8860 Kidley Dr · Sterling Heights, MI 48314

$254,900

3 bd · 1.5 ba · 1,039 sqft · SingleFamily public records · 12 Days on market

Built 1959 0.25 ac lot Est $244k · at est.

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Why this score? — see what drove the F 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 +6.7/30.0
• ARV discount +5.5/15.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

North, north, north Sterling Heights AND the best $priced$ ranch in the entire city! Extra deep and wide fenced lot (backyard paradise)! All the expensive upgrades complete; you just need to redecorate! Newer furnace and central air, water heater, upgraded electric service & breakers, vinyl thermal windows, newer appliances (refrigerator, washer, & dryer). Hardwood flooring (under carpet)! Kitchen boasts carpenter built bleached wood cabinetry including china hutch & baker's counter. Basement rec room is mid-century vibe from a bygone era. Basement has a laundry room like no other, a workshop, half bathroom, and tons of storage cubbies/cedar closets. Shaded covered front porch, 28' wide patio, sprinkler system, extensive landscaping, attached 2 car garage (rare in this neighborhood). Enjoy nature at the parks/walking trails nearby (Clinton River Park North & Hadley Park) Convenience of "all roads lead from" location! Minutes to everywhere in all directions with M-59/M-53/Canal/Clinton River roads all nearby. Expect a lot of action on this one! ATTENTION AGENTS: Read Realtor Remarks in MLS system for offer submission info and details.

Key facts

• Hardwood flooring
• Laundry room
• Fenced lot

Tags

• FENCED LOT
• UPGRADED ELECTRIC SERVICE
• VINYL THERMAL WINDOWS
• HARDWOOD FLOORING
• BLEACHED WOOD CABINETRY
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with 2.5 spaces; Driveway; Garage faces front with automatic door opener
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One story (ground-level entry)
• Construction: Brick construction; Block foundation
• Exterior features: Covered porch; Patio; Fenced backyard; Exterior lighting

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Finished full basement; Lighting
• Laundry & utility: Laundry room with washer hookup; Washer included; Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (37.4% below list).
• Recommended offer: $160k (37.4% below list) — sets the bar for 1% rule.

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.
• 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: 103 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,604 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.63% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $244,165
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8844 Headley Dr	0.27mi	3/1.0	1,050 (+1%)	20mo	$219,250	$209	67
43201 Penny Dr	0.61mi	3/1.5	1,058 (+2%)	2mo	$248,000	$234	66
11435 Farthing Dr	0.52mi	3/1.5	1,134 (+9%)	2mo	$315,000	$278	59
44080 Davis Dr	0.66mi	3/1.0	1,032 (-1%)	11mo	$242,500	$235	57
45252 Platt St	0.71mi	3/1.0	996 (-4%)	2mo	$234,400	$235	56
43633 Fortner Dr	0.62mi	3/1.0	1,000 (-4%)	9mo	$245,000	$245	55
8806 Shannon Dr	0.23mi	3/1.0	1,180 (+14%)	16mo	$280,500	$238	51
7447 Crissman St	0.71mi	2/1.0 (-1)	1,015 (-2%)	11mo	$215,000	$212	47
7474 River Vista St	0.70mi	2/1.0 (-1)	1,116 (+7%)	6mo	$205,000	$184	43
11400 Saar Dr	0.60mi	3/1.0	1,175 (+13%)	17mo	$244,000	$208	34
43403 Vivian Dr	0.74mi	3/1.0	900 (-13%)	10mo	$261,000	$290	33

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: -28.1%
• Equity multiple: 0.06×
• Total profit: $-67,021
• Equity at exit: $38,006

10-year hold

• IRR: -27.0%
• Equity multiple: -0.28×
• Total profit: $-91,575
• Equity at exit: $22,039

Cash invested: $71,372 (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 48314

• Active inventory: 103
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-403

Break-even live

Break-even rent $2,106

Max offer price $183,670

Occupancy floor —

Sensitivity live

Price	-10% $-259	-5% $-331	+0% $-403	+5% $-475	+10% $-548
Rent	-10% $-529	-5% $-466	+0% $-403	+5% $-340	+10% $-277
Rate	-1.0pp $-275	-0.5pp $-338	base $-403	+0.5pp $-469	+1.0pp $-536

