home. The spacious kitchen features a cozy fireplace and large nook area perfect for gathering and entertaining. Carpet currently covers the living room flooring, but hardwood floors are underneath for future possibilities. Relax on the inviting front porch or entertain in the massive fully fenced backyard complete with a beautiful patio and extra-deep lot offering plenty of space for summer BBQs, pets, play, or gardening. The oversized extra-deep 2-car garage is a standout feature with rear access doors to the backyard plus staircase access to attic storage above, providing exceptional functionality and storage space. Additional updates include furnace (approx. 6 years old), water heater (approx. 5 years old), and roof (2017). All appliances included, making this home move-in ready with room to make it your own!

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1961

Property features AI

Finance

• Other: Lot approximately 0.21 acres (60 x 150); Subdivision: Plumbrook Estates

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof
• Exterior features: Patio; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Range hood; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Fireplace in living room and basement; Full unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $237k (10.7% below list).
• Recommended offer: $237k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% 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.
• 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 (+3.2%/yr); 113 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 32% of the median local income ($88k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $236,721 (10.7% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (median comp): $294,166
• List price: $264,999
• Delta: -9.92%
• 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
40753 Irval Dr	0.00mi	4/1.5	1,350 (0%)	0mo	$292,100	$216	100
40769 Flagstaff Dr	0.39mi	3/1.5 (-1)	1,400 (+4%)	0mo	$315,000	$225	71
8741 San Marco Blvd	0.62mi	4/1.5	1,400 (+4%)	6mo	$248,000	$177	60
41718 Mae Wood Dr	0.68mi	3/1.0 (-1)	1,317 (-2%)	1mo	$324,900	$247	56
11268 Plumridge Blvd	0.64mi	3/1.0 (-1)	1,362 (+1%)	10mo	$264,900	$194	53
41400 Utica Rd	0.36mi	3/1.0 (-1)	1,230 (-9%)	11mo	$289,900	$236	52
39846 Karola Dr	0.47mi	3/1.5 (-1)	1,199 (-11%)	7mo	$256,000	$214	49
8644 Independence Dr	0.48mi	3/2.0 (-1)	1,490 (+10%)	8mo	$300,000	$201	47
11837 Meteor Dr	0.71mi	3/2.0 (-1)	1,400 (+4%)	11mo	$265,000	$189	44
41357 Estate Dr	0.46mi	3/3.0 (-1)	1,165 (-14%)	5mo	$270,000	$232	41
12620 Denoter Dr	0.61mi	3/1.5 (-1)	1,512 (+12%)	11mo	$259,000	$171	38
41309 Memphis Dr	0.66mi	3/2.0 (-1)	1,512 (+12%)	8mo	$275,000	$182	35

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-34,528
• Equity at exit: $39,512

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-17,723
• Equity at exit: $22,912

Cash invested: $74,200 (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 48313

• Rents YoY: 3.2%
• Active inventory: 113
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,367 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$246 /mo · $2,955/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $124

Break-even live

Break-even rent $2,211

Max offer price $264,999

Occupancy floor 90%

Sensitivity live

Price	-10% $274	-5% $199	+0% $124	+5% $49	+10% $-26
Rent	-10% $-63	-5% $30	+0% $124	+5% $217	+10% $311
Rate	-1.0pp $257	-0.5pp $191	base $124	+0.5pp $55	+1.0pp $-15

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12942 Montbatten Ct Sterling Heights, MI	3.0	1.5	1612	$2,600	$1.61	19d	1	0.75mi
39231 Bella Vista Dr Sterling Heights, MI	3.0	1.5	1667	$2,325	$1.39	0d	1	1.05mi

Listing history 5 events

1. 2026-05-18
   status Pending 1361-char remark

   Show marketing remark (1349 chars)

   * * MULTIPLE OFFERS RECEIVED CALLING FOR HIGHESET & BEST BY 6:00 PM 5/17 * * Welcome home to this charming 4-bedroom property offering incredible curb appeal and an unbeatable location directly across from Dodge Park! Enjoy the convenience of being just steps away from festivals, farmer's markets, concerts, and all the community events and activities the city has to offer. Inside, you'll find hardwood flooring throughout the entire second floor and all four bedrooms, adding warmth and timeless character to the home. The spacious kitchen features a cozy fireplace and large nook area perfect for gathering and entertaining. Carpet currently covers the living room flooring, but hardwood floors are underneath for future possibilities. Relax on the inviting front porch or entertain in the massive fully fenced backyard complete with a beautiful patio and extra-deep lot offering plenty of space for summer BBQs, pets, play, or gardening. The oversized extra-deep 2-car garage is a standout feature with rear access doors to the backyard plus staircase access to attic storage above, providing exceptional functionality and storage space. Additional updates include furnace (approx. 6 years old), water heater (approx. 5 years old), and roof (2017). All appliances included, making this home move-in ready with room to make it your own!

