45290 Keding St · Utica, MI 48317

$89,900

1 bd · 1.0 ba · 715 sqft · Condo · 7 Days on market

Built 1973 Fair condition $275/mo HOA · 26% of rent

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Why this score? — see what drove the D 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 +10.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a buyer willing to put in a little sweat equity. Great location in Utica just off Hall Road conveniently close to shopping, transportation, Van-Dyke Freeway, Jimmy John's field, and phenomenal dining experiences. A rare unit having a dedicated laundry closet with hookups for stackable washer/dryer unit. Dedicated carport parking in space #2. Make home ownership affordable! Property taxes are currently non-homestead, millage rate will be reduced for owner occupant purchaser. * * Sale Subject to Probate Court Approval * *

Key facts

• Cozy breakfast nook
• Low-maintenance
• In-unit laundry

Tags

• TURNKEY
• LOW-MAINTENANCE
• PRIME LOCATION
• AMPLE CABINET SPACE
• COZY BREAKFAST NOOK
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Pets allowed (contact association for details)
• HOA & community: Homeowners association with monthly fee of $275; HOA includes water and trash; Community pool

Exterior

• Parking: Covered carport
• Utilities: Public water; Public sewer
• Home design: Condominium; One story; Residential property
• Construction: Brick construction; Slab foundation; Approximately 750 above-grade finished square feet
• Exterior features: Community in-ground pool; Balcony; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Balcony
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-53 ($-638/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (8.6% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent is only 18% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 21 sale attempts since 18y ago; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $82,210 (8.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.19% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 7.0

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-17,336
• Equity at exit: $13,404

10-year hold

• IRR: -10.7%
• Equity multiple: 0.33×
• Total profit: $-16,918
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$275
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-53

Break-even live

Break-even rent $1,135

Max offer price $82,210

Occupancy floor 100%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,195	$1.57	5d	5	0.73mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	20d	1	0.74mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	24d	2	0.74mi
7650 Greeley St Utica, MI	1.0–2.0	1.0	662	$1,150	$1.74	21d	2	1.08mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $89,900 Active 7 DOM
2. 2026-06-17
   days on market $89,900 Active 6 DOM
3. 2026-06-16
   days on market $89,900 Active 5 DOM
4. 2026-06-15
   days on market $89,900 Active 4 DOM
5. 2026-06-13
   days on market $89,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricestatusdays on marketlisting id $89,900 Active 1 DOM
8. 2026-05-07
   status Pending
9. 2026-04-29
   historical Active Under Contract
10. 2026-04-15
    listed $103,500 Active
11. 2025-12-30
    historical Active Under Contract
12. 2025-10-29
    listed $99,900 Active
13. 2025-04-10
    soldstatus $70,000 Closed 549-char remark

    Show marketing remark (549 chars)

    Great opportunity for a buyer willing to put in a little sweat equity. Great location in Utica just off Hall Road conveniently close to shopping, transportation, Van-Dyke Freeway, Jimmy John's field, and phenomenal dining experiences. A rare unit having a dedicated laundry closet with hookups for stackable washer/dryer unit. Dedicated carport parking in space #2. Make home ownership affordable! Property taxes are currently non-homestead, millage rate will be reduced for owner occupant purchaser. * * Sale Subject to Probate Court Approval * *

14. 2025-03-03
    status Pending 549-char remark

    Show marketing remark (549 chars)

    Great opportunity for a buyer willing to put in a little sweat equity. Great location in Utica just off Hall Road conveniently close to shopping, transportation, Van-Dyke Freeway, Jimmy John's field, and phenomenal dining experiences. A rare unit having a dedicated laundry closet with hookups for stackable washer/dryer unit. Dedicated carport parking in space #2. Make home ownership affordable! Property taxes are currently non-homestead, millage rate will be reduced for owner occupant purchaser. * * Sale Subject to Probate Court Approval * *

15. 2025-02-24
    listed $80,000 Active 549-char remark

    Show marketing remark (549 chars)

    Great opportunity for a buyer willing to put in a little sweat equity. Great location in Utica just off Hall Road conveniently close to shopping, transportation, Van-Dyke Freeway, Jimmy John's field, and phenomenal dining experiences. A rare unit having a dedicated laundry closet with hookups for stackable washer/dryer unit. Dedicated carport parking in space #2. Make home ownership affordable! Property taxes are currently non-homestead, millage rate will be reduced for owner occupant purchaser. * * Sale Subject to Probate Court Approval * *

