11975 Creekview Ave · Bruce, MI 48065

$41,900

2 bd · 2.0 ba · 1,120 sqft · Other · 104 Days on market

Built 2026 $37/sqft · 109% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summer is almost here and homes are going fast! Hurry in and make this charming and spacious 2-bedroom, 2-bathroom home yours! Enjoy a large corner site, with a large driveway on a private cul-de-sac! New flooring through out kitchen and living space! Tons of natural lighting, and modern recessed lighting in the cozy kitchen. The built in side bar and storage is perfect for all your appliances and gadgets. Both large sized bedrooms offer plenty of storage in the walk-in closets. Contact our office today to schedule a tour! "Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements. "

Key facts

• Walk-in closets
• Large corner site
• Private cul-de-sac

Tags

• LARGE CORNER SITE
• PRIVATE CUL-DE-SAC
• MODERN RECESSED LIGHTING
• BUILT IN SIDE BAR
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $38k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Romeo Community Schools (suburban): math 43% / reading 51% proficiency, ranked #102 of 540 in MI (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $290 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,129 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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: 3.14% ✓
• Cap rate: 27.81%
• Cash-on-cash: 76.85%
• DSCR: 4.42
• GRM: 2.7

CMA / ARV

• ARV (median comp): $20,000
• List price: $41,900
• Delta: 109.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 76.8%
• Equity multiple: 4.50×
• Total profit: $41,081
• Equity at exit: $6,247

10-year hold

• IRR: 80.5%
• Equity multiple: 9.31×
• Total profit: $97,469
• Equity at exit: $3,623

Cash invested: $11,732 (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 48065

• Active inventory: 87
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $628/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $751

Break-even live

Break-even rent $367

Max offer price $41,900

Occupancy floor 38%

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: $10,475
• Closing costs: $1,257
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11975 Creekview Ave Unit 218 Bruce Township, MI	2.0	2.0	1120	$1,299	$1.16	43d	1	0.03mi
71580 Penny Ct Unit 253 Bruce Township, MI	3.0	2.0	1216	$1,219	$1.00	14d	1	0.10mi
11981 Springbrook Ct Unit 10 Bruce Township, MI	2.0	2.0	960	$1,269	$1.32	20d	1	0.19mi
11747 Cascade Cir Unit 92 Bruce Township, MI	3.0	2.0	1152	$1,379	$1.20	43d	1	0.22mi
12556 Margaret Ct Unit 287 Bruce Township, MI	3.0	2.0	1152	$1,569	$1.36	4d	1	0.26mi
11827 Cascade Cir Unit 4 Bruce Township, MI	3.0	2.0	1056	$1,299	$1.23	43d	1	0.31mi
324 E Saint Clair St Romeo, MI	2.0	1.5	1200	$1,550	$1.29	43d	1	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $41,900 Active 104 DOM
2. 2026-06-17
   days on market $41,900 Active 103 DOM
3. 2026-06-16
   days on market $41,900 Active 102 DOM
4. 2026-06-15
   days on market $41,900 Active 101 DOM
5. 2026-06-13
   days on market $41,900 Active 99 DOM
6. 2026-06-09
   days on market $41,900 Active 95 DOM
7. 2026-06-08
   days on market $41,900 Active 94 DOM
8. 2026-06-07
   days on market $41,900 Active 93 DOM
9. 2026-06-04
   days on market $41,900 Active 90 DOM
10. 2026-06-03
    days on market $41,900 Active 89 DOM
11. 2026-06-02
    days on market $41,900 Active 88 DOM
12. 2026-06-01
    days on market $41,900 Active 87 DOM
13. 2026-05-31
    days on market $41,900 Active 86 DOM
14. 2026-03-06
    listed $41,900 Active 771-char remark

    Show marketing remark (771 chars)

    Summer is almost here and homes are going fast! Hurry in and make this charming and spacious 2-bedroom, 2-bathroom home yours! Enjoy a large corner site, with a large driveway on a private cul-de-sac! New flooring through out kitchen and living space! Tons of natural lighting, and modern recessed lighting in the cozy kitchen. The built in side bar and storage is perfect for all your appliances and gadgets. Both large sized bedrooms offer plenty of storage in the walk-in closets. Contact our office today to schedule a tour! "Photographs may be digitally stage for illustration purposes. Actual property may differ. Prospective residents should verify information to their own satisfaction. Contact our location for clarification and viewing arrangements. "

ⓘ 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: $15,811
• − Mortgage interest: −$2,347
• − Property taxes: −$628
• − Insurance: −$210
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$1,219
• Taxable income: $8,877
• Est. tax owed @ 24.0%: −$2,130
• After-tax cash flow: $6,885/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: Romeo Community Schools
• NCES district ID: 2630090
• Math proficiency: 43% ▼ -5.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $73,121
• Composite: 42.48/100
• National rank: #3212
• State rank: #102 of 540 in MI

Livability — Bruce

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,344

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

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: ▼ -252.70%
• Current HPI: 214.524
• 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

1 event — show timeline

• 2026-03-06 Listed $41,900 Zillow