2. 2026-05-18
   status Pending 1349-char remark

   Show marketing remark (1349 chars)

   * * MULTIPLE OFFERS RECEIVED CALLING FOR HIGHESET & BEST BY 6:00 PM 5/17 * * Welcome home to this charming 4-bedroom property offering incredible curb appeal and an unbeatable location directly across from Dodge Park! Enjoy the convenience of being just steps away from festivals, farmer's markets, concerts, and all the community events and activities the city has to offer. Inside, you'll find hardwood flooring throughout the entire second floor and all four bedrooms, adding warmth and timeless character to the home. The spacious kitchen features a cozy fireplace and large nook area perfect for gathering and entertaining. Carpet currently covers the living room flooring, but hardwood floors are underneath for future possibilities. Relax on the inviting front porch or entertain in the massive fully fenced backyard complete with a beautiful patio and extra-deep lot offering plenty of space for summer BBQs, pets, play, or gardening. The oversized extra-deep 2-car garage is a standout feature with rear access doors to the backyard plus staircase access to attic storage above, providing exceptional functionality and storage space. Additional updates include furnace (approx. 6 years old), water heater (approx. 5 years old), and roof (2017). All appliances included, making this home move-in ready with room to make it your own!

3. 2026-05-15
   listed $264,999 Active 1349-char remark

   Show marketing remark (1349 chars)

   * * MULTIPLE OFFERS RECEIVED CALLING FOR HIGHESET & BEST BY 6:00 PM 5/17 * * Welcome home to this charming 4-bedroom property offering incredible curb appeal and an unbeatable location directly across from Dodge Park! Enjoy the convenience of being just steps away from festivals, farmer's markets, concerts, and all the community events and activities the city has to offer. Inside, you'll find hardwood flooring throughout the entire second floor and all four bedrooms, adding warmth and timeless character to the home. The spacious kitchen features a cozy fireplace and large nook area perfect for gathering and entertaining. Carpet currently covers the living room flooring, but hardwood floors are underneath for future possibilities. Relax on the inviting front porch or entertain in the massive fully fenced backyard complete with a beautiful patio and extra-deep lot offering plenty of space for summer BBQs, pets, play, or gardening. The oversized extra-deep 2-car garage is a standout feature with rear access doors to the backyard plus staircase access to attic storage above, providing exceptional functionality and storage space. Additional updates include furnace (approx. 6 years old), water heater (approx. 5 years old), and roof (2017). All appliances included, making this home move-in ready with room to make it your own!

4. 2026-05-15
   listed $264,999 Active 1361-char remark

   Show marketing remark (1349 chars)

   * * MULTIPLE OFFERS RECEIVED CALLING FOR HIGHESET & BEST BY 6:00 PM 5/17 * * Welcome home to this charming 4-bedroom property offering incredible curb appeal and an unbeatable location directly across from Dodge Park! Enjoy the convenience of being just steps away from festivals, farmer's markets, concerts, and all the community events and activities the city has to offer. Inside, you'll find hardwood flooring throughout the entire second floor and all four bedrooms, adding warmth and timeless character to the home. The spacious kitchen features a cozy fireplace and large nook area perfect for gathering and entertaining. Carpet currently covers the living room flooring, but hardwood floors are underneath for future possibilities. Relax on the inviting front porch or entertain in the massive fully fenced backyard complete with a beautiful patio and extra-deep lot offering plenty of space for summer BBQs, pets, play, or gardening. The oversized extra-deep 2-car garage is a standout feature with rear access doors to the backyard plus staircase access to attic storage above, providing exceptional functionality and storage space. Additional updates include furnace (approx. 6 years old), water heater (approx. 5 years old), and roof (2017). All appliances included, making this home move-in ready with room to make it your own!

5. 2026-05-13
   historical $264,999 1349-char remark

   Show marketing remark (1349 chars)

   * * MULTIPLE OFFERS RECEIVED CALLING FOR HIGHESET & BEST BY 6:00 PM 5/17 * * Welcome home to this charming 4-bedroom property offering incredible curb appeal and an unbeatable location directly across from Dodge Park! Enjoy the convenience of being just steps away from festivals, farmer's markets, concerts, and all the community events and activities the city has to offer. Inside, you'll find hardwood flooring throughout the entire second floor and all four bedrooms, adding warmth and timeless character to the home. The spacious kitchen features a cozy fireplace and large nook area perfect for gathering and entertaining. Carpet currently covers the living room flooring, but hardwood floors are underneath for future possibilities. Relax on the inviting front porch or entertain in the massive fully fenced backyard complete with a beautiful patio and extra-deep lot offering plenty of space for summer BBQs, pets, play, or gardening. The oversized extra-deep 2-car garage is a standout feature with rear access doors to the backyard plus staircase access to attic storage above, providing exceptional functionality and storage space. Additional updates include furnace (approx. 6 years old), water heater (approx. 5 years old), and roof (2017). All appliances included, making this home move-in ready with room to make it your own!

ⓘ 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: $2,955 · $246/mo
• Projected year-2 tax: $3,518 · $293/mo
• Expected delta: +$563/yr (+$47/mo · 19.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $28,407
• − Mortgage interest: −$14,844
• − Property taxes: −$2,955
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$7,709
• Taxable loss: −$2,972
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $2,198/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: 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 — 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): 34,015
• Household income: $88,065
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 1055.0

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 14% Arab 3% Lithuanian 3%
• Foreign-born: 17% · Canada
• Languages at home: 80% English-only · Other Indo-European 6% Arabic 4% 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: ▼ -273.18%
• Current HPI: 184.9033
• Rent YoY: ▲ 3.23%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-15 Listed $264,999 MiRealSource-MiMLS
• 2026-05-15 Listed $264,999 REALCOMP
• 2026-05-13 Coming Soon $264,999 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $2,955 · +5.5% YoY. Source: county tax records.