45315 Kensington St · Utica, MI 48317

$105,000

2 bd · 1.5 ba · 1,296 sqft · Condo · 30 Days on market

Built 1970 Good condition $610/mo HOA · 34% of rent ↓ 6% since listing

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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 +16.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY - Exquisitely renovated townhome in the highly desirable Village Square Co-op. This owner-occupied community requires share purchase -- no mortgages, no rentals -- offering a sense of stability and pride of ownership. Featuring brand-new high-end LVP flooring throughout, a sleek epoxy-finished basement with additional flex room, newer roof, and newer windows -- this home is completely turnkey. Enjoy the park-like setting surrounded by large mature trees with dedicated kids' play areas in a safe, welcoming neighborhood. The $610/month HOA includes gas, water, heat, lawn care, snow removal, and trash -- an exceptional value that makes budgeting effortless

Key facts

• Renovated townhome
• $610 HOA
• Built 1970

Tags

• RENOVATED TOWNHOME
• HIGH-END LVP FLOORING
• EPOXY-FINISHED BASEMENT
• DEDICATED KIDS PLAY AREAS
• SAFE WELCOMING NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Association fee of $610 (includes water, trash, snow removal, lawn/yard care, and heat)

Exterior

• Utilities: Public water
• Home design: Residential condominium; Built in 1970
• Construction: Brick, shingle siding, and vinyl siding exterior
• Exterior features: Public water

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Primary bedroom on main level (11 x 13); Second bedroom on main level (10 x 12)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Living room (approximately 12 x 14); Kitchen (approximately 12 x 15); Primary bedroom (approximately 11 x 13); Second bedroom (approximately 10 x 12); Full basement (other type)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $67 ($808/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.6% in Utica — 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 78/100 on livability (#106 in MI, #2,586 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, employment D.
• 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 (+3.4%/yr); 101 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 30 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.69% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-11,606
• Equity at exit: $15,656

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $16
• Equity at exit: $9,078

Cash invested: $29,400 (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 48317

• Rents YoY: 3.4%
• Active inventory: 101
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$610
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $67

Break-even live

Break-even rent $1,691

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11650 Weingartz W Utica, MI	2.0	2.5	1497	$2,100	$1.40	44d	1	0.24mi
11699 Weingartz W Utica, MI	3.0	2.5	1761	$2,400	$1.36	44d	1	0.36mi
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,295	$1.70	5d	5	0.67mi
45845 Brownell St Unit 1f Utica, MI	3.0	1.0	1200	$1,400	$1.17	44d	1	1.13mi
13367 Forest Ridge Blvd #7 Sterling Heights, MI	2.0	2.0	1250	$1,700	$1.36	44d	1	1.33mi
14196 Lakeside Blvd N Shelby Township, MI	2.0	2.0	1000	$1,645	$1.65	44d	1	1.49mi

HOA detail condo

• Monthly dues: $610 · $7,320/yr
• Likely covers: watertrashgaslandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-17
   status $105,000 Pending 30 DOM

   Show marketing remark (671 chars)

   CASH ONLY - Exquisitely renovated townhome in the highly desirable Village Square Co-op. This owner-occupied community requires share purchase -- no mortgages, no rentals -- offering a sense of stability and pride of ownership. Featuring brand-new high-end LVP flooring throughout, a sleek epoxy-finished basement with additional flex room, newer roof, and newer windows -- this home is completely turnkey. Enjoy the park-like setting surrounded by large mature trees with dedicated kids' play areas in a safe, welcoming neighborhood. The $610/month HOA includes gas, water, heat, lawn care, snow removal, and trash -- an exceptional value that makes budgeting effortless

2. 2026-06-17
   days on market $105,000 Active 30 DOM

   Show marketing remark (671 chars)

   CASH ONLY - Exquisitely renovated townhome in the highly desirable Village Square Co-op. This owner-occupied community requires share purchase -- no mortgages, no rentals -- offering a sense of stability and pride of ownership. Featuring brand-new high-end LVP flooring throughout, a sleek epoxy-finished basement with additional flex room, newer roof, and newer windows -- this home is completely turnkey. Enjoy the park-like setting surrounded by large mature trees with dedicated kids' play areas in a safe, welcoming neighborhood. The $610/month HOA includes gas, water, heat, lawn care, snow removal, and trash -- an exceptional value that makes budgeting effortless

3. 2026-06-16
   days on market $105,000 Active 29 DOM
4. 2026-06-15
   days on market $105,000 Active 28 DOM
5. 2026-06-13
   days on market $105,000 Active 26 DOM
6. 2026-06-13
   days on market $105,000 Active 25 DOM
7. 2026-06-09
   days on market $105,000 Active 22 DOM
8. 2026-06-08
   pricedays on market $105,000 Active 21 DOM

