13861 Timberview Dr · Utica, MI 48315

$485,000

4 bd · 2.5 ba · 2,891 sqft · SingleFamily public records · 20 Days on market

Built 1985 0.35 ac lot $168/sqft · 9% below area Est $532k · 9% 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 +21.9/30.0
• ARV discount +11.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• 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

Highest and Best deadline is Tuesday, 5/5/25 at 2:00 pm. Welcome home to this beautifully maintained 4-bedroom, 2.5-bath brick colonial in the heart of highly sought-after Shelby Township, located in the desirable Nottingham Forest subdivision. Pride of ownership shines throughout, with the home even recognized by the Shelby Township Beautification Committee in 2022. Step inside to find hardwood flooring in the entryway, half bath, and kitchen, complemented by well-kept neutral carpeting in the living room, family room, dining room, and home office/den. The main floor office features elegant French doors, creating the perfect space for working from home. Large windows throughout the entry level and all four bedrooms fill the home with natural light. The kitchen offers granite countertops, a newer refrigerator and oven, a countertop range, and ample storage including convenient lazy Susan cabinetry. The adjoining eat-in area overlooks the backyard and provides direct access to the deck. The spacious family room is a true highlight, featuring a soaring vaulted ceiling and a cozy brick gas fireplace (newer 24" Supreme Oak refactory log set), ideal for relaxing or entertaining. Upstairs, the primary suite includes two walk-in closets, a soaking tub, and a separate step-in shower. The additional full bath is generously sized with a double vanity and abundant natural light. Three additional bedrooms offer great closet space and beautiful wood doors. Throughout the home, you will find charming wood trim details that add warmth and character. The unfinished basement is clean and expansive, offering endless potential, with some walls already waterproofed and a transferable warranty in place, along with a water back-up sump pump system for added peace of mind. A newer (2021) Generac whole house generator provides additional security and comfort-never go without power! Enjoy outdoor living in the large backyard with a spacious wood deck, perfect for gatherings. The extra-large garage provides excellent storage options. A convenient first-floor laundry room and half bath off the foyer add to the home’s functionality. Other major updates include a furnace, humidifier, and central air system installed around 2016 and Andersen windows throughout in 2018. New gutters were installed in 2021 and the exterior is recently painted, too. Lovingly cared for by the original owners since 1989, this home is move-in ready and offers a wonderful opportunity for its next owners to make it their own. Don't wait-schedule your showing today!!

Key facts

• Hardwood flooring
• Vaulted ceiling
• French doors

Tags

• HARDWOOD FLOORING
• FRENCH DOORS
• GRANITE COUNTERTOPS
• LAZY SUSAN CABINETRY
• VAULTED CEILING
• BRICK GAS FIREPLACE

Property features AI

Finance

• Other: Therapeutic whirlpool accessibility feature
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage (approximately 2.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Brick and cedar exterior
• Exterior features: Deck; Lot roughly 116 x 140 (0.35 acre)

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Entrance foyer; Walk-in closets; Bay window; Gas fireplace in family room; Basement with sump pump (unfinished)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $485k).
• Recommended offer: $478k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 230 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $15k 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 20 days — a 2% lower offer ($478k) 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.

