16151 Notre Dame · Sterling Heights, MI 48038

$42,900

2 bd · 2.0 ba · 960 sqft · SingleFamily · 255 Days on market

Built 2024 Good condition $45/sqft · 40% below area Est $71k · 40% under ↓ 16% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

Key facts

• Ample storage space
• Large master bedroom
• Storage shed

Tags

• SPACIOUS KITCHEN ISLAND
• LARGE MASTER BEDROOM
• AMPLE STORAGE SPACE
• STORAGE SHED
• 2-SPACE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $43k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.6% 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.
• Chippewa Valley Schools (suburban): math 39% / reading 50% proficiency, ranked #133 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.9%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $297 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 + 0.0% 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 255 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 2966% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $37,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.23% ✓
• Cap rate: 28.62%
• Cash-on-cash: 79.73%
• DSCR: 4.55
• GRM: 2.6

CMA / ARV

• ARV (median comp): $71,077
• List price: $42,900
• Delta: -39.64%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38021 Orleans St. St	0.12mi	3/2.0 (+1)	1,056 (+10%)	7mo	$41,000	$39	67

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 76.5%
• Equity multiple: 4.32×
• Total profit: $39,840
• Equity at exit: $6,397

10-year hold

• IRR: 79.3%
• Equity multiple: 8.04×
• Total profit: $84,539
• Equity at exit: $3,709

Cash invested: $12,012 (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 48038

• Rents YoY: -0.9%
• Active inventory: 269
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $798

Break-even live

Break-even rent $375

Max offer price $42,900

Occupancy floor 37%

Sensitivity live

Price	-10% $828	-5% $813	+0% $798	+5% $783	+10% $768
Rent	-10% $689	-5% $743	+0% $798	+5% $853	+10% $908
Rate	-1.0pp $820	-0.5pp $809	base $798	+0.5pp $787	+1.0pp $776

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	0d	1	0.00mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	45d	1	0.02mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.05mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	16d	1	0.06mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.08mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.12mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.15mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.16mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	6d	1	0.16mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	3d	1	0.16mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	0.21mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	4d	1	0.23mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	3d	1	0.24mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	45d	1	0.24mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	14d	1	0.27mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.27mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.29mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	0.30mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	0.30mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.31mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.32mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	45d	1	0.35mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	0.36mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	4d	1	0.37mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.39mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	45d	1	0.41mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	25d	1	0.43mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.48mi
38271 Fairway Ct Unit 100A Clinton Township, MI	2.0	1.0	925	$1,250	$1.35	25d	1	0.55mi
38271 Fairway Ct Clinton Township, MI	2.0	1.0	925	$1,188	$1.28	45d	2	0.55mi
38280 Fairway Ct Unit 140B Clinton Township, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.58mi
38290 Fairway Ct Clinton Township, MI	1.0	1.0	625	$912	$1.46	12d	2	0.58mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,250	$1.30	45d	2	0.61mi
17010 Clinton River Rd Clinton Township, MI	2.0	1.0	962	$1,325	$1.38	16d	2	0.61mi
38255 Fairway Ct Clinton Twp, MI	2.0	1.0	923	$1,250	$1.35	14d	1	0.62mi
36607 Holiday Cir E Clinton Twp, MI	1.0–2.0	1.0	775	$1,249	$1.61	45d	2	0.90mi
17001 Eleanor Dr S Clinton Twp, MI	1.0–2.0	1.0	790	$1,200	$1.52	45d	1	1.14mi
17673 Kingsbrooke Cir Clinton Twp, MI	1.0–2.0	1.0–1.5	900	$1,223	$1.36	45d	6	1.41mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	1.44mi
16695 Washington Sq Clinton Twp, MI	1.0–2.0	1.0	760	$1,350	$1.78	45d	1	1.45mi

Listing history 25 events

1. 2026-06-21
   days on market $42,900 Active 255 DOM
2. 2026-06-18
   days on market $42,900 Active 252 DOM
3. 2026-06-17
   days on market $42,900 Active 251 DOM
4. 2026-06-16
   days on market $42,900 Active 250 DOM
5. 2026-06-15
   days on market $42,900 Active 249 DOM
6. 2026-06-13
   days on market $42,900 Active 247 DOM
7. 2026-06-13
   days on market $42,900 Active 246 DOM
8. 2026-06-09
   days on market $42,900 Active 243 DOM
9. 2026-06-08
   days on market $42,900 Active 242 DOM
10. 2026-06-07
    days on market $42,900 Active 241 DOM
11. 2026-06-04
    days on market $42,900 Active 238 DOM
12. 2026-06-03
    days on market $42,900 Active 237 DOM
13. 2026-06-02
    days on market $42,900 Active 236 DOM
14. 2026-06-01
    days on market $42,900 Active 235 DOM
15. 2026-05-31
    days on market $42,900 Active 234 DOM
16. 2026-03-22
    price $42,900 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

17. 2026-02-24
    price $38,000 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

18. 2026-02-12
    historical $1,399
19. 2026-02-10
    listed $1,399
20. 2026-02-05
    status Active 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

21. 2026-02-05
    price $40,900 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

22. 2024-11-08
    historical 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

23. 2024-08-07
    price $50,900 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

24. 2024-08-02
    price $1,349 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

25. 2024-07-11
    listed $50,900 Active 600-char remark

    Show marketing remark (600 chars)

    Imagine life in a home that turns everyday living into a celebration of space and style. This 2 bedroom 2 bathroom gem features a primary suite with its own ensuite and a walk in closet ready to hold all your favorite finds. The kitchen comes alive with a large island perfect for cooking meals or catching a quiet moment for yourself. A convenient laundry area sits just down the hall for effortless daily routines. Every corner of this home is designed for comfort and ease. Come see it today and picture yourself living here. Schedule a showing or stop by to explore this lively home for yourself.

ⓘ 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: $16,626
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$214
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$1,248
• Taxable income: $9,457
• Est. tax owed @ 24.0%: −$2,270
• After-tax cash flow: $7,308/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance and updates to increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpets with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and add modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpets with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and add modern appeal ↑

ⓘ 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: Chippewa Valley Schools
• NCES district ID: 2609570
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $64,964
• Composite: 39.61/100
• National rank: #3922
• State rank: #133 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

• County: Macomb County · 638,552 people
• City population: 133,573
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,422
• Household income: $78,567
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1788.0

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 (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 7% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 16% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 86% English-only · Other Indo-European 5% Russian/Polish/Slavic 2% Arabic 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: ▼ -212.31%
• Current HPI: 261.3877
• Rent YoY: ▼ -0.92%
• 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

-15.7% since first listed

10 events — show timeline

• 2026-03-22 Price Changed $42,900 Zillow
• 2026-02-24 Price Changed $38,000 Zillow
• 2026-02-12 Rental Removed $1,399 TURBOTENANT
• 2026-02-10 Listed for Rent $1,399 TURBOTENANT
• 2026-02-05 Relisted — Zillow
• 2026-02-05 Price Changed $40,900 Zillow
• 2024-11-08 Delisted — Zillow
• 2024-08-07 Price Changed $50,900 Zillow
• 2024-08-02 Price Changed $1,349 Zillow
• 2024-07-11 Listed $50,900 Zillow