14210 Camelot Dr · Sterling Heights, MI 48312

$129,999

2 bd · 2.0 ba · 1,012 sqft · Condo · 37 Days on market

Built 1972 Fair condition $354/mo HOA · 21% 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 +16.4/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upper-level condo with 2 bedrooms & 2 full baths, move-in ready. Spacious great room and dining area. Basement offers laundry & ample storage, washer and dryer included. Association fee includes: water, gas/heat, clubhouse, pool, snow removal, and grounds maintenance. 2 assigned parking spaces. Priced to sell! Pet-friendly community. Ideal for owner-occupants or investors. Limited inventory! Selling fast!

Key facts

• $354 HOA
• Built 1972
• Listed 36 days

Property features AI

Finance

• Other: Subdivision: PLUM CREEK
• HOA & community: Homeowners association with monthly fee of $354; HOA covers gas, water, grounds maintenance, and snow removal

Exterior

• Parking: No garage; assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential condominium; One level
• Construction: Brick construction; Brick/mortar foundation; Entry located on upper level with steps; Built area above grade: 1,012 (square feet)
• Exterior features: Paved road access; Pets allowed

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; Upper-level entry with steps

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $73 ($879/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% 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: 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.
• Zoned schools: Oakbrook Elementary School (math 37% / reading 49%, grade F, #540 of 1,397 statewide, top 39%, 535 students, 60% FRL); Heritage Junior High School (math 39% / reading 49%, grade D, #173 of 493 statewide, top 36%, 448 students, 51% FRL); Adlai Stevenson High School (math 32% / reading 54%, grade F, #260 of 713 statewide, top 37%, 1,977 students, 55% FRL) — zoned schools average 55% FRL vs 26% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 163 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 of loan paydown is wiped out by about $4k 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

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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: HOA is 21% of rent.

Recommended offer $126,099 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1972 — 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. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-16,157
• Equity at exit: $19,383

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-7,075
• Equity at exit: $11,240

Cash invested: $36,400 (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 48312

• Active inventory: 163
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$354
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $73

Break-even live

Break-even rent $1,585

Max offer price $129,999

Occupancy floor 91%

Sensitivity live

Price	-10% $163	-5% $118	+0% $73	+5% $28	+10% $-17
Rent	-10% $-59	-5% $7	+0% $73	+5% $140	+10% $206
Rate	-1.0pp $139	-0.5pp $106	base $73	+0.5pp $40	+1.0pp $5

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14273 Shadywood Dr Sterling Heights, MI	2.0	2.0	1373	$2,100	$1.53	45d	1	0.11mi
14357 Shadywood Dr Sterling Heights, MI	2.0	2.0	1500	$2,100	$1.40	4d	1	0.16mi
13429 Denver Cir S Sterling Heights, MI	3.0	1.5	1216	$2,100	$1.73	45d	1	0.55mi
38227 Schoenherr Rd Sterling Heights, MI	2.0	1.5	1250	$1,830	$1.46	0d	1	0.56mi
38177 Jamestown Dr Sterling Heights, MI	3.0	2.0	1300	$1,850	$1.42	6d	1	0.59mi
37373 Clubhouse Dr Sterling Heights, MI	2.0	1.5	1330	$1,800	$1.35	45d	1	0.78mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	4d	1	0.95mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	45d	1	0.96mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	25d	1	0.96mi
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	0.96mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	45d	1	0.97mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	0.99mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.02mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.02mi
14378 Moravian Manor Cir Sterling Heights, MI	2.0	2.0	1303	$1,800	$1.38	25d	1	1.02mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.02mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	1.03mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	1.06mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	0d	1	1.06mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	45d	1	1.07mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	14d	1	1.08mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	3d	1	1.09mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	4d	1	1.09mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	1.11mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.12mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	1.13mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	1.17mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	3d	1	1.17mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.17mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.21mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	16d	1	1.29mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	0d	1	1.32mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	45d	1	1.33mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.35mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	0d	1	1.40mi
38029 Versailles St Unit 49 Clinton Township, MI	2.0	2.0	960	$1,369	$1.43	6d	1	1.46mi

HOA detail condo

• Monthly dues: $354 · $4,248/yr
• Likely covers: watergaslandscapingsnow removalpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $129,999 Active 37 DOM
2. 2026-06-18
   days on market $129,999 Active 34 DOM
3. 2026-06-17
   days on market $129,999 Active 33 DOM
4. 2026-06-16
   days on market $129,999 Active 32 DOM
5. 2026-06-15
   days on market $129,999 Active 31 DOM
6. 2026-06-13
   days on market $129,999 Active 29 DOM
7. 2026-06-13
   days on market $129,999 Active 28 DOM
8. 2026-06-09
   days on market $129,999 Active 25 DOM
9. 2026-06-08
   days on market $129,999 Active 24 DOM
10. 2026-06-07
    days on market $129,999 Active 23 DOM
11. 2026-06-04
    days on market $129,999 Active 20 DOM
12. 2026-06-03
    days on market $129,999 Active 19 DOM
13. 2026-06-02
    days on market $129,999 Active 18 DOM
14. 2026-06-01
    days on market $129,999 Active 17 DOM
15. 2026-05-31
    days on market $129,999 Active 16 DOM
16. 2026-05-16
    listed $129,999 Active 420-char remark

