8211 Denwood Dr #6 · Sterling Heights, MI 48312

$85,000

1 bd · 1.0 ba · 731 sqft · Condo · 83 Days on market

Built 1965 Good condition $116/sqft · 7% below area Est $91k · 7% under $212/mo HOA · 18% 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 +21.5/30.0
• ARV discount +10.6/15.0
• 1% rule +8.8/10.0
• DSCR +6.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and well-maintained 1 bedroom 1 bathroom condo located in a lovely and quiet neighborhood. The bright living space faces a vast backyard with no neighbors, offering peace and privacy. The share basement includes convenient coin-operated laundry facilities, as well as a designated storage area for your belongings. You'll enjoy the serenity of the surroundings while still being close to shopping and dining. This condo is perfect for those looking for comfort and convenience in a great location. Will consider land contract.

Key facts

• Vast backyard
• Close to dining
• Quiet neighborhood

Tags

• VAST BACKYARD
• COIN-OPERATED LAUNDRY
• DESIGNATED STORAGE AREA
• QUIET NEIGHBORHOOD
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $127 ($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: $80k (6.0% 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: 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; 5 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

• It's been on market 83 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $85k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 6.0

CMA / ARV

• ARV (median comp): $91,366
• List price: $85,000
• Delta: -6.97%
• 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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-5,533
• Equity at exit: $12,674

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $6,204
• 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: $1,173 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$212
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $127

Break-even live

Break-even rent $1,012

Max offer price $85,000

Occupancy floor 84%

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 5 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
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	3d	2	1.28mi

HOA detail condo

• Monthly dues: $212 · $2,544/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $85,000 Active 83 DOM
2. 2026-06-17
   days on market $85,000 Active 82 DOM
3. 2026-06-16
   days on market $85,000 Active 81 DOM
4. 2026-06-15
   days on market $85,000 Active 80 DOM
5. 2026-06-13
   pricedays on market $85,000 Active 78 DOM
6. 2026-06-09
   days on market $87,500 Active 74 DOM
7. 2026-06-08
   days on market $87,500 Active 73 DOM
8. 2026-06-07
   days on market $87,500 Active 72 DOM
9. 2026-06-04
   days on market $87,500 Active 69 DOM
10. 2026-06-03
    days on market $87,500 Active 68 DOM
11. 2026-06-02
    days on market $87,500 Active 67 DOM
12. 2026-06-01
    days on market $87,500 Active 66 DOM
13. 2026-05-31
    days on market $87,500 Active 65 DOM
14. 2026-04-29
    price $87,500 551-char remark

    Show marketing remark (551 chars)

    Welcome to this charming and well-maintained 1 bedroom 1 bathroom condo located in a lovely and quiet neighborhood. The bright living space faces a vast backyard with no neighbors, offering peace and privacy. The share basement includes convenient coin-operated laundry facilities, as well as a designated storage area for your belongings. You'll enjoy the serenity of the surroundings while still being close to shopping and dining. This condo is perfect for those looking for comfort and convenience in a great location. Will consider land contract.

15. 2026-04-28
    price $87,500 551-char remark

    Show marketing remark (551 chars)

    Welcome to this charming and well-maintained 1 bedroom 1 bathroom condo located in a lovely and quiet neighborhood. The bright living space faces a vast backyard with no neighbors, offering peace and privacy. The share basement includes convenient coin-operated laundry facilities, as well as a designated storage area for your belongings. You'll enjoy the serenity of the surroundings while still being close to shopping and dining. This condo is perfect for those looking for comfort and convenience in a great location. Will consider land contract.

16. 2026-04-08
    status Active 551-char remark

    Show marketing remark (551 chars)

    Welcome to this charming and well-maintained 1 bedroom 1 bathroom condo located in a lovely and quiet neighborhood. The bright living space faces a vast backyard with no neighbors, offering peace and privacy. The share basement includes convenient coin-operated laundry facilities, as well as a designated storage area for your belongings. You'll enjoy the serenity of the surroundings while still being close to shopping and dining. This condo is perfect for those looking for comfort and convenience in a great location. Will consider land contract.

