35367 Tall Oaks Dr · Sterling Heights, MI 48312 3632

$154,900

3 bd · 1.5 ba · 1,800 sqft · Townhouse · 22 Days on market

Built 1973 Good condition $86/sqft · 15% below area Est $182k · 15% under $394/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 +25.4/30.0
• ARV discount +14.1/15.0
• 1% rule +9.9/10.0
• DSCR +8.4/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 1.1-bath condo in the heart of Sterling Heights! This move-in-ready home features brand new carpet, updated flooring, and fresh paint throughout, offering a modern and inviting feel from the moment you step inside. The spacious layout provides comfortable living and entertaining space, perfect for homeowners or investors alike. Conveniently located near shopping centers, dining, and major highways, making commuting and daily errands a breeze. This property also offers excellent rental potential, making it a great opportunity for investors. A perfect combination of comfort, style, and location - schedule your showing today!

Key facts

• Move in ready
• Conveniently located
• New windows

Tags

• MOVE IN READY
• NEW WINDOWS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.1% 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: Willow Woods Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 328 students, 81% FRL); Carleton Middle School (math 15% / reading 37%, grade F, #383 of 493 statewide, top 78%, 659 students, 76% FRL); Sterling Heights Senior Hs (math 17% / reading 47%, grade F, #405 of 713 statewide, top 59%, 1,389 students, 76% FRL) — zoned schools average 78% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 84d 