Recommended offer $477,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.02% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $532,001
• List price: $485,000
• Delta: -8.83%
• 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
13861 Timberview Dr	0.00mi	4/2.5	2,891 (0%)	1mo	$497,500	$172	100
53585 Oakview Dr	0.19mi	4/2.5	2,799 (-3%)	12mo	$620,000	$222	76
52921 Royal Park Ave	0.45mi	4/3.5	2,900 (+0%)	2mo	$860,000	$297	73
13822 Towering Oaks Dr	0.05mi	3/2.5 (-1)	2,615 (-10%)	12mo	$456,000	$174	67
14278 Larkspur Dr	0.56mi	4/2.5	3,007 (+4%)	1mo	$650,000	$216	67
53288 Sherwood Ln	0.45mi	4/3.0	2,786 (-4%)	10mo	$670,000	$240	63
53629 Wayburn Ct	0.52mi	4/2.5	3,237 (+12%)	8mo	$550,000	$170	49
53638 Sherwood Ln	0.42mi	4/3.0	3,226 (+12%)	12mo	$560,000	$174	49
15113 Totten Pl	0.73mi	3/3.0 (-1)	2,758 (-5%)	9mo	$600,000	$218	44
53251 Jaclyn Dr	0.66mi	4/2.5	2,637 (-9%)	15mo	$585,000	$222	42
14616 Ivanhoe Dr	0.52mi	3/2.5 (-1)	2,500 (-14%)	12mo	$475,000	$190	38
13993 Timberwyck Dr	0.58mi	3/2.5 (-1)	2,457 (-15%)	11mo	$515,000	$210	34

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-29,744
• Equity at exit: $72,315

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $36,848
• Equity at exit: $41,934

Cash invested: $135,800 (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 48315

• Active inventory: 230
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $4,950 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$397 /mo · $4,767/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,040
• Net cashflow: $768

Break-even live

Break-even rent $3,978

Max offer price $485,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,042	-5% $905	+0% $768	+5% $631	+10% $493
Rent	-10% $377	-5% $572	+0% $768	+5% $963	+10% $1,159
Rate	-1.0pp $1,012	-0.5pp $891	base $768	+0.5pp $642	+1.0pp $514

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55740 Beacon Shore Dr Utica, MI	5.0	4.0	3385	$4,950	$1.46	2d	1	0.90mi

Listing history 5 events

1. 2026-05-05
   historical Active Under Contract 2053-char remark

   Show marketing remark (2567 chars)

   Highest and Best deadline is Tuesday, 5/5/25 at 2:00 pm. Welcome home to this beautifully maintained 4-bedroom, 2.5-bath brick colonial in the heart of highly sought-after Shelby Township, located in the desirable Nottingham Forest subdivision. Pride of ownership shines throughout, with the home even recognized by the Shelby Township Beautification Committee in 2022. Step inside to find hardwood flooring in the entryway, half bath, and kitchen, complemented by well-kept neutral carpeting in the living room, family room, dining room, and home office/den. The main floor office features elegant French doors, creating the perfect space for working from home. Large windows throughout the entry level and all four bedrooms fill the home with natural light. The kitchen offers granite countertops, a newer refrigerator and oven, a countertop range, and ample storage including convenient lazy Susan cabinetry. The adjoining eat-in area overlooks the backyard and provides direct access to the deck. The spacious family room is a true highlight, featuring a soaring vaulted ceiling and a cozy brick gas fireplace (newer 24" Supreme Oak refactory log set), ideal for relaxing or entertaining. Upstairs, the primary suite includes two walk-in closets, a soaking tub, and a separate step-in shower. The additional full bath is generously sized with a double vanity and abundant natural light. Three additional bedrooms offer great closet space and beautiful wood doors. Throughout the home, you will find charming wood trim details that add warmth and character. The unfinished basement is clean and expansive, offering endless potential, with some walls already waterproofed and a transferable warranty in place, along with a water back-up sump pump system for added peace of mind. A newer (2021) Generac whole house generator provides additional security and comfort-never go without power! Enjoy outdoor living in the large backyard with a spacious wood deck, perfect for gatherings. The extra-large garage provides excellent storage options. A convenient first-floor laundry room and half bath off the foyer add to the home’s functionality. Other major updates include a furnace, humidifier, and central air system installed around 2016 and Andersen windows throughout in 2018. New gutters were installed in 2021 and the exterior is recently painted, too. Lovingly cared for by the original owners since 1989, this home is move-in ready and offers a wonderful opportunity for its next owners to make it their own. Don't wait-schedule your showing today!!

