8653 Sterling St · Center Line, MI 48015

$65,000

2 bd · 1.5 ba · 1,550 sqft · Townhouse · 216 Days on market

Built 1966 Good condition $450/mo HOA

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 home to this well maintained two bedroom, one and half bath cooperative. This townhouse style unit is tucked toward the back of the complex for added privacy. With approximately 1,000sqft of finished living space plus a freshly painted basement, this home offers comfortable, functional living throughout. Inside you'll find refinished flooring, fresh paint and thoughtful updates that make this unit move-in ready. The spacious living area flows in the a bright kitchen and dining space, while the basement provides additional flexible space. This cooperative community has a monthly carrying charge that covers interior and exterior maintenance along with water, trash, snow removal, clubhouse access, taxes and more. Sale is cash only and must be owner-occupied.

Key facts

• $450 HOA
• Built 1966
• Listed 215 days

🏢 Co-op / cooperative unit. The $65,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).
• This rent runs 34% of the median local income ($53k/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 $449 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($57k) 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
7. 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?
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: 2.32% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 3.6

CMA / ARV

• ARV (median comp): $120,514
• List price: $65,000
• Delta: -46.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8083 Kaltz St	0.38mi	2/1.0	1,723 (+11%)	1mo	$135,000	$78	60
24326 Juliet Dr	0.76mi	2/2.0	1,603 (+3%)	1mo	$150,000	$94	56
7059 Dodge Ave	0.99mi	2/2.0	1,443 (-7%)	1mo	$73,000	$51	51
7285 Helen	1.03mi	3/1.5 (+1)	1,635 (+6%)	1mo	$227,500	$139	50
8132 Cadillac Ave	0.89mi	3/1.5 (+1)	1,670 (+8%)	0mo	$166,000	$99	47
8056 Continental Ave	0.70mi	3/1.5 (+1)	1,908 (+23%)	1mo	$125,000	$66	37
11096 Busch Ave	0.86mi	3/1.5 (+1)	1,859 (+20%)	0mo	$226,000	$122	35
8057 Paige Ave	0.72mi	3/1.0 (+1)	1,336 (-14%)	2mo	$195,000	$146	35
25219 Rubin Rd	0.95mi	3/1.5 (+1)	1,271 (-18%)	2mo	$244,990	$193	34
5966 Engleman Ave	1.46mi	3/1.0 (+1)	1,776 (+15%)	1mo	$210,000	$118	33
11844 Harold St	1.06mi	3/2.0 (+1)	1,808 (+17%)	1mo	$227,000	$126	32
11369 Cadillac Ave	0.92mi	3/2.5 (+1)	1,864 (+20%)	1mo	$206,000	$111	30

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $8,319
• Equity at exit: $9,692

10-year hold

• IRR: 20.7%
• Equity multiple: 2.78×
• Total profit: $32,349
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

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

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $63,950 ($42/sqft)
• Median days on market: 123 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +85.7% above current asking $/sqft

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

ZIP-level market 48015

• Home prices YoY: -20.6%
• Active inventory: 41
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$450
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $291

Break-even live

Break-even rent $1,138

Max offer price $65,000

Occupancy floor 76%

Sensitivity live

Price	-10% $336	-5% $314	+0% $291	+5% $269	+10% $246
Rent	-10% $172	-5% $232	+0% $291	+5% $351	+10% $410
Rate	-1.0pp $324	-0.5pp $308	base $291	+0.5pp $274	+1.0pp $257

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25132 Saint Clement Dr Warren, MI	3.0	1.0	2112	$2,200	$1.04	59d	1	0.47mi
25125 Campbell Ave Warren, MI	3.0	1.5	2086	$2,000	$0.96	97d	1	0.48mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	100d	1	0.55mi
8659 Harding Center Line, MI	3.0	1.5	1400	$1,700	$1.21	40d	1	0.63mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,400	$1.23	40d	1	0.63mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	120d	1	0.71mi
11484 Republic Ave Unit E Warren, MI	3.0	1.5	1118	$1,350	$1.21	43d	1	0.72mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	116d	1	0.73mi
8625 Dale Center Line, MI	3.0	1.5	1179	$1,796	$1.52	139d	1	0.76mi
11280 Dodge Ave Warren, MI	3.0	1.0	1080	$1,395	$1.29	10d	1	0.79mi
11082 Maxwell Ave Warren, MI	3.0	3.0	1180	$1,850	$1.57	7d	1	0.81mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	139d	1	0.81mi
7271 Wiegand Center Line, MI	3.0	1.5	1176	$1,700	$1.45	43d	1	0.83mi
11493 Maxwell Ave Warren, MI	3.0	1.0	1177	$1,350	$1.15	82d	1	0.94mi
11472 Cadillac Ave Warren, MI	3.0	1.0	1120	$1,395	$1.25	0d	1	1.00mi
8647 Chalmers Ave Warren, MI	3.0	1.0	1122	$1,400	$1.25	89d	1	1.11mi
7068 Ford Ave Warren, MI	2.0	1.0	1410	$950	$0.67	34d	1	1.12mi
8734 Chalmers Ave Warren, MI	3.0	1.0	1105	$1,600	$1.45	76d	1	1.14mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	100d	1	1.16mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	100d	1	1.16mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,650	$0.95	63d	1	1.26mi
11809 McKinley Dr Warren, MI	3.0	1.5	1212	$1,800	$1.49	113d	1	1.36mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,300	$1.08	4d	1	1.50mi

