8260 Clinton River Dr · Sterling Heights, MI 48314

$189,000

3 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 7 Days on market

Built 1920 0.38 ac lot Est $271k · 30% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The opportunities are endless with this 1,400 sq ft Bungalow. 3 bedrooms with 4th bonus room upstairs. Large picture window in kitchen overlooks beautiful yard and tulip tree. Cozy covered front porch with porch swing. Newer Lenox Furnace and AC. Newer Hot Water Heater. First floor Laundry Room. Hardwood floors under carpeting. 2 car detached garage with storage extra storage room that would be a great work shop. Extra long lot is 272 feet deep. Close to downtown Utica restaurants and shops. Utica Community Schools. Immediate Occupancy.

Key facts

• Large picture window
• Newer lenox furnace
• Hardwood floors

Tags

• LARGE PICTURE WINDOW
• COZY COVERED FRONT PORCH
• NEWER LENOX FURNACE
• NEWER HOT WATER HEATER
• FIRST FLOOR LAUNDRY ROOM
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (1.5% below list).
• Recommended offer: $186k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.7% in Sterling Heights — 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 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; 8 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 $1k of loan paydown is wiped out by about $6k 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.
• 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,191 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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: 0.99% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $271,029
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8260 Clinton River Dr	0.00mi	3/1.0	1,419 (0%)	1mo	$225,000	$159	99
8723 Essen Dr	0.28mi	3/1.0	1,434 (+1%)	13mo	$280,000	$195	74
8706 Cologne Dr	0.36mi	3/1.0	1,456 (+3%)	9mo	$305,000	$209	71
44826 Malow Ave	0.26mi	2/1.0 (-1)	1,292 (-9%)	1mo	$244,000	$189	68
7545 Crissman St	0.31mi	3/1.0	1,332 (-6%)	13mo	$237,000	$178	65
44880 Brockton Ave	0.42mi	3/2.0	1,376 (-3%)	9mo	$250,000	$182	64
8799 Essen Dr	0.32mi	3/1.5	1,326 (-7%)	11mo	$315,000	$238	63
8675 Canal Rd	0.25mi	4/2.0 (+1)	1,546 (+9%)	12mo	$295,000	$191	54
8530 Leslie Dr	0.24mi	3/2.0	1,589 (+12%)	13mo	$300,000	$189	54
45647 Cass Ave	0.68mi	3/2.0	1,446 (+2%)	10mo	$293,000	$203	53
44701 Brockton Ave	0.36mi	3/1.5	1,238 (-13%)	9mo	$280,000	$226	52
8949 Shannon Dr	0.64mi	3/1.5	1,600 (+13%)	8mo	$257,500	$161	40

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-16,670
• Equity at exit: $28,181

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $3,441
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$991
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $219

Break-even live

Break-even rent $1,584

Max offer price $189,000

Occupancy floor 83%

Sensitivity live

Price	-10% $326	-5% $273	+0% $219	+5% $166	+10% $112
Rent	-10% $72	-5% $146	+0% $219	+5% $293	+10% $366
Rate	-1.0pp $314	-0.5pp $267	base $219	+0.5pp $170	+1.0pp $120

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,295	$1.70	0d	6	0.73mi
43267 Utica Rd Sterling Heights, MI	2.0	1.0	944	$1,500	$1.59	25d	1	0.74mi
45845 Brownell St Unit 1f Utica, MI	3.0	1.0	1200	$1,400	$1.17	45d	1	0.78mi
11650 Weingartz W Utica, MI	2.0	2.5	1497	$2,100	$1.40	45d	1	1.23mi
5637 Twin Oaks Dr Sterling Heights, MI	2.0	2.0	1530	$1,900	$1.24	25d	1	1.24mi
5452 Pine Aires Dr Sterling Heights, MI	2.0	1.0	1020	$1,700	$1.67	45d	1	1.30mi
11699 Weingartz W Utica, MI	3.0	2.5	1761	$2,400	$1.36	45d	1	1.33mi
5300 Pine Aires Dr Sterling Heights, MI	2.0	2.0	1213	$1,800	$1.48	21d	1	1.35mi

Listing history 4 events

1. 2026-04-07
   status Pending
2. 2026-04-06
   status Pending 543-char remark

   Show marketing remark (543 chars)

   The opportunities are endless with this 1,400 sq ft Bungalow. 3 bedrooms with 4th bonus room upstairs. Large picture window in kitchen overlooks beautiful yard and tulip tree. Cozy covered front porch with porch swing. Newer Lenox Furnace and AC. Newer Hot Water Heater. First floor Laundry Room. Hardwood floors under carpeting. 2 car detached garage with storage extra storage room that would be a great work shop. Extra long lot is 272 feet deep. Close to downtown Utica restaurants and shops. Utica Community Schools. Immediate Occupancy.

3. 2026-03-30
   listed $189,000 Active
4. 2026-03-29
   listed $189,000 Active 543-char remark

   Show marketing remark (543 chars)

   The opportunities are endless with this 1,400 sq ft Bungalow. 3 bedrooms with 4th bonus room upstairs. Large picture window in kitchen overlooks beautiful yard and tulip tree. Cozy covered front porch with porch swing. Newer Lenox Furnace and AC. Newer Hot Water Heater. First floor Laundry Room. Hardwood floors under carpeting. 2 car detached garage with storage extra storage room that would be a great work shop. Extra long lot is 272 feet deep. Close to downtown Utica restaurants and shops. Utica Community Schools. Immediate Occupancy.

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,546 · $212/mo
• Expected delta: +$364/yr (+$30/mo · 16.7%)

ⓘ 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 · 14 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: $22,343
• − Mortgage interest: −$10,587
• − Property taxes: −$2,182
• − Insurance: −$945
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$5,498
• Taxable loss: −$444
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $2,737/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

4 events — show timeline

• 2026-04-07 Pending — REALCOMP
• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-03-30 Listed $189,000 REALCOMP
• 2026-03-29 Listed $189,000 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $2,182 · +5.5% YoY. Source: county tax records.