47630 Van Dyke Ave Denwood Ave · Shelby, MI 48312

$84,900

2 bd · 1.0 ba · 930 sqft · SingleFamily · 20 Days on market

Built 1965 Good condition $91/sqft · 64% below area $260/mo HOA · 20% 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a beautiful 2-bedroom updated Condo is MOVE-IN-READY. Coin operated laundry room, reserved storage space for your belongings. The Complex offers a large in-ground community pool and courtyard for entertaining and gatherings. WATER AND GAS , structure and grounds maintenance included with monthly HOA. Buyer and buyer's agent to verify all the info and sizes. buyer and buyers agent to verify all the info.

Key facts

• Pool
• Built 1965
• Listed 19 days

Tags

• IN GROUND COMMUNITY POOL
• RESERVED STORAGE SPACE
• COURTYARD FOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.1% in Shelby — 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 70/100 on livability (#324 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: Wiley Elementary School (math 35% / reading 48%, grade F, #581 of 1,397 statewide, top 42%, 510 students, 46% FRL); Utica High School (math 33% / reading 62%, grade D, #185 of 713 statewide, top 26%, 1,368 students, 36% FRL) — zoned schools average 41% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $587 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

• It's been on market 20 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $83,626 (1.5% below list)

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.50% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 5.5

CMA / ARV

• ARV (median comp): $235,751
• List price: $84,900
• Delta: -63.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7515 Saint John St	0.47mi	2/1.0	986 (+6%)	2mo	$247,900	$251	66
7101 Reber Dr	0.43mi	3/1.0 (+1)	1,000 (+8%)	7mo	$171,000	$171	56
7000 Ryburn St	0.50mi	3/1.0 (+1)	950 (+2%)	16mo	$245,000	$258	55
11152 Rhode Dr	0.63mi	3/1.0 (+1)	997 (+7%)	3mo	$210,000	$211	51
47270 Burton Dr	0.24mi	2/1.0	800 (-14%)	22mo	$185,000	$231	48
48037 Remer Ave	0.49mi	3/1.0 (+1)	1,050 (+13%)	7mo	$199,000	$190	45
8490 Millis Rd	0.40mi	2/1.0	1,064 (+14%)	23mo	$190,000	$179	38
6651 Mayfair Rd	0.66mi	2/1.0	1,060 (+14%)	10mo	$265,000	$250	38
46261 Harry St	0.69mi	2/1.0	812 (-13%)	12mo	$188,500	$232	37
11044 Doren Ct	0.59mi	2/1.0	1,046 (+12%)	21mo	$220,000	$210	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,272
• Equity at exit: $12,659

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $11,148
• Equity at exit: $7,341

Cash invested: $23,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 3.8 mo (27%/mo absorbed)
• Median asking: $245,000 ($254/sqft)
• Median days on market: 17 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48312

• Active inventory: 138
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$260
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $162

Break-even live

Break-even rent $1,072

Max offer price $84,900

Occupancy floor 82%

Sensitivity live

Price	-10% $220	-5% $191	+0% $162	+5% $132	+10% $103
Rent	-10% $61	-5% $111	+0% $162	+5% $212	+10% $263
Rate	-1.0pp $205	-0.5pp $183	base $162	+0.5pp $140	+1.0pp $117

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: $21,225
• Closing costs: $2,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8254 Mary Ann Ave Unit 1032359P Shelby Township, MI	2.0–4.0	1.0–2.0	1544	$5,799	$3.75	30d	2	0.50mi
45870 Cass Ave Apt 7 Utica, MI	2.0	1.0	800	$1,200	$1.50	23d	1	0.86mi
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,395	$1.83	7d	7	0.88mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,150	$1.44	38d	1	0.88mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	61d	1	0.88mi
45835 Brownell St Utica, MI	1.0–2.0	1.0	825	$1,450	$1.76	23d	2	0.94mi
45631 Brownell St Unit 17 Utica, MI	2.0	1.0	850	$1,235	$1.45	93d	1	1.01mi
48770 Shelby Rd Shelby Twp, MI	1.0	1.0	730	$1,195	$1.64	67d	1	1.03mi
48770 Shelby Rd Shelby Twp, MI	1.0	1.0	730	$1,160	$1.59	7d	2	1.03mi
48596 Roma Valley Dr Shelby Township, MI	1.0–2.0	1.0	825	$1,100	$1.33	93d	2	1.11mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	27d	1	1.39mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	73d	2	1.39mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	69d	1	1.39mi
7650 Greeley St Utica, MI	1.0–2.0	1.0	662	$1,300	$1.96	9d	3	1.50mi

Property features AI

Finance

• Other: Property type: Residential condominiumLocated at 8141 Denwood dr Dr #6, Sterling Heights, MI 48312
• HOA & community: Homeowners association with a monthly fee of $260

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: CondominiumSingle-storyGround-level entry
• Construction: Brick constructionSlab foundationBuilt area above grade: 930 square feet
• Exterior features: In-ground poolPaved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: One-level layoutGround-level entryTotal of 4 rooms

HOA detail $260/mo · $3,120/yr

• Likely covers: watergaslandscapingpool

Listing history 14 events

1. 2026-06-24
   days on market $84,900 Active 20 DOM
2. 2026-06-22
   days on market $84,900 Active 18 DOM
3. 2026-06-21
   days on market $84,900 Active 17 DOM
4. 2026-06-18
   days on market $84,900 Active 14 DOM
5. 2026-06-17
   days on market $84,900 Active 13 DOM
6. 2026-06-16
   days on market $84,900 Active 12 DOM
7. 2026-06-15
   price $84,900 Active 11 DOM
8. 2026-06-15
   days on market $89,900 Active 11 DOM
9. 2026-06-13
   days on market $89,900 Active 9 DOM
10. 2026-06-13
    days on market $89,900 Active 8 DOM
11. 2026-06-09
    days on market $89,900 Active 5 DOM
12. 2026-06-08
    days on market $89,900 Active 4 DOM
13. 2026-06-07
    remarks 414-char remark
14. 2026-06-07
    listed $89,900 Active 3 DOM

ⓘ 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: $15,320
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − HOA: −$3,120
• − Depreciation: −$2,470
• Taxable income: $825
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $1,744/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 · 14 photos

Good 75/100 Cosmetic rehab Est. rehab $4,650–$13,950 screening

This 2-bedroom condo is in good condition with minor repairs needed in landscaping and interior painting. It is MOVE-IN-READY and offers a good return on investment with potential for increased value through cosmetic updates.

Repairs flagged

• Minor Landscaping — Overgrown areas and some bare patches in the landscaping.

Value-add opportunities

• Both Landscaping and exterior painting — Improving the curb appeal and exterior appearance can increase both resale and rental value. ↑
• Both Interior painting — Refreshing the interior paint can make the space more inviting and increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Wiley Elementary School F MI #581/1,397 Nat'l #18,859/41,679 High Utica High School D MI #185/713 Nat'l #6,282/17,239

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

B Composite livability gradescore 70/100

Livability — Shelby

• Score: 70/100
• State rank: #324
• US rank: #7973

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 925,296 people
• 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: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property type: Residential condominiumLocated at 8141 Denwood dr Dr #6, Sterling Heights, MI 48312
• HOA & community: Homeowners association with a monthly fee of $260

Exterior

• Parking: No garage
• Utilities: Public waterPublic sewer
• Home design: CondominiumSingle-storyGround-level entry
• Construction: Brick constructionSlab foundationBuilt area above grade: 930 square feet
• Exterior features: In-ground poolPaved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: One-level layoutGround-level entryTotal of 4 rooms