   Show marketing remark (671 chars)

   CASH ONLY - Exquisitely renovated townhome in the highly desirable Village Square Co-op. This owner-occupied community requires share purchase -- no mortgages, no rentals -- offering a sense of stability and pride of ownership. Featuring brand-new high-end LVP flooring throughout, a sleek epoxy-finished basement with additional flex room, newer roof, and newer windows -- this home is completely turnkey. Enjoy the park-like setting surrounded by large mature trees with dedicated kids' play areas in a safe, welcoming neighborhood. The $610/month HOA includes gas, water, heat, lawn care, snow removal, and trash -- an exceptional value that makes budgeting effortless

9. 2026-06-07
   days on market $112,000 Active 20 DOM
10. 2026-06-04
    days on market $112,000 Active 17 DOM
11. 2026-06-03
    days on market $112,000 Active 16 DOM
12. 2026-06-02
    days on market $112,000 Active 15 DOM
13. 2026-06-01
    days on market $112,000 Active 14 DOM
14. 2026-05-31
    days on market $112,000 Active 13 DOM
15. 2026-05-18
    listed $112,000 Active 665-char remark

    Show marketing remark (671 chars)

    CASH ONLY - Exquisitely renovated townhome in the highly desirable Village Square Co-op. This owner-occupied community requires share purchase -- no mortgages, no rentals -- offering a sense of stability and pride of ownership. Featuring brand-new high-end LVP flooring throughout, a sleek epoxy-finished basement with additional flex room, newer roof, and newer windows -- this home is completely turnkey. Enjoy the park-like setting surrounded by large mature trees with dedicated kids' play areas in a safe, welcoming neighborhood. The $610/month HOA includes gas, water, heat, lawn care, snow removal, and trash -- an exceptional value that makes budgeting effortless

16. 2026-05-18
    listed $112,000 Active 665-char remark

    Show marketing remark (671 chars)

    CASH ONLY - Exquisitely renovated townhome in the highly desirable Village Square Co-op. This owner-occupied community requires share purchase -- no mortgages, no rentals -- offering a sense of stability and pride of ownership. Featuring brand-new high-end LVP flooring throughout, a sleek epoxy-finished basement with additional flex room, newer roof, and newer windows -- this home is completely turnkey. Enjoy the park-like setting surrounded by large mature trees with dedicated kids' play areas in a safe, welcoming neighborhood. The $610/month HOA includes gas, water, heat, lawn care, snow removal, and trash -- an exceptional value that makes budgeting effortless

17. 2026-05-18
    listed $112,000 Active

    Show marketing remark (671 chars)

    CASH ONLY - Exquisitely renovated townhome in the highly desirable Village Square Co-op. This owner-occupied community requires share purchase -- no mortgages, no rentals -- offering a sense of stability and pride of ownership. Featuring brand-new high-end LVP flooring throughout, a sleek epoxy-finished basement with additional flex room, newer roof, and newer windows -- this home is completely turnkey. Enjoy the park-like setting surrounded by large mature trees with dedicated kids' play areas in a safe, welcoming neighborhood. The $610/month HOA includes gas, water, heat, lawn care, snow removal, and trash -- an exceptional value that makes budgeting effortless

18. 2026-05-12
    listed $112,000 Active

ⓘ 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 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,311
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − HOA: −$7,320
• − Depreciation: −$3,055
• Taxable loss: −$455
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $917/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 80/100 Cosmetic rehab

This exquisitely renovated townhome in Village Square Co-op is move-in ready with fresh paint and landscaping, making it an excellent investment.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace outdoor lighting — Modern lighting improves safety and enhances curb appeal
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace outdoor lighting — Modern lighting improves safety and enhances curb appeal ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers/renters ↑

ⓘ 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: 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 — Utica

• Score: 78/100
• State rank: #106
• US rank: #2586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, MI
• County: Macomb County · 638,552 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: 1531.0

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 (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%

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

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

-6.2% since first listed

9 events — show timeline

• 2026-06-17 Pending — REALCOMP
• 2026-06-17 Pending — MiRealSource-MiMLS
• 2026-06-17 Pending — SW Michigan MLS
• 2026-06-08 Price Changed $105,000 MiRealSource-MiMLS
• 2026-06-08 Price Changed $105,000 REALCOMP
• 2026-06-08 Price Changed $105,000 SW Michigan MLS
• 2026-05-18 Listed $112,000 SW Michigan MLS
• 2026-05-18 Listed $112,000 MiRealSource-MiMLS
• 2026-05-18 Listed $112,000 REALCOMP