37102 Aberdeen Dr #10 · Sterling Heights, MI 48312

$140,000

2 bd · 2.0 ba · 984 sqft · Condo · 36 Days on market

Built 1972 Average condition

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing 2 bedroom condo main floor. Amenties include; 2 bedrooms, 2 full renovated baths, you own private basement with storage, washer, and dryer. Association includes water, sewege & gas for heating, lawn & snow removal. Association fee = $360.00 includes water, garbage, heat, snow removal, lawn care.

Key facts

• Private basement
• Storage
• Dryer

Tags

• PRIVATE BASEMENT
• STORAGE
• WASHER
• DRYER
• ASSOCIATION INCLUDES WATER
• ASSOCIATION INCLUDES GAS

Property features AI

Finance

• HOA & community: Has association; Association covers water, trash, sewer, heat, snow removal, and lawn/yard care

Exterior

• Parking: Detached parking; One-car garage; Carport
• Utilities: Electric water heater; Natural gas water heater; Public sewer
• Home design: Residential condominium; Living area about 984
• Construction: Built in 1972; Brick construction; Asphalt roof
• Exterior features: Approximately 17.29 acres lot; Public water

Interior

• Kitchen: Kitchen (9 x 10); Dishwasher; Oven; Refrigerator
• Bedrooms: Primary bedroom (11 x 14); Second bedroom (11 x 12)
• Bathrooms: Two full bathrooms; Primary bathroom (5 x 10); Second bathroom (4 x 7)
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 28 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 $968 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 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 7.8

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-9,181
• Equity at exit: $20,874

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $9,458
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $212

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $308	-5% $260	+0% $212	+5% $163	+10% $115
Rent	-10% $94	-5% $153	+0% $212	+5% $271	+10% $330
Rate	-1.0pp $282	-0.5pp $247	base $212	+0.5pp $175	+1.0pp $139

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15329 Danseur Dr Unit 795 Clinton Twp, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	1.00mi
15353 Dominique Dr Unit 834 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	26d	1	1.01mi
15368 Dominique Dr Unit 868 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	45d	1	1.01mi
38051 Saint Tropez Dr Unit 990 Clinton Township, MI	3.0	2.0	1120	$1,549	$1.38	4d	1	1.02mi
15377 Dominique Dr Unit 828 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	3d	1	1.05mi
38033 Ducharme Dr Unit 604 Clinton Twp, MI	2.0	2.0	960	$1,499	$1.56	45d	1	1.05mi
15386 Danseur Dr Unit 822 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.08mi
38044 Johannes Dr Unit 521 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.10mi
15835 Marentette Dr Unit 512 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.11mi
38056 Johannes Dr Unit 524 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	1.12mi
38100 Ducharme Dr Unit 476 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	4d	1	1.12mi
15856 Marentette Dr Unit 336 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	1d	1	1.14mi
15836 Croatia Dr Unit 544 Clinton Township, MI	2.0	1.0	840	$1,349	$1.61	45d	1	1.15mi
15868 Marentette Dr Unit 339 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	14d	1	1.16mi
15974 Villaire Ave Unit 445 Clinton Township, MI	2.0	1.0	768	$1,319	$1.72	4d	1	1.16mi
38019 Leverette Ave Unit 500 Clinton Township, MI	2.0	2.0	960	$1,389	$1.45	3d	1	1.17mi
15811 Villaire Ave Unit 643 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.17mi
38055 Leverette Ave Unit 491 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	1.18mi
16011 Villaire Ave Unit 682 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	3d	1	1.24mi
16016 Villaire Ave Unit 402 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	6d	1	1.24mi
0 Woodland MDWS Update, MI	1.0–2.0	1.0–2.0	1002	$2,059	$2.05	0d	10	1.25mi
38013 Chilver Ave Unit 381 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.25mi
16035 Villaire Ave Unit 688 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.28mi
38053 Orleans St Unit 124 Clinton Township, MI	2.0	2.0	960	$1,499	$1.56	16d	1	1.36mi
16152 Notre Dame St Unit 199 Clinton Township, MI	2.0	2.0	960	$1,329	$1.38	1d	1	1.39mi
16151 Notre Dame St Unit 245 Clinton Township, MI	2.0	2.0	960	$1,309	$1.36	45d	1	1.40mi
16142 Normandy St Unit 249 Clinton Township, MI	2.0	2.0	960	$1,399	$1.46	45d	1	1.42mi
16196 Notre Dame St Unit 210 Clinton Township, MI	3.0	2.0	1056	$1,549	$1.47	1d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watertrashgaslandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $140,000 Active 36 DOM
2. 2026-06-18
   days on market $140,000 Active 33 DOM
3. 2026-06-17
   days on market $140,000 Active 32 DOM
4. 2026-06-16
   days on market $140,000 Active 31 DOM
5. 2026-06-15
   days on market $140,000 Active 30 DOM
6. 2026-06-13
   days on market $140,000 Active 28 DOM
7. 2026-06-13
   days on market $140,000 Active 27 DOM
8. 2026-06-09
   days on market $140,000 Active 24 DOM
9. 2026-06-08
   days on market $140,000 Active 23 DOM
10. 2026-06-07
    days on market $140,000 Active 22 DOM
11. 2026-06-04
    days on market $140,000 Active 19 DOM
12. 2026-06-03
    days on market $140,000 Active 18 DOM
13. 2026-06-02
    days on market $140,000 Active 17 DOM
14. 2026-06-01
    days on market $140,000 Active 16 DOM
15. 2026-05-31
    days on market $140,000 Active 15 DOM
16. 2026-05-16
    listed $150,000 Active 316-char remark

