47630 Van Dyke denwood · Sterling Heights, MI 48312

$84,900

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

Built 1965 Good condition $91/sqft · 66% below area $260/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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 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 $-58 ($-694/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (9.9% below list).
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.9% below list) — sets the bar for cash-flow.
• Cap rate 11.5% 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.
• 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: Bruce Collins Elementary School (math 37% / reading 49%, grade F, #540 of 1,397 statewide, top 39%, 428 students, 57% FRL); Heritage Junior High School (math 39% / reading 49%, grade D, #173 of 493 statewide, top 36%, 448 students, 51% FRL); Adlai Stevenson High School (math 32% / reading 54%, grade F, #260 of 713 statewide, top 37%, 1,977 students, 55% FRL) — zoned schools average 54% FRL vs 26% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 138 active listings in the ZIP; 10 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

• 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,533 (9.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.81% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.61%
• DSCR: 1.83
• GRM: 4.6

CMA / ARV

• ARV (median comp): $250,000
• List price: $84,900
• Delta: -66.04%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11720 15 Mile Rd Unit A9	0.54mi	2/1.0	900 (-3%)	2mo	$129,000	$143	68
11810 Ina Dr #70	0.74mi	2/1.5	900 (-3%)	0mo	$124,000	$138	58
13900 Camelot Dr #84	1.27mi	2/1.5	884 (-5%)	1mo	$120,000	$136	54
13900 Camelot Dr #84	1.27mi	2/1.5	884 (-5%)	1mo	$120,000	$136	54
14140 Merriweather St	1.37mi	2/2.0	884 (-5%)	1mo	$118,000	$133	52
37102 Aberdeen Dr #10	1.34mi	2/2.0	984 (+6%)	0mo	$122,500	$124	51
36365 Briarcliff Rd	0.73mi	2/1.5	1,000 (+8%)	1mo	$255,000	$255	51
11160 Lesure Dr	1.44mi	3/1.0 (+1)	1,000 (+8%)	2mo	$268,000	$268	45
12042 15 Mile Rd	0.57mi	1/1.0 (-1)	704 (-24%)	1mo	$90,000	$128	42
35226 Tall Oaks Dr	0.86mi	2/1.0	800 (-14%)	1mo	$135,000	$169	41
35274 Terrybrook Dr	0.78mi	2/1.0	800 (-14%)	2mo	$129,000	$161	40
38774 Covington Dr	1.49mi	3/1.5 (+1)	1,056 (+14%)	2mo	$270,000	$256	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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-16,995
• Equity at exit: $12,659

10-year hold

• IRR: -12.3%
• Equity multiple: 0.25×
• Total profit: $-17,732
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

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: 4.6×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$260
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-58

Break-even live

Break-even rent $1,612

Max offer price $76,533

Occupancy floor 99%

Sensitivity live

Price	-10% $1	-5% $-28	+0% $-58	+5% $-87	+10% $-116
Rent	-10% $-179	-5% $-119	+0% $-58	+5% $3	+10% $64
Rate	-1.0pp $-15	-0.5pp $-36	base $-58	+0.5pp $-80	+1.0pp $-102

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12064 Ina Dr Sterling Heights, MI	2.0	1.5	963	$1,750	$1.82	25d	1	0.74mi
8484 Brougham Dr Sterling Heights, MI	1.0–3.0	1.0–2.0	857	$1,972	$2.30	7d	37	0.85mi
8600 Beech Dr Sterling Heights, MI	1.0–2.0	1.0	900	$1,319	$1.47	7d	6	0.99mi
34792 Oceanview Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	756	$1,550	$2.05	7d	6	1.10mi
8445 Hickory Dr Sterling Heights, MI	2.0	1.5	855	$1,450	$1.70	7d	1	1.11mi
34911 Van Dyke Ave Sterling Heights, MI	1.0	1.0–2.0	800	$1,300	$1.62	93d	1	1.29mi
37933 Durham Dr Sterling Heights, MI	1.0	1.0	600	$785	$1.31	71d	1	1.33mi
8301 16 1/2 Mile Rd Sterling Heights, MI	1.0–2.0	1.0	787	$1,350	$1.71	7d	4	1.40mi
37118 Camelot Dr Sterling Heights, MI	1.0–2.0	1.0–1.5	795	$1,330	$1.67	7d	9	1.42mi
13375 Stonegate Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	900	$1,795	$1.99	7d	3	1.47mi

Property features AI

Finance

• HOA & community: Monthly association fee of $260

Exterior

• Utilities: Public waterNatural gasForced air heating system
• Home design: Condominium, 1-storyUnit number 6Built in 1965
• Construction: Slab foundation
• Exterior features: Brick exteriorInground poolPaved street access

Interior

• Kitchen: Ceramic-floor kitchen (11 x 11)
• Bedrooms: Two bedrooms located on the entry level (13 x 11 and 11 x 11)
• Flooring: Carpet in the living roomCeramic tile in the kitchen
• Bathrooms: One full bathroom on the entry level (approx. 7 x 6)
• Heating & cooling: Forced air heatingNatural gas fuel
• Interior features: Total of 5 roomsLiving room measures 19 x 12 and is carpetedKitchen measures 11 x 11 with ceramic flooring

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.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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: $18,462
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$5,543
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$3,120
• − Depreciation: −$2,470
• Taxable loss: −$1,654
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $-297/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 · 13 photos

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

This 2-bedroom condo is in good condition with a good condition score of 75. It is MOVE-IN-READY and has a good curb appeal. The property has a good foundation and structure, and the HVAC system appears to be in good condition. The kitchen and bathroom are in average condition, and the flooring and interior walls are in good condition. The property has a good roof and exterior, and the landscaping is well-maintained. The property has a good rehab level of cosmetic, and the repairs and maintenance items are minor and can be completed with a good ROI.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Replace worn-out appliances — Upgrading to newer, energy-efficient appliances can improve the property's energy performance and appeal to potential buyers and renters. ↑

ⓘ 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.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Messmore Elementary School A- MI #74/1,397 Nat'l #3,487/41,679 Middle Heritage Junior High School D MI #173/493 Nat'l #4,963/14,009 High Adlai Stevenson High School F MI #260/713 Nat'l #7,439/17,239

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 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
• County: Macomb County · 925,296 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: 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

• HOA & community: Monthly association fee of $260

Exterior

• Utilities: Public waterNatural gasForced air heating system
• Home design: Condominium, 1-storyUnit number 6Built in 1965
• Construction: Slab foundation
• Exterior features: Brick exteriorInground poolPaved street access

Interior

• Kitchen: Ceramic-floor kitchen (11 x 11)
• Bedrooms: Two bedrooms located on the entry level (13 x 11 and 11 x 11)
• Flooring: Carpet in the living roomCeramic tile in the kitchen
• Bathrooms: One full bathroom on the entry level (approx. 7 x 6)
• Heating & cooling: Forced air heatingNatural gas fuel
• Interior features: Total of 5 roomsLiving room measures 19 x 12 and is carpetedKitchen measures 11 x 11 with ceramic flooring