11810 Ina Dr #70 · Sterling Heights, MI 48312

$129,999

2 bd · 1.5 ba · 0 sqft · Condo public records · 39 Days on market

Built 1973 Est $131k · at est. $295/mo HOA · 14% of rent ↓ 4% 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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 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

Enjoy elevated living in this beautifully updated upper-level condo featuring a newly installed Trex balcony with peaceful golf course views. The interior shines with fresh paint, newer flooring, and a granite kitchen complete with a pantry and full appliance package. Retreat to the primary suite featuring a walk-in closet and private en-suite bath. This unit offers unmatched convenience with two dedicated carports and a private basement storage area housing your own washer and dryer. Residents enjoy a community pool and gas grill, while the comprehensive HOA covers: water, gas, trash, lawn, snow, and maintenance. Truly move-in ready!

Key facts

• Pantry
• Walk-in closet
• Golf course views

Tags

• GOLF COURSE VIEWS
• GRANITE KITCHEN
• PANTRY
• FULL APPLIANCE PACKAGE
• WALK-IN CLOSET
• PRIVATE EN-SUITE BATH

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Homeowners association with $295 monthly fee; HOA covers gas, water, sewer, trash, snow removal, maintenance (grounds and structure)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Underground utilities; Paved road access
• Home design: Condominium (residential); One story; Ground-level entry with steps; Asphalt roof
• Construction: Brick and asphalt construction
• Exterior features: Covered patio/porch; Balcony; Community pool; Sidewalks; Clubhouse

Interior

• Kitchen: Microwave; Free-standing refrigerator
• Bedrooms: 6 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/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 10.1% 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.
• 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: 163 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 36% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 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.

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

Questions for the listing agent

1. It's been on market 39 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 5.3

CMA / ARV

• ARV (median comp): $131,078
• List price: $129,999
• Delta: -0.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,663
• Equity at exit: $19,383

10-year hold

• IRR: 13.6%
• Equity multiple: 2.10×
• Total profit: $39,936
• 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: 5.3×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$295
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $416

Break-even live

Break-even rent $1,511

Max offer price $129,999

Occupancy floor 75%

Sensitivity live

Price	-10% $506	-5% $461	+0% $416	+5% $371	+10% $326
Rent	-10% $255	-5% $336	+0% $416	+5% $497	+10% $577
Rate	-1.0pp $482	-0.5pp $449	base $416	+0.5pp $383	+1.0pp $348