    Show marketing remark (316 chars)

    Amazing 2 bedroom condo main floor. Amenties include; 2 bedrooms, 2 full renovated baths, you own private basement with storage, washer, and dryer. Association includes water, sewege & gas for heating, lawn & snow removal. Association fee = $360.00 includes water, garbage, heat, snow removal, lawn care.

17. 2026-05-16
    listed $150,000 Active

    Show marketing remark (316 chars)

    Amazing 2 bedroom condo main floor. Amenties include; 2 bedrooms, 2 full renovated baths, you own private basement with storage, washer, and dryer. Association includes water, sewege & gas for heating, lawn & snow removal. Association fee = $360.00 includes water, garbage, heat, snow removal, lawn care.

18. 2026-05-16
    listed $150,000 Active 316-char remark

    Show marketing remark (316 chars)

    Amazing 2 bedroom condo main floor. Amenties include; 2 bedrooms, 2 full renovated baths, you own private basement with storage, washer, and dryer. Association includes water, sewege & gas for heating, lawn & snow removal. Association fee = $360.00 includes water, garbage, heat, snow removal, lawn care.

19. 2014-05-10
    historical
20. 2014-05-10
    historical
21. 2014-04-11
    listed $49,900
22. 2014-04-11
    listed $49,900

ⓘ 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: $17,912
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,073
• Taxable income: $331
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $2,461/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

Average 55/100 Cosmetic rehab

A 2-bedroom condo with average condition, requiring minor repairs and cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor exterior siding — Weathered appearance
• Minor interior paint — Slightly faded

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Improves resale value and rental appeal
• Both Replace kitchen cabinets — Modernizes the space and increases value
• Both Replace bathroom fixtures — Modernizes the space and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered appearance	Minor	$500–3,000
interior paint · Slightly faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Improves resale value and rental appeal ↑
• Both Replace kitchen cabinets — Modernizes the space and increases value ↑
• Both Replace bathroom fixtures — Modernizes the space and increases 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 — 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

+200.6% since first listed

7 events — show timeline

• 2026-05-16 Listed $150,000 MiRealSource-MiMLS
• 2026-05-16 Listed $150,000 SW Michigan MLS
• 2026-05-16 Listed $150,000 REALCOMP
• 2014-05-10 Listing Removed — REALCOMP
• 2014-05-10 Listing Removed — MiRealSource-MiMLS
• 2014-04-11 Listed $49,900 REALCOMP
• 2014-04-11 Listed $49,900 MiRealSource-MiMLS