HOA detail $450/mo · $5,400/yr

• Likely covers: watertrashsnow removalexterior maint.

Listing history 50 events

1. 2026-09-24
   days on market $65,000 Active 216 DOM
2. 2026-09-23
   days on market $65,000 Active 215 DOM
3. 2026-09-22
   days on market $65,000 Active 214 DOM
4. 2026-09-21
   days on market $65,000 Active 213 DOM
5. 2026-09-20
   days on market $65,000 Active 212 DOM
6. 2026-09-19
   days on market $65,000 Active 211 DOM
7. 2026-09-18
   days on market $65,000 Active 210 DOM
8. 2026-09-17
   days on market $65,000 Active 209 DOM
9. 2026-09-16
   days on market $65,000 Active 208 DOM
10. 2026-09-15
    days on market $65,000 Active 207 DOM
11. 2026-09-14
    days on market $65,000 Active 206 DOM
12. 2026-09-13
    days on market $65,000 Active 205 DOM
13. 2026-09-12
    days on market $65,000 Active 204 DOM
14. 2026-09-11
    days on market $65,000 Active 203 DOM
15. 2026-09-05
    days on market $65,000 Active 197 DOM
16. 2026-09-04
    days on market $65,000 Active 196 DOM
17. 2026-09-03
    days on market $65,000 Active 195 DOM
18. 2026-08-31
    days on market $65,000 Active 192 DOM
19. 2026-08-30
    days on market $65,000 Active 191 DOM
20. 2026-08-29
    days on market $65,000 Active 190 DOM
21. 2026-08-28
    days on market $65,000 Active 189 DOM
22. 2026-08-27
    days on market $65,000 Active 188 DOM
23. 2026-08-26
    days on market $65,000 Active 187 DOM
24. 2026-08-25
    days on market $65,000 Active 186 DOM
25. 2026-08-24
    days on market $65,000 Active 185 DOM
26. 2026-08-23
    days on market $65,000 Active 184 DOM
27. 2026-08-22
    days on market $65,000 Active 183 DOM
28. 2026-08-21
    days on market $65,000 Active 182 DOM
29. 2026-08-20
    days on market $65,000 Active 181 DOM
30. 2026-08-19
    days on market $65,000 Active 180 DOM
31. 2026-08-18
    days on market $65,000 Active 179 DOM
32. 2026-08-17
    days on market $65,000 Active 178 DOM
33. 2026-08-16
    days on market $65,000 Active 177 DOM
34. 2026-08-15
    days on market $65,000 Active 176 DOM
35. 2026-08-14
    days on market $65,000 Active 175 DOM
36. 2026-08-13
    days on market $65,000 Active 174 DOM
37. 2026-08-12
    days on market $65,000 Active 173 DOM
38. 2026-08-11
    days on market $65,000 Active 172 DOM
39. 2026-08-10
    days on market $65,000 Active 171 DOM
40. 2026-08-09
    days on market $65,000 Active 170 DOM
41. 2026-08-08
    days on market $65,000 Active 169 DOM
42. 2026-08-06
    days on market $65,000 Active 167 DOM
43. 2026-08-05
    days on market $65,000 Active 166 DOM
44. 2026-08-04
    days on market $65,000 Active 165 DOM
45. 2026-08-03
    days on market $65,000 Active 164 DOM
46. 2026-07-31
    days on market $65,000 Active 161 DOM
47. 2026-07-30
    days on market $65,000 Active 160 DOM
48. 2026-07-30
    days on market $65,000 Active 159 DOM
49. 2026-07-28
    days on market $65,000 Active 158 DOM
50. 2026-07-26
    days on market $65,000 Active 156 DOM

ⓘ 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: $18,083
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − HOA: −$5,400
• − Depreciation: −$1,891
• Taxable income: $2,958
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $2,786/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $7,750–$23,250 screening

This well-maintained two-bedroom, one-and-a-half-bath cooperative is move-in ready with fresh paint and updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping upgrade — 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

+0.0% since first listed

2 events — show timeline

• 2026-02-19 Listed $65,000 REALCOMP
• 2026-02-19 Listed $65,000 MiRealSource-MiMLS