8171 Denwood Dr Unit K-3 · Sterling Heights, MI 48312

$85,000

1 bd · 1.0 ba · 761 sqft · Condo public records · 14 Days on market

Built 1965 $221/mo HOA · 19% of rent

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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
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained UPPER Level condo with new carpet, pool, and a view of the courtyard. Condo located minutes from shopping, restaurants and medical facilities. Shared basement with storage, Washer & Dryer. Subject to Probate Court final approval (the property has already gone through the court process)

Key facts

• Storage
• Washer and dryer
• Shared basement

Tags

• VIEW OF THE COURTYARD
• SHARED BASEMENT
• STORAGE
• WASHER AND DRYER

Property features AI

Finance

• Other: Subdivision: SOMERSET SQUARE; Directions: Van Dyke & Crestview; Cross street: Van Dyke & Crestview
• HOA & community: Homeowners association with a monthly fee of $221

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; One level; Upper-level entry with steps; Brick exterior
• Construction: Brick construction; Brick/mortar foundation; Built with shingle roof not specified
• Exterior features: Paved road access; Sidewalks in the community; Pets not allowed

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave; Unfinished basement; Common area laundry
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 7.7% 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: schools C-, health & safety D+, amenities F.
• Warren Consolidated Schools (urban): math 18% / reading 39% proficiency, ranked #373 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 159 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $588 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.40% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 6.0

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-7,310
• Equity at exit: $12,674

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $2,435
• Equity at exit: $7,349

Cash invested: $23,800 (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: 159
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$446
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$35
• HOA: −$221
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $99

Break-even live

Break-even rent $1,062

Max offer price $85,000

Occupancy floor 87%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8100 Denwood Dr Sterling Heights, MI	1.0	1.0	525	$1,000	$1.90	14d	1	0.10mi
34911 Van Dyke Ave Sterling Heights, MI	1.0	1.0–2.0	800	$1,300	$1.62	43d	1	0.57mi
8600 Beech Dr Sterling Heights, MI	1.0–2.0	1.0	900	$990	$1.10	2d	6	0.59mi
11221 14 Mile Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	818	$1,275	$1.56	2d	6	0.65mi
8484 Brougham Dr Sterling Heights, MI	1.0–3.0	1.0–2.0	857	$1,595	$1.86	1d	26	1.00mi
5800 Streefkerk Dr Warren, MI	1.0	1.0	560	$877	$1.57	2d	2	1.28mi
31727 Hoover Rd Unit 21 Warren, MI	2.0	1.0	900	$1,395	$1.55	4d	1	1.34mi
5924 Chicago Rd Warren, MI	1.0	1.0	1000	$1,500	$1.50	3d	1	1.43mi

HOA detail condo

• Monthly dues: $221 · $2,652/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $85,000 Active 14 DOM
2. 2026-06-17
   days on market $85,000 Active 13 DOM
3. 2026-06-16
   days on market $85,000 Active 12 DOM
4. 2026-06-15
   days on market $85,000 Active 11 DOM
5. 2026-06-13
   days on market $85,000 Active 9 DOM
6. 2026-06-09
   days on market $85,000 Active 5 DOM
7. 2026-06-08
   days on market $85,000 Active 4 DOM
8. 2026-06-07
   days on market $85,000 Active 3 DOM
9. 2026-06-04
   remarks 304-char remark

   Show marketing remark (308 chars)

   Well maintained UPPER Level condo with new carpet, pool, and a view of the courtyard. Condo located minutes from shopping, restaurants and medical facilities. Shared basement with storage, Washer & Dryer. Subject to Probate Court final approval (the property has already gone through the court process)

10. 2026-06-04
    listed $85,000 Active 1 DOM

    Show marketing remark (308 chars)

    Well maintained UPPER Level condo with new carpet, pool, and a view of the courtyard. Condo located minutes from shopping, restaurants and medical facilities. Shared basement with storage, Washer & Dryer. Subject to Probate Court final approval (the property has already gone through the court process)

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,244
• − Mortgage interest: −$4,761
• − Property taxes: −$1,642
• − Insurance: −$425
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − HOA: −$2,652
• − Depreciation: −$2,473
• Taxable income: $12
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,182/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: Warren Consolidated Schools
• NCES district ID: 2635190
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,259
• Composite: 25.09/100
• National rank: #7533
• State rank: #373 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

+178.7% since first listed

15 events — show timeline

• 2026-06-04 Listed $85,000 MiRealSource-MiMLS
• 2026-06-04 Listed $85,000 REALCOMP
• 2024-09-19 Sold (Public Records) $78,000 Public Records
• 2024-09-13 Sold (MLS) $78,000 MiRealSource-MiMLS
• 2024-09-13 Sold (MLS) $78,000 REALCOMP
• 2024-08-27 Pending — MiRealSource-MiMLS
• 2024-08-27 Pending — REALCOMP
• 2024-08-03 Price Changed $80,000 MiRealSource-MiMLS
• 2024-08-03 Price Changed $80,000 REALCOMP
• 2024-07-31 Price Changed $85,000 MiRealSource-MiMLS
• 2024-07-31 Price Changed $85,000 REALCOMP
• 2024-07-23 Listed $89,000 MiRealSource-MiMLS
• 2024-07-23 Listed $89,000 REALCOMP
• 2021-09-22 Sold (Public Records) $60,000 Public Records
• 1994-12-30 Sold (Public Records) $30,500 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,642 · +18.9% YoY. Source: county tax records.