16142 Normandy St · Sterling Heights, MI 48038

$66,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 110 Days on market

Built 2023 Good condition $70/sqft · 6% below area Est $71k · 6% under

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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 +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a space where everyday living feels natural, elevated, and completely your own! This two bedroom, two bathroom home is designed for effortless comfort and thoughtful functionality! The open living area flows seamlessly into a kitchen anchored by a versatile island with storage, seating, and a sink, creating a space for cooking, casual meals, or connecting while dinner comes together! Warm tones and clean design make the kitchen both practical and inviting. The primary bedroom offers a generous walk in closet and a private full bathroom. The second bedroom adapts easily for guests, work, or creative pursuits, while the additional full bathroom includes extra storage to keep things organized. Laundry is convenient with in home washer and dryer hookups. The layout balances openness with purpose, ready to fit a variety of lifestyles. Pet friendly, this home welcomes both you and your companions to settle in comfortably and make it your own!

Key facts

• Built 2023
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $67k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $61k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 269 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $463 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 + 0.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $60,879 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.07% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.31%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $71,066
• List price: $66,900
• Delta: -5.86%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.16mi	3/2.0 (+1)	1,056 (+10%)	7mo	$41,000	$39	65

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 2.35×
• Total profit: $25,203
• Equity at exit: $9,975

10-year hold

• IRR: 38.6%
• Equity multiple: 4.10×
• Total profit: $57,982
• Equity at exit: $5,784

Cash invested: $18,732 (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 48038

• Rents YoY: -0.9%
• Active inventory: 269
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,004/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $629

Break-even live

Break-even rent $585

Max offer price $66,900

Occupancy floor 49%

Sensitivity live

Price	-10% $675	-5% $652	+0% $629	+5% $606	+10% $583
Rent	-10% $520	-5% $575	+0% $629	+5% $684	+10% $738
Rate	-1.0pp $663	-0.5pp $646	base $629	+0.5pp $612	+1.0pp $594

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: $16,725
• Closing costs: $2,007
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.03mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	44d	1	0.05mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	0d	1	0.07mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.08mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	15d	1	0.13mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.14mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	6d	1	0.17mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	2d	1	0.18mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.18mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.21mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.24mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	3d	1	0.25mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	44d	1	0.27mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.27mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	2d	1	0.28mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.29mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	13d	1	0.33mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.35mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.35mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.36mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.36mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	44d	1	0.37mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	2d	1	0.38mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	44d	1	0.39mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	3d	1	0.40mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	44d	1	0.41mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	25d	1	0.43mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.47mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	44d	2	0.53mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	25d	1	0.53mi
38290 Fairway Ct Clinton Township, MI	1.0	1.0	625	$912	$1.46	11d	2	0.56mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.57mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	15d	2	0.59mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	44d	2	0.59mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	13d	1	0.60mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	44d	2	0.95mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	44d	1	1.08mi
17673 Kingsbrooke Cir Clinton Twp, MI	1.0–2.0	1.0–1.5	900	$1,223	$1.36	44d	6	1.36mi

Listing history 17 events

1. 2026-06-21
   days on market $66,900 Active 110 DOM
2. 2026-06-18
   days on market $66,900 Active 107 DOM
3. 2026-06-17
   days on market $66,900 Active 106 DOM
4. 2026-06-16
   days on market $66,900 Active 105 DOM
5. 2026-06-15
   days on market $66,900 Active 104 DOM
6. 2026-06-13
   days on market $66,900 Active 102 DOM
7. 2026-06-13
   days on market $66,900 Active 101 DOM
8. 2026-06-09
   days on market $66,900 Active 98 DOM
9. 2026-06-08
   days on market $66,900 Active 97 DOM
10. 2026-06-07
    days on market $66,900 Active 96 DOM
11. 2026-06-04
    days on market $66,900 Active 93 DOM
12. 2026-06-03
    days on market $66,900 Active 92 DOM
13. 2026-06-02
    days on market $66,900 Active 91 DOM
14. 2026-06-01
    days on market $66,900 Active 90 DOM
15. 2026-05-31
    days on market $66,900 Active 89 DOM
16. 2026-03-22
    price $66,900 960-char remark

    Show marketing remark (960 chars)

    Discover a space where everyday living feels natural, elevated, and completely your own! This two bedroom, two bathroom home is designed for effortless comfort and thoughtful functionality! The open living area flows seamlessly into a kitchen anchored by a versatile island with storage, seating, and a sink, creating a space for cooking, casual meals, or connecting while dinner comes together! Warm tones and clean design make the kitchen both practical and inviting. The primary bedroom offers a generous walk in closet and a private full bathroom. The second bedroom adapts easily for guests, work, or creative pursuits, while the additional full bathroom includes extra storage to keep things organized. Laundry is convenient with in home washer and dryer hookups. The layout balances openness with purpose, ready to fit a variety of lifestyles. Pet friendly, this home welcomes both you and your companions to settle in comfortably and make it your own!

17. 2026-03-03
    listed $55,900 Active 960-char remark

    Show marketing remark (960 chars)

    Discover a space where everyday living feels natural, elevated, and completely your own! This two bedroom, two bathroom home is designed for effortless comfort and thoughtful functionality! The open living area flows seamlessly into a kitchen anchored by a versatile island with storage, seating, and a sink, creating a space for cooking, casual meals, or connecting while dinner comes together! Warm tones and clean design make the kitchen both practical and inviting. The primary bedroom offers a generous walk in closet and a private full bathroom. The second bedroom adapts easily for guests, work, or creative pursuits, while the additional full bathroom includes extra storage to keep things organized. Laundry is convenient with in home washer and dryer hookups. The layout balances openness with purpose, ready to fit a variety of lifestyles. Pet friendly, this home welcomes both you and your companions to settle in comfortably and 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.

Taxation est. · year 1

• Rental income: $16,580
• − Mortgage interest: −$3,747
• − Property taxes: −$1,004
• − Insurance: −$334
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$1,946
• Taxable income: $6,895
• Est. tax owed @ 24.0%: −$1,655
• After-tax cash flow: $5,895/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 80/100 Cosmetic rehab

This two-bedroom, two-bathroom home is in good condition with modern finishes and a good layout. It has potential for further updates to increase its value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Install a front porch or landscaping features — Improves curb appeal and can increase both resale and rental value.
• Both Replace the carpet with hardwood or tile — Updates the flooring and can increase both resale and rental value.
• Both Install smart home features — Enhances convenience and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Install a front porch or landscaping features — Improves curb appeal and can increase both resale and rental value. ↑
• Both Replace the carpet with hardwood or tile — Updates the flooring and can increase both resale and rental value. ↑
• Both Install smart home features — Enhances convenience and can increase both resale and rental 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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 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

• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% Arabic 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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

+19.7% since first listed

2 events — show timeline

• 2026-03-22 Price Changed $66,900 Zillow
• 2026-03-03 Listed $55,900 Zillow