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34480 Maple Lane Dr Sterling Heights, MI	3.0	3.0	—	$2,400	—	4d	1	0.16mi
11223 Hemlock Dr Sterling Heights, MI	3.0	2.5	2084	$2,500	$1.20	0d	1	0.54mi
35470 Dearing Dr Sterling Heights, MI	3.0	2.5	2664	$2,500	$0.94	0d	1	0.61mi
35144 Terrybrook Dr Sterling Heights, MI	3.0	1.5	2200	$1,900	$0.86	25d	1	0.70mi
8600 Beech Dr Sterling Heights, MI	1.0–2.0	1.0	900	$1,319	$1.47	3d	6	0.82mi
11221 14 Mile Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	818	$1,550	$1.89	3d	6	0.91mi
11221 E 14 Mile Rd Unit 325 Sterling Heights, MI	1.0	1.0	—	$1,125	—	45d	1	0.91mi
8338 Hickory Dr Sterling Heights, MI	2.0	1.0	—	$1,500	—	44d	1	0.93mi
13375 Stonegate Dr Sterling Heights, MI	2.0	1.0–2.0	950	$1,340	$1.41	4d	3	0.94mi
8484 Brougham Dr Sterling Heights, MI	1.0–3.0	1.0–2.0	885	$2,000	$2.26	0d	24	1.02mi
32827 Dover Ave Warren, MI	3.0	1.5	—	$2,200	—	11d	1	1.07mi
13154 Boca Grande Dr Sterling Heights, MI	3.0	2.0	1540	$2,400	$1.56	0d	1	1.14mi
36778 Wayne Dr Sterling Heights, MI	3.0	1.5	—	$1,950	—	25d	1	1.16mi
34911 Van Dyke Ave Sterling Heights, MI	1.0	1.0–2.0	800	$1,300	$1.62	44d	1	1.18mi
8100 Denwood Dr Sterling Heights, MI	1.0	1.0	525	$1,000	$1.90	15d	1	1.18mi
36552 Melbourne Dr Sterling Heights, MI	3.0	2.0	—	$2,500	—	45d	1	1.37mi
11489 Anna Lisa Dr Sterling Heights, MI	3.0	2.5	3250	$3,550	$1.09	25d	1	1.41mi
11489 Anna Lisa Dr Sterling Heights, MI	3.0	2.5	3250	$3,500	$1.08	0d	1	1.41mi
11489 Anna Lisa Dr Sterling Heights, MI	3.0	2.5	—	$3,300	—	44d	1	1.41mi
34335 Heartsworth Ln Sterling Heights, MI	3.0	2.5	3400	$3,000	$0.88	17d	1	1.42mi
34335 Heartsworth Ln Sterling Heights, MI	3.0	2.5	—	$3,000	—	0d	1	1.42mi
14378 Moravian Manor Cir Sterling Heights, MI	2.0	2.0	1303	$1,800	$1.38	25d	1	1.47mi
14574 Moravian Manor Cir Sterling Heights, MI	2.0	2.0	—	$1,900	—	0d	1	1.48mi
14602 Moravian Manor Cir Sterling Heights, MI	2.0	2.0	—	$1,750	—	44d	1	1.48mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: watertrashgaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $129,999 Active 39 DOM
2. 2026-06-18
   days on market $129,999 Active 36 DOM
3. 2026-06-17
   days on market $129,999 Active 35 DOM
4. 2026-06-16
   days on market $129,999 Active 34 DOM
5. 2026-06-15
   days on market $129,999 Active 33 DOM
6. 2026-06-13
   days on market $129,999 Active 31 DOM
7. 2026-06-09
   days on market $129,999 Active 27 DOM
8. 2026-06-08
   days on market $129,999 Active 26 DOM
9. 2026-06-07
   days on market $129,999 Active 25 DOM
10. 2026-06-04
    days on market $129,999 Active 22 DOM
11. 2026-06-03
    days on market $129,999 Active 21 DOM
12. 2026-06-02
    days on market $129,999 Active 20 DOM
13. 2026-06-01
    days on market $129,999 Active 19 DOM
14. 2026-05-31
    days on market $129,999 Active 18 DOM
15. 2026-05-13
    listed $135,000 Active 642-char remark

    Show marketing remark (642 chars)

    Enjoy elevated living in this beautifully updated upper-level condo featuring a newly installed Trex balcony with peaceful golf course views. The interior shines with fresh paint, newer flooring, and a granite kitchen complete with a pantry and full appliance package. Retreat to the primary suite featuring a walk-in closet and private en-suite bath. This unit offers unmatched convenience with two dedicated carports and a private basement storage area housing your own washer and dryer. Residents enjoy a community pool and gas grill, while the comprehensive HOA covers: water, gas, trash, lawn, snow, and maintenance. Truly move-in ready!

16. 2026-05-13
    listed $135,000 Active 642-char remark

    Show marketing remark (642 chars)

    Enjoy elevated living in this beautifully updated upper-level condo featuring a newly installed Trex balcony with peaceful golf course views. The interior shines with fresh paint, newer flooring, and a granite kitchen complete with a pantry and full appliance package. Retreat to the primary suite featuring a walk-in closet and private en-suite bath. This unit offers unmatched convenience with two dedicated carports and a private basement storage area housing your own washer and dryer. Residents enjoy a community pool and gas grill, while the comprehensive HOA covers: water, gas, trash, lawn, snow, and maintenance. Truly move-in ready!

ⓘ 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: $24,451
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$3,540
• − Depreciation: −$3,782
• Taxable income: $3,335
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $4,195/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

-3.7% since first listed

4 events — show timeline

• 2026-05-27 Price Changed $129,999 MiRealSource-MiMLS
• 2026-05-27 Price Changed $129,999 REALCOMP
• 2026-05-13 Listed $135,000 REALCOMP
• 2026-05-13 Listed $135,000 MiRealSource-MiMLS

Property tax history

+42.7%/yr

Latest (2016): $30 · +3.4% YoY. Source: county tax records.