8233 Wilson Dr · Utica, MI 48316

$175,000

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 14 Days on market

Built 1958 0.35 ac lot Est $328k · 47% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

Key facts

• Newer furnace
• Attached garage
• Extra storage

Tags

• SPACIOUS LOT
• ATTACHED GARAGE
• CONVENIENT BREEZEWAY
• PATIO
• EXTRA STORAGE
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.7% vs local median 3.4% 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.
• Zoned schools: Crissman Elementary School (math 50% / reading 63%, grade C+, #264 of 1,397 statewide, top 19%, 615 students, 28% FRL); Eisenhower High School (math 44% / reading 66%, grade C, #107 of 713 statewide, top 15%, 1,835 students, 21% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 177 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1958 — 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. 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?
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: 1.00% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $327,600
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53225 Luann Dr	0.18mi	3/2.0 (+1)	1,507 (+4%)	3mo	$339,900	$226	74
8319 Pamela St	0.13mi	3/1.5 (+1)	1,399 (-4%)	14mo	$315,000	$225	69
53060 Wolf Dr	0.31mi	3/1.5 (+1)	1,385 (-5%)	6mo	$284,900	$206	66
54241 Sunderland Dr	0.47mi	3/2.0 (+1)	1,432 (-2%)	10mo	$329,000	$230	58
53049 Luann Dr	0.25mi	3/1.0 (+1)	1,595 (+10%)	24mo	$308,000	$193	48
7645 Smiley Ave	0.61mi	3/1.0 (+1)	1,599 (+10%)	23mo	$279,000	$174	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-15,337
• Equity at exit: $26,093

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,435
• Equity at exit: $15,131

Cash invested: $49,000 (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 48316

• Active inventory: 177
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$918
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $204

Break-even live

Break-even rent $1,495

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $303	-5% $254	+0% $204	+5% $155	+10% $105
Rent	-10% $66	-5% $135	+0% $204	+5% $274	+10% $343
Rate	-1.0pp $292	-0.5pp $249	base $204	+0.5pp $159	+1.0pp $113

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8264 Williamstown Dr Unit 8280 Shelby Township, MI	3.0	2.0	1575	$1,875	$1.19	25d	1	0.15mi
8266 Promenade Cir Unit 8266 Shelby Township, MI	2.0	2.0	1325	$1,675	$1.26	19d	1	0.22mi
8252 Yorkshire Dr Unit 8252 Shelby Township, MI	2.0	2.0	1325	$1,675	$1.26	25d	1	0.24mi
8162 24 Mile Rd Shelby Township, MI	2.0	1.0	938	$1,395	$1.49	0d	1	0.28mi
8170 W Annsbury Cir Shelby Township, MI	2.0	2.0	1300	$1,700	$1.31	19d	1	0.36mi
54342 Calusa Dr Shelby Township, MI	2.0	2.0	1235	$1,800	$1.46	25d	1	0.40mi
7959 Sal Mar Way Shelby Charter Township, MI	2.0–3.0	2.5	1492	$2,035	$1.36	0d	7	1.12mi
7899 Sal Mar Way Unit 7899 Shelby Township, MI	2.0	2.5	1545	$2,395	$1.55	0d	1	1.16mi
6143 Century Ct Shelby Township, MI	2.0	2.0	1200	$1,700	$1.42	0d	1	1.32mi

Listing history 13 events

1. 2026-04-28
   status Pending

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

2. 2026-04-28
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

3. 2026-04-18
   status Active

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

4. 2026-04-18
   status Active 515-char remark

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

5. 2026-04-16
   status Pending

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

6. 2026-04-16
   status Pending 515-char remark

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

7. 2026-04-12
   listed $175,000 Active

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

8. 2026-04-12
   listed $175,000 Active 515-char remark

   Show marketing remark (515 chars)

   Charming 1.5 story home situated on a spacious . 35 acre lot! Main level features a large living room and dining room, main floor bedroom and 1.5 baths. Upstairs addition offers two additional bedrooms and a half bath, providing plenty of space. Attached 2 car garage with convenient breezeway. Enjoy the patio, perfect for entertaining, plus a shed for extra storage. Major updates include newer furnace, central air, and hot water tank (approx. 5 yrs old). Bring your cosmetic touches and make this home your own!

9. 2026-04-06
   status Pending
10. 2026-04-06
    status Pending
11. 2026-04-06
    historical
12. 2026-04-01
    listed $175,000 Active
13. 2026-04-01
    listed $175,000 Active

ⓘ 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: $2,282 · $190/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$206/yr (+$17/mo · 9.0%)

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

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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,040
• − Mortgage interest: −$9,803
• − Property taxes: −$2,282
• − Insurance: −$875
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,091
• Taxable loss: −$378
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $2,542/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 — 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

• Population (ZIP): 28,355

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Two or more races 3% Asian 3% Black 2%
• Common ancestry: Romanian 16% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 83% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% Spanish 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: ▼ -200.39%
• Current HPI: 186.8397
• Rent YoY: —
• Metro: —
• 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

13 events — show timeline

• 2026-04-28 Pending — REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-18 Relisted — REALCOMP
• 2026-04-18 Relisted — MiRealSource-MiMLS
• 2026-04-16 Pending — REALCOMP
• 2026-04-16 Pending — MiRealSource-MiMLS
• 2026-04-12 Listed $175,000 REALCOMP
• 2026-04-12 Listed $175,000 MiRealSource-MiMLS
• 2026-04-06 Pending — REALCOMP
• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-04-06 Listing Removed — MiRealSource-MiMLS
• 2026-04-01 Listed $175,000 MiRealSource-MiMLS
• 2026-04-01 Listed $175,000 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $2,282 · +2.5% YoY. Source: county tax records.