2. 2026-05-05
   historical Accepting Backup Offers 2567-char remark

   Show marketing remark (2567 chars)

   Highest and Best deadline is Tuesday, 5/5/25 at 2:00 pm. Welcome home to this beautifully maintained 4-bedroom, 2.5-bath brick colonial in the heart of highly sought-after Shelby Township, located in the desirable Nottingham Forest subdivision. Pride of ownership shines throughout, with the home even recognized by the Shelby Township Beautification Committee in 2022. Step inside to find hardwood flooring in the entryway, half bath, and kitchen, complemented by well-kept neutral carpeting in the living room, family room, dining room, and home office/den. The main floor office features elegant French doors, creating the perfect space for working from home. Large windows throughout the entry level and all four bedrooms fill the home with natural light. The kitchen offers granite countertops, a newer refrigerator and oven, a countertop range, and ample storage including convenient lazy Susan cabinetry. The adjoining eat-in area overlooks the backyard and provides direct access to the deck. The spacious family room is a true highlight, featuring a soaring vaulted ceiling and a cozy brick gas fireplace (newer 24" Supreme Oak refactory log set), ideal for relaxing or entertaining. Upstairs, the primary suite includes two walk-in closets, a soaking tub, and a separate step-in shower. The additional full bath is generously sized with a double vanity and abundant natural light. Three additional bedrooms offer great closet space and beautiful wood doors. Throughout the home, you will find charming wood trim details that add warmth and character. The unfinished basement is clean and expansive, offering endless potential, with some walls already waterproofed and a transferable warranty in place, along with a water back-up sump pump system for added peace of mind. A newer (2021) Generac whole house generator provides additional security and comfort-never go without power! Enjoy outdoor living in the large backyard with a spacious wood deck, perfect for gatherings. The extra-large garage provides excellent storage options. A convenient first-floor laundry room and half bath off the foyer add to the home’s functionality. Other major updates include a furnace, humidifier, and central air system installed around 2016 and Andersen windows throughout in 2018. New gutters were installed in 2021 and the exterior is recently painted, too. Lovingly cared for by the original owners since 1989, this home is move-in ready and offers a wonderful opportunity for its next owners to make it their own. Don't wait-schedule your showing today!!

3. 2026-05-01
   listed $485,000 Active 2053-char remark

   Show marketing remark (2567 chars)

   Highest and Best deadline is Tuesday, 5/5/25 at 2:00 pm. Welcome home to this beautifully maintained 4-bedroom, 2.5-bath brick colonial in the heart of highly sought-after Shelby Township, located in the desirable Nottingham Forest subdivision. Pride of ownership shines throughout, with the home even recognized by the Shelby Township Beautification Committee in 2022. Step inside to find hardwood flooring in the entryway, half bath, and kitchen, complemented by well-kept neutral carpeting in the living room, family room, dining room, and home office/den. The main floor office features elegant French doors, creating the perfect space for working from home. Large windows throughout the entry level and all four bedrooms fill the home with natural light. The kitchen offers granite countertops, a newer refrigerator and oven, a countertop range, and ample storage including convenient lazy Susan cabinetry. The adjoining eat-in area overlooks the backyard and provides direct access to the deck. The spacious family room is a true highlight, featuring a soaring vaulted ceiling and a cozy brick gas fireplace (newer 24" Supreme Oak refactory log set), ideal for relaxing or entertaining. Upstairs, the primary suite includes two walk-in closets, a soaking tub, and a separate step-in shower. The additional full bath is generously sized with a double vanity and abundant natural light. Three additional bedrooms offer great closet space and beautiful wood doors. Throughout the home, you will find charming wood trim details that add warmth and character. The unfinished basement is clean and expansive, offering endless potential, with some walls already waterproofed and a transferable warranty in place, along with a water back-up sump pump system for added peace of mind. A newer (2021) Generac whole house generator provides additional security and comfort-never go without power! Enjoy outdoor living in the large backyard with a spacious wood deck, perfect for gatherings. The extra-large garage provides excellent storage options. A convenient first-floor laundry room and half bath off the foyer add to the home’s functionality. Other major updates include a furnace, humidifier, and central air system installed around 2016 and Andersen windows throughout in 2018. New gutters were installed in 2021 and the exterior is recently painted, too. Lovingly cared for by the original owners since 1989, this home is move-in ready and offers a wonderful opportunity for its next owners to make it their own. Don't wait-schedule your showing today!!