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7650 Greeley St Utica, MI	1.0–2.0	1.0	662	$1,250	$1.89	23d	2	0.76mi
43267 Utica Rd Sterling Heights, MI	2.0	1.0	944	$1,500	$1.59	25d	1	0.83mi
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,295	$1.70	0d	6	0.94mi
11650 Weingartz W Utica, MI	2.0	2.5	1497	$2,100	$1.40	45d	1	1.03mi
45631 Brownell St Unit 17 Utica, MI	2.0	1.0	850	$1,235	$1.45	45d	1	1.10mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	45d	1	1.13mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	13d	1	1.13mi
45845 Brownell St Unit 1f Utica, MI	3.0	1.0	1200	$1,400	$1.17	45d	1	1.17mi
13367 Forest Ridge Blvd #7 Sterling Heights, MI	2.0	2.0	1250	$1,700	$1.36	45d	1	1.29mi
44677 Schoenherr Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	700	$1,800	$2.57	0d	4	1.42mi

Listing history 3 events

1. 2026-05-31
   status $254,900 Pending 12 DOM
2. 2026-05-19
   listed $247,500 Active

   Show marketing remark (1184 chars)

   North, north, north Sterling Heights AND the best $priced$ ranch in the entire city! Extra deep and wide fenced lot (backyard paradise)! All the expensive upgrades complete; you just need to redecorate! Newer furnace and central air, water heater, upgraded electric service & breakers, vinyl thermal windows, newer appliances (refrigerator, washer, & dryer). Hardwood flooring (under carpet)! Kitchen boasts carpenter built bleached wood cabinetry including china hutch & baker's counter. Basement rec room is mid-century vibe from a bygone era. Basement has a laundry room like no other, a workshop, half bathroom, and tons of storage cubbies/cedar closets. Shaded covered front porch, 28' wide patio, sprinkler system, extensive landscaping, attached 2 car garage (rare in this neighborhood). Enjoy nature at the parks/walking trails nearby (Clinton River Park North & Hadley Park) Convenience of "all roads lead from" location! Minutes to everywhere in all directions with M-59/M-53/Canal/Clinton River roads all nearby. Expect a lot of action on this one! ATTENTION AGENTS: Read Realtor Remarks in MLS system for offer submission info and details.

3. 2026-05-19
   listed $247,500 Active 1184-char remark

   Show marketing remark (1184 chars)

   North, north, north Sterling Heights AND the best $priced$ ranch in the entire city! Extra deep and wide fenced lot (backyard paradise)! All the expensive upgrades complete; you just need to redecorate! Newer furnace and central air, water heater, upgraded electric service & breakers, vinyl thermal windows, newer appliances (refrigerator, washer, & dryer). Hardwood flooring (under carpet)! Kitchen boasts carpenter built bleached wood cabinetry including china hutch & baker's counter. Basement rec room is mid-century vibe from a bygone era. Basement has a laundry room like no other, a workshop, half bathroom, and tons of storage cubbies/cedar closets. Shaded covered front porch, 28' wide patio, sprinkler system, extensive landscaping, attached 2 car garage (rare in this neighborhood). Enjoy nature at the parks/walking trails nearby (Clinton River Park North & Hadley Park) Convenience of "all roads lead from" location! Minutes to everywhere in all directions with M-59/M-53/Canal/Clinton River roads all nearby. Expect a lot of action on this one! ATTENTION AGENTS: Read Realtor Remarks in MLS system for offer submission info and details.

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $3,290 · $274/mo
• Expected delta: +$636/yr (+$53/mo · 24.0%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,152
• − Mortgage interest: −$14,278
• − Property taxes: −$2,654
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$7,415
• Taxable loss: −$9,534
• Est. tax savings @ 24.0%: +$2,288
• After-tax cash flow: $-2,550/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 — 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

• Census place: Sterling Heights, MI
• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,803
• Household income: $85,889
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 585.0

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 (78%)
• Race & ethnicity: White 78% Asian 12% Two or more races 4% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Arab 3% Lithuanian 3%
• Foreign-born: 25% · Canada, South Korea, China
• Languages at home: 68% English-only · Other Indo-European 8% Arabic 8% Russian/Polish/Slavic 4%

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: ▼ -249.62%
• Current HPI: 172.8985
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $247,500 MiRealSource-MiMLS
• 2026-05-19 Listed $247,500 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $2,654 · +5.5% YoY. Source: county tax records.