8211 DENWOOD Dr #6 · Sterling Heights, MI 48312 5947

$80,000

1 bd · 1.0 ba · 731 sqft · Condo · 134 Days on market

Built 1965 Good condition $109/sqft · 15% below area Est $94k · 15% under $212/mo HOA · 17% of rent

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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 +27.2/30.0
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

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 $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.9% 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: 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.
• Zoned schools: Black Elementary School (math 12% / reading 27%, grade F, #1,110 of 1,397 statewide, top 81%, 421 students, 73% FRL); Carleton Middle School (math 15% / reading 37%, grade F, #383 of 493 statewide, top 78%, 659 students, 76% FRL); Cousino Senior High School (math 25% / reading 53%, grade F, #328 of 713 statewide, top 46%, 1,279 students, 56% FRL) — zoned schools average 68% FRL vs 48% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $80k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.57% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 5.3

CMA / ARV

• ARV (median comp): $94,410
• List price: $80,000
• Delta: -15.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8251 Denwood Dr Unit G1	0.03mi	2/1.0 (+1)	900 (+23%)	3mo	$96,030	$107	66
12042 15 Mile Rd	1.31mi	1/1.0	704 (-4%)	1mo	$90,000	$128	58
6027 Peck Ave	1.02mi	2/1.0 (+1)	746 (+2%)	4mo	$104,000	$139	53
35226 Tall Oaks Dr	0.81mi	2/1.0 (+1)	800 (+9%)	1mo	$135,000	$169	44
35274 Terrybrook Dr	0.88mi	2/1.0 (+1)	800 (+9%)	2mo	$129,000	$161	43
35122 Terrybrook Dr	0.82mi	2/1.0 (+1)	800 (+9%)	3mo	$130,000	$163	42
11720 15 Mile Rd Unit A9	1.19mi	2/1.0 (+1)	900 (+23%)	2mo	$129,000	$143	33
11810 Ina Dr #70	1.14mi	2/1.5 (+1)	900 (+23%)	0mo	$124,000	$138	33
11810 15 Mile Rd	1.24mi	2/1.0 (+1)	900 (+23%)	3mo	$116,500	$129	32
34821 Valleyview Dr. Dr Unit D7	1.12mi	2/1.0 (+1)	900 (+23%)	4mo	$140,000	$156	32
35252 Terrybrook Dr	0.88mi	2/1.0 (+1)	840 (+15%)	4mo	$145,000	$173	32
11820 Seaton Dr #1	1.20mi	2/1.0 (+1)	900 (+23%)	5mo	$122,500	$136	31

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: 19.2%
• Equity multiple: 2.09×
• Total profit: $24,447
• Equity at exit: $35,971

10-year hold

• IRR: 20.5%
• Equity multiple: 3.98×
• Total profit: $66,700
• Equity at exit: $55,436

Cash invested: $22,400 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

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

ZIP-level market 48312 5947

• Active inventory: 1
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$212
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $230

Break-even live

Break-even rent $968

Max offer price $80,000

Occupancy floor 77%

Sensitivity live

Price	-10% $285	-5% $258	+0% $230	+5% $203	+10% $175
Rent	-10% $131	-5% $180	+0% $230	+5% $280	+10% $330
Rate	-1.0pp $270	-0.5pp $251	base $230	+0.5pp $209	+1.0pp $188

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34792 Oceanview Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	756	$1,275	$1.69	7d	6	0.56mi
34911 Van Dyke Ave Sterling Heights, MI	1.0	1.0–2.0	800	$1,300	$1.62	93d	1	0.57mi
11221 14 Mile Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	818	$1,149	$1.40	7d	6	0.65mi
8484 Brougham Dr Sterling Heights, MI	1.0–3.0	1.0–2.0	857	$1,595	$1.86	7d	37	1.00mi
5800 Streefkerk Dr Warren, MI	1.0	1.0	560	$883	$1.58	16d	3	1.28mi

