47630 Van Dyke Ave Denwood Ave · Utica, MI 48312

$84,900

2 bd · 1.0 ba · 930 sqft · SingleFamily · 17 Days on market

Built 1965 Good condition $260/mo HOA · 20% of rent

---

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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• 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 16 days

Tags

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

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $260

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Brick exterior; Slab foundation
• Construction: Brick construction
• Exterior features: In-ground pool; Paved road access; Irregular-shaped lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Ground-level entry; 4 total rooms

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 $160 ($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 8.5% vs local median 3.4% in Utica — 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 78/100 on livability (#106 in MI, #2,586 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, health & safety D+, employment D.
• 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.
• Market conditions: 163 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 17 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $214,830
• Comps found: 10

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%)	1mo	$247,900	$251	68
7101 Reber Dr	0.43mi	3/1.0 (+1)	1,000 (+8%)	6mo	$171,000	$171	58
7000 Ryburn St	0.50mi	3/1.0 (+1)	950 (+2%)	14mo	$245,000	$258	56
11152 Rhode Dr	0.63mi	3/1.0 (+1)	997 (+7%)	1mo	$210,000	$211	52
47270 Burton Dr	0.24mi	2/1.0	800 (-14%)	20mo	$185,000	$231	49
48037 Remer Ave	0.49mi	3/1.0 (+1)	1,050 (+13%)	6mo	$199,000	$190	46
8490 Millis Rd	0.40mi	2/1.0	1,064 (+14%)	22mo	$190,000	$179	40
6651 Mayfair Rd	0.66mi	2/1.0	1,060 (+14%)	8mo	$265,000	$250	39
46261 Harry St	0.69mi	2/1.0	812 (-13%)	10mo	$188,500	$232	38
11044 Doren Ct	0.59mi	2/1.0	1,046 (+12%)	19mo	$220,000	$210	36

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-3,415
• Equity at exit: $12,659

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $10,840
• 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 →

ZIP-level market 48312

• Active inventory: 163
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$260
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $160

Break-even live

Break-even rent $1,072

Max offer price $84,900

Occupancy floor 82%

Sensitivity live

Price	-10% $218	-5% $189	+0% $160	+5% $130	+10% $101
Rent	-10% $59	-5% $109	+0% $160	+5% $210	+10% $260
Rate	-1.0pp $202	-0.5pp $181	base $160	+0.5pp $138	+1.0pp $115

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
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8254 Mary Ann Ave Unit 1032360P Shelby Township, MI	2.0–4.0	1.0–2.0	1517	$6,357	$4.19	0d	2	0.50mi
45631 Harry St Utica, MI	1.0–2.0	1.0	762	$1,295	$1.70	0d	6	0.88mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	45d	1	0.88mi
45850 Cass Ave Apt 3 Utica, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.88mi
45835 Brownell St Utica, MI	1.0	1.0	800	$1,150	$1.44	45d	1	0.94mi
45631 Brownell St Unit 17 Utica, MI	2.0	1.0	850	$1,235	$1.45	45d	1	1.01mi
48770 Shelby Rd Shelby Twp, MI	1.0	1.0	730	$1,195	$1.64	19d	1	1.03mi
48770 Shelby Rd Shelby Twp, MI	1.0–2.0	1.0	817	$1,395	$1.71	0d	3	1.03mi
48596 Roma Valley Dr Shelby Township, MI	1.0–2.0	1.0	825	$1,100	$1.33	45d	2	1.11mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	25d	2	1.39mi
8310 Hall Rd Utica, MI	1.0	1.0	650	$945	$1.45	21d	1	1.39mi
7650 Greeley St Utica, MI	1.0–2.0	1.0	662	$1,250	$1.89	23d	2	1.50mi

HOA detail

• Monthly dues: $260 · $3,120/yr
• Likely covers: watergaslandscapingpool

Listing history 12 events

1. 2026-06-21
   days on market $84,900 Active 17 DOM
2. 2026-06-18
   days on market $84,900 Active 14 DOM
3. 2026-06-17
   days on market $84,900 Active 13 DOM
4. 2026-06-16
   days on market $84,900 Active 12 DOM
5. 2026-06-15
   price $84,900 Active 11 DOM
6. 2026-06-15
   days on market $89,900 Active 11 DOM
7. 2026-06-13
   days on market $89,900 Active 9 DOM
8. 2026-06-13
   days on market $89,900 Active 8 DOM
9. 2026-06-09
   days on market $89,900 Active 5 DOM
10. 2026-06-08
    days on market $89,900 Active 4 DOM
11. 2026-06-07
    remarks 414-char remark
12. 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: $15,285
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − HOA: −$3,120
• − Depreciation: −$2,470
• Taxable income: $796
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $1,724/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

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.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown areas and some bare patches in the landscaping.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• 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. ↑

ⓘ 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 — Utica

• Score: 78/100
• State rank: #106
• US rank: #2586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Macomb County · 638,552 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: 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

1 event — show timeline

• 2026-06-03 Listed $89,900 REALCOMP