16. 2024-05-03
    soldstatus $90,000 Sold
17. 2024-05-03
    soldstatus $90,000 Closed
18. 2024-04-29
    status Pending
19. 2024-04-29
    status Pending
20. 2024-04-26
    listed $85,000 Active
21. 2024-04-26
    listed $85,000 Active
22. 2024-04-23
    historical $85,000
23. 2024-04-23
    historical $85,000
24. 2020-01-03
    soldstatus $55,962 Sold
25. 2020-01-03
    historical
26. 2020-01-03
    soldstatus $55,962
27. 2020-01-03
    listed $55,962
28. 2020-01-03
    listed $55,962
29. 2019-12-31
    status Pending
30. 2019-12-31
    soldstatus $55,962 Sold
31. 2019-12-31
    soldstatus $55,962 Closed
32. 2019-12-31
    listed $55,962 Active
33. 2019-12-31
    listed $55,962 Active
34. 2019-04-25
    soldstatus $55,000 Sold
35. 2019-04-25
    soldstatus $55,000 Closed
36. 2019-03-25
    status Pending
37. 2019-03-25
    status Pending
38. 2019-03-15
    historical
39. 2019-03-15
    historical
40. 2019-02-06
    listed $59,900 Active
41. 2019-02-06
    listed $59,900 Active
42. 2011-01-28
    historical
43. 2010-12-08
    historical
44. 2010-10-29
    soldstatus $16,000
45. 2010-10-16
    historical
46. 2010-08-19
    listed $19,500
47. 2010-07-28
    listed $20,000
48. 2010-07-02
    historical
49. 2010-07-01
    historical
50. 2010-05-05
    listed $34,000

ⓘ 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: $12,807
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − HOA: −$3,300
• − Depreciation: −$2,615
• Taxable loss: −$1,991
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $-160/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

Fair 45/100 Moderate rehab

This 1-bedroom, 1-bathroom condo requires moderate repairs to its exterior siding and landscaping to improve its curb appeal and overall value.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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

+223.4% since first listed

57 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-04-29 Contingent — REALCOMP
• 2026-04-15 Listed $103,500 REALCOMP
• 2025-12-30 Contingent — REALCOMP
• 2025-10-29 Listed $99,900 REALCOMP
• 2025-04-10 Sold (MLS) $70,000 REALCOMP
• 2025-03-03 Pending — REALCOMP
• 2025-02-24 Listed $80,000 REALCOMP
• 2024-05-03 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2024-05-03 Sold (MLS) $90,000 REALCOMP
• 2024-04-29 Pending — MiRealSource-MiMLS
• 2024-04-29 Pending — REALCOMP
• 2024-04-26 Listed $85,000 MiRealSource-MiMLS
• 2024-04-26 Listed $85,000 REALCOMP
• 2024-04-23 Coming Soon $85,000 MiRealSource-MiMLS
• 2024-04-23 Coming Soon $85,000 REALCOMP
• 2020-01-03 Listed $55,962 MiRealSource-MiMLS
• 2020-01-03 Listed $55,962 REALCOMP
• 2020-01-03 Sold (MLS) $55,962 MiRealSource-MiMLS
• 2020-01-03 Listing Removed — REALCOMP
• 2020-01-03 Sold (MLS) $55,962 REALCOMP
• 2019-12-31 Pending — REALCOMP
• 2019-12-31 Listed $55,962 MiRealSource-MiMLS
• 2019-12-31 Listed $55,962 REALCOMP
• 2019-12-31 Sold (MLS) $55,962 MiRealSource-MiMLS
• 2019-12-31 Sold (MLS) $55,962 REALCOMP
• 2019-04-25 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2019-04-25 Sold (MLS) $55,000 REALCOMP
• 2019-03-25 Pending — MiRealSource-MiMLS
• 2019-03-25 Pending — REALCOMP
• 2019-03-15 Listing Removed — REALCOMP
• 2019-03-15 Listing Removed — MiRealSource-MiMLS
• 2019-02-06 Listed $59,900 MiRealSource-MiMLS
• 2019-02-06 Listed $59,900 REALCOMP
• 2011-01-28 Listing Removed — MiRealSource-MiMLS
• 2010-12-08 Listing Removed — MiRealSource-MiMLS
• 2010-10-29 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2010-10-16 Listing Removed — MiRealSource-MiMLS
• 2010-08-19 Listed $19,500 MiRealSource-MiMLS
• 2010-07-28 Listed $20,000 MiRealSource-MiMLS
• 2010-07-02 Listing Removed — MiRealSource-MiMLS
• 2010-07-01 Listing Removed — MiRealSource-MiMLS
• 2010-05-05 Listed $34,000 MiRealSource-MiMLS
• 2010-04-05 Listed $20,000 MiRealSource-MiMLS
• 2010-03-09 Listed $22,000 MiRealSource-MiMLS
• 2010-03-09 Listing Removed — MiRealSource-MiMLS
• 2010-03-09 Listed $22,000 MiRealSource-MiMLS
• 2009-07-31 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2009-07-23 Listing Removed — MiRealSource-MiMLS
• 2009-06-09 Listing Removed — MiRealSource-MiMLS
• 2009-06-09 Listed $21,000 MiRealSource-MiMLS
• 2009-06-02 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2009-06-02 Sold (MLS) $20,000 REALCOMP
• 2009-05-11 Listing Removed — MiRealSource-MiMLS
• 2009-02-02 Listed $37,900 MiRealSource-MiMLS
• 2008-12-19 Listed $32,000 MiRealSource-MiMLS
• 2008-12-19 Listed $32,000 REALCOMP