HOA detail $212/mo · $2,544/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 134 DOM
2. 2026-08-06
   days on market $80,000 Active 132 DOM
3. 2026-08-05
   days on market $80,000 Active 131 DOM
4. 2026-08-04
   days on market $80,000 Active 130 DOM
5. 2026-08-03
   days on market $80,000 Active 129 DOM
6. 2026-07-31
   days on market $80,000 Active 126 DOM
7. 2026-07-30
   days on market $80,000 Active 124 DOM
8. 2026-07-28
   days on market $80,000 Active 123 DOM
9. 2026-07-26
   days on market $80,000 Active 121 DOM
10. 2026-07-24
    days on market $80,000 Active 119 DOM
11. 2026-07-23
    listing id $80,000 Active 118 DOM
12. 2026-07-23
    days on market $80,000 Active 118 DOM
13. 2026-07-22
    days on market $80,000 Active 117 DOM
14. 2026-07-21
    days on market $80,000 Active 116 DOM
15. 2026-07-20
    days on market $80,000 Active 115 DOM
16. 2026-07-18
    days on market $80,000 Active 113 DOM
17. 2026-07-18
    pricedays on market $80,000 Active 112 DOM
18. 2026-07-16
    days on market $85,000 Active 111 DOM
19. 2026-07-15
    days on market $85,000 Active 110 DOM
20. 2026-07-14
    days on market $85,000 Active 109 DOM
21. 2026-07-13
    days on market $85,000 Active 108 DOM
22. 2026-07-13
    days on market $85,000 Active 107 DOM
23. 2026-07-11
    days on market $85,000 Active 106 DOM
24. 2026-07-10
    days on market $85,000 Active 105 DOM
25. 2026-07-09
    days on market $85,000 Active 104 DOM
26. 2026-07-07
    days on market $85,000 Active 102 DOM
27. 2026-07-06
    days on market $85,000 Active 101 DOM
28. 2026-07-06
    days on market $85,000 Active 100 DOM
29. 2026-07-05
    days on market $85,000 Active 99 DOM
30. 2026-07-03
    days on market $85,000 Active 98 DOM
31. 2026-07-02
    days on market $85,000 Active 97 DOM
32. 2026-07-01
    days on market $85,000 Active 96 DOM
33. 2026-06-30
    days on market $85,000 Active 95 DOM
34. 2026-06-29
    days on market $85,000 Active 94 DOM
35. 2026-06-28
    days on market $85,000 Active 93 DOM
36. 2026-06-27
    days on market $85,000 Active 92 DOM
37. 2026-06-26
    days on market $85,000 Active 91 DOM
38. 2026-06-24
    days on market $85,000 Active 89 DOM
39. 2026-06-22
    days on market $85,000 Active 87 DOM
40. 2026-06-21
    days on market $85,000 Active 86 DOM
41. 2026-06-18
    days on market $85,000 Active 83 DOM
42. 2026-06-17
    days on market $85,000 Active 82 DOM
43. 2026-06-16
    days on market $85,000 Active 81 DOM
44. 2026-06-15
    days on market $85,000 Active 80 DOM
45. 2026-06-13
    pricedays on market $85,000 Active 78 DOM
46. 2026-06-09
    days on market $87,500 Active 74 DOM
47. 2026-06-08
    days on market $87,500 Active 73 DOM
48. 2026-06-07
    days on market $87,500 Active 72 DOM
49. 2026-06-04
    days on market $87,500 Active 69 DOM
50. 2026-06-03
    days on market $87,500 Active 68 DOM

ⓘ 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: $15,115
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − HOA: −$2,544
• − Depreciation: −$2,327
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $2,344/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 Est. rehab $3,655–$10,965 screening

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 ↑

ⓘ 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 23/100

Zoned Schools

Elementary Black Elementary School F MI #1,110/1,397 Nat'l #33,738/41,679 Middle Carleton Middle School F MI #383/493 Nat'l #10,089/14,009 High Macomb Math Science Technology Center

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

B Composite livability gradescore 74/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

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