    Show marketing remark (420 chars)

    Upper-level condo with 2 bedrooms & 2 full baths, move-in ready. Spacious great room and dining area. Basement offers laundry & ample storage, washer and dryer included. Association fee includes: water, gas/heat, clubhouse, pool, snow removal, and grounds maintenance. 2 assigned parking spaces. Priced to sell! Pet-friendly community. Ideal for owner-occupants or investors. Limited inventory! Selling fast!

17. 2026-05-16
    listed $129,999 Active 420-char remark

    Show marketing remark (420 chars)

    Upper-level condo with 2 bedrooms & 2 full baths, move-in ready. Spacious great room and dining area. Basement offers laundry & ample storage, washer and dryer included. Association fee includes: water, gas/heat, clubhouse, pool, snow removal, and grounds maintenance. 2 assigned parking spaces. Priced to sell! Pet-friendly community. Ideal for owner-occupants or investors. Limited inventory! Selling fast!

18. 2026-05-14
    historical $129,999 420-char remark

    Show marketing remark (420 chars)

    Upper-level condo with 2 bedrooms & 2 full baths, move-in ready. Spacious great room and dining area. Basement offers laundry & ample storage, washer and dryer included. Association fee includes: water, gas/heat, clubhouse, pool, snow removal, and grounds maintenance. 2 assigned parking spaces. Priced to sell! Pet-friendly community. Ideal for owner-occupants or investors. Limited inventory! Selling fast!

19. 2023-01-03
    soldstatus $122,000

    Show marketing remark (152 chars)

    This charming condo has 2 beds, 1.5 baths, and 984 sq. feet. Immediate occupancy and almost no pet restrictions you won't want to miss this opportunity!

20. 2023-01-03
    soldstatus $122,000 Closed

    Show marketing remark (152 chars)

    This charming condo has 2 beds, 1.5 baths, and 984 sq. feet. Immediate occupancy and almost no pet restrictions you won't want to miss this opportunity!

21. 2022-11-12
    status Pending
22. 2022-11-11
    listed $125,000

    Show marketing remark (152 chars)

    This charming condo has 2 beds, 1.5 baths, and 984 sq. feet. Immediate occupancy and almost no pet restrictions you won't want to miss this opportunity!

23. 2022-11-11
    listed $125,000 Active

    Show marketing remark (152 chars)

    This charming condo has 2 beds, 1.5 baths, and 984 sq. feet. Immediate occupancy and almost no pet restrictions you won't want to miss this opportunity!

ⓘ 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 ≥96°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: $20,136
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − HOA: −$4,248
• − Depreciation: −$3,782
• Taxable loss: −$997
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $1,118/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

Fair 45/100 Cosmetic rehab

This upper-level condo is move-in ready with average condition, requiring cosmetic repairs and updates to enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Weathered and in need of repainting
• Minor interior paint — Slightly faded and could be refreshed

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal
• Resale Paint interior walls — Fresh paint improves interior appearance
• Resale Replace dated kitchen cabinets — Modern cabinets increase appeal
• Resale Replace dated bathroom fixtures — Modern fixtures improve functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and in need of repainting	Major	$15,000–50,000
interior paint · Slightly faded and could be refreshed	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Resale Paint interior walls — Fresh paint improves interior appearance ↑
• Resale Replace dated kitchen cabinets — Modern cabinets increase appeal ↑
• Resale Replace dated bathroom fixtures — Modern fixtures improve functionality and 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: 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): 34,401
• Household income: $68,061
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 910.0

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 (75%)
• Race & ethnicity: White 75% Black 9% Asian 9% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 14% Arab 3% Lithuanian 2%
• Foreign-born: 25% · Canada, China, Vietnam
• Languages at home: 66% English-only · Other Indo-European 8% Arabic 8% Russian/Polish/Slavic 3%

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: ▼ -279.41%
• Current HPI: 203.3039
• 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

+4.0% since first listed

8 events — show timeline

• 2026-05-16 Listed $129,999 MiRealSource-MiMLS
• 2026-05-16 Listed $129,999 REALCOMP
• 2026-05-14 Coming Soon $129,999 MiRealSource-MiMLS
• 2023-01-03 Sold (MLS) $122,000 MiRealSource-MiMLS
• 2023-01-03 Sold (MLS) $122,000 REALCOMP
• 2022-11-12 Pending — MiRealSource-MiMLS
• 2022-11-11 Listed $125,000 MiRealSource-MiMLS
• 2022-11-11 Listed $125,000 REALCOMP