4. 2026-05-01
   listed $485,000 Active 2567-char remark

   Show marketing remark (2567 chars)

   Highest and Best deadline is Tuesday, 5/5/25 at 2:00 pm. Welcome home to this beautifully maintained 4-bedroom, 2.5-bath brick colonial in the heart of highly sought-after Shelby Township, located in the desirable Nottingham Forest subdivision. Pride of ownership shines throughout, with the home even recognized by the Shelby Township Beautification Committee in 2022. Step inside to find hardwood flooring in the entryway, half bath, and kitchen, complemented by well-kept neutral carpeting in the living room, family room, dining room, and home office/den. The main floor office features elegant French doors, creating the perfect space for working from home. Large windows throughout the entry level and all four bedrooms fill the home with natural light. The kitchen offers granite countertops, a newer refrigerator and oven, a countertop range, and ample storage including convenient lazy Susan cabinetry. The adjoining eat-in area overlooks the backyard and provides direct access to the deck. The spacious family room is a true highlight, featuring a soaring vaulted ceiling and a cozy brick gas fireplace (newer 24" Supreme Oak refactory log set), ideal for relaxing or entertaining. Upstairs, the primary suite includes two walk-in closets, a soaking tub, and a separate step-in shower. The additional full bath is generously sized with a double vanity and abundant natural light. Three additional bedrooms offer great closet space and beautiful wood doors. Throughout the home, you will find charming wood trim details that add warmth and character. The unfinished basement is clean and expansive, offering endless potential, with some walls already waterproofed and a transferable warranty in place, along with a water back-up sump pump system for added peace of mind. A newer (2021) Generac whole house generator provides additional security and comfort-never go without power! Enjoy outdoor living in the large backyard with a spacious wood deck, perfect for gatherings. The extra-large garage provides excellent storage options. A convenient first-floor laundry room and half bath off the foyer add to the home’s functionality. Other major updates include a furnace, humidifier, and central air system installed around 2016 and Andersen windows throughout in 2018. New gutters were installed in 2021 and the exterior is recently painted, too. Lovingly cared for by the original owners since 1989, this home is move-in ready and offers a wonderful opportunity for its next owners to make it their own. Don't wait-schedule your showing today!!

5. 1988-08-23
   soldstatus $187,500

ⓘ 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: $4,767 · $397/mo
• Projected year-2 tax: $6,118 · $510/mo
• Expected delta: +$1,351/yr (+$113/mo · 28.3%)

ⓘ 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: $59,400
• − Mortgage interest: −$27,168
• − Property taxes: −$4,767
• − Insurance: −$2,425
• − Repairs & maintenance: −$4,752
• − Management: −$4,752
• − Depreciation: −$14,109
• Taxable income: $1,427
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $8,871/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): 28,428

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 (86%)
• Race & ethnicity: White 86% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 2%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 81% English-only · Other Indo-European 9% Arabic 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: ▼ -173.36%
• Current HPI: 194.9368
• 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

+165.3% since first listed

10 events — show timeline

• 2026-06-04 Sold (MLS) $497,500 REALCOMP
• 2026-06-04 Sold (MLS) $497,500 MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-05 Contingent — REALCOMP
• 2026-05-05 Contingent — MiRealSource-MiMLS
• 2026-05-05 Listing Removed — REALCOMP
• 2026-05-01 Listed $485,000 REALCOMP
• 2026-05-01 Listed $485,000 MiRealSource-MiMLS
• 1988-08-23 Sold (Public Records) $187,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,767 · +2.9% YoY. Source: county tax records.