17. 2026-04-08
    historical 551-char remark

    Show marketing remark (551 chars)

    Welcome to this charming and well-maintained 1 bedroom 1 bathroom condo located in a lovely and quiet neighborhood. The bright living space faces a vast backyard with no neighbors, offering peace and privacy. The share basement includes convenient coin-operated laundry facilities, as well as a designated storage area for your belongings. You'll enjoy the serenity of the surroundings while still being close to shopping and dining. This condo is perfect for those looking for comfort and convenience in a great location. Will consider land contract.

18. 2026-03-27
    listed $92,980 Active 551-char remark

    Show marketing remark (551 chars)

    Welcome to this charming and well-maintained 1 bedroom 1 bathroom condo located in a lovely and quiet neighborhood. The bright living space faces a vast backyard with no neighbors, offering peace and privacy. The share basement includes convenient coin-operated laundry facilities, as well as a designated storage area for your belongings. You'll enjoy the serenity of the surroundings while still being close to shopping and dining. This condo is perfect for those looking for comfort and convenience in a great location. Will consider land contract.

19. 2026-03-27
    listed $92,980 Active 551-char remark

    Show marketing remark (551 chars)

    Welcome to this charming and well-maintained 1 bedroom 1 bathroom condo located in a lovely and quiet neighborhood. The bright living space faces a vast backyard with no neighbors, offering peace and privacy. The share basement includes convenient coin-operated laundry facilities, as well as a designated storage area for your belongings. You'll enjoy the serenity of the surroundings while still being close to shopping and dining. This condo is perfect for those looking for comfort and convenience in a great location. Will consider land contract.

20. 2026-03-25
    historical
21. 2026-03-25
    historical
22. 2026-01-23
    listed $93,000 Active
23. 2026-01-23
    listed $93,000 Active
24. 2026-01-22
    historical
25. 2024-11-18
    historical
26. 2024-11-18
    historical
27. 2024-10-18
    price $84,000
28. 2024-10-17
    price $84,000
29. 2024-09-06
    listed $92,000 Active
30. 2024-09-06
    listed $92,000 Active
31. 2008-09-02
    soldstatus $39,500
32. 2008-07-24
    listed $39,500
33. 2008-07-19
    historical
34. 2008-01-19
    listed $39,900

ⓘ 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 ≥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: $14,073
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$2,544
• − Depreciation: −$2,473
• Taxable income: $343
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $1,442/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

Good 75/100 Cosmetic rehab

This well-maintained 1-bedroom condo is move-in ready with a good condition score and minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans — Modern fans improve air circulation and reduce energy costs
• Both Replace carpet — New carpet improves comfort and reduces allergens
• Both Install smart home devices — Enhances convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans — Modern fans improve air circulation and reduce energy costs ↑
• Both Replace carpet — New carpet improves comfort and reduces allergens ↑
• Both Install smart home devices — Enhances convenience and energy efficiency ↑

ⓘ 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: 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

+119.3% since first listed

21 events — show timeline

• 2026-04-29 Price Changed $87,500 MiRealSource-MiMLS
• 2026-04-28 Price Changed $87,500 REALCOMP
• 2026-04-08 Relisted — REALCOMP
• 2026-04-08 Listing Removed — REALCOMP
• 2026-03-27 Listed $92,980 REALCOMP
• 2026-03-27 Listed $92,980 MiRealSource-MiMLS
• 2026-03-25 Listing Removed — MiRealSource-MiMLS
• 2026-03-25 Listing Removed — REALCOMP
• 2026-01-23 Listed $93,000 MiRealSource-MiMLS
• 2026-01-23 Listed $93,000 REALCOMP
• 2026-01-22 Coming Soon — MiRealSource-MiMLS
• 2024-11-18 Listing Removed — MiRealSource-MiMLS
• 2024-11-18 Listing Removed — REALCOMP
• 2024-10-18 Price Changed $84,000 MiRealSource-MiMLS
• 2024-10-17 Price Changed $84,000 REALCOMP
• 2024-09-06 Listed $92,000 MiRealSource-MiMLS
• 2024-09-06 Listed $92,000 REALCOMP
• 2008-09-02 Sold (MLS) $39,500 REALCOMP
• 2008-07-24 Listed $39,500 REALCOMP
• 2008-07-19 Listing Removed — REALCOMP
• 2008-01-19 Listed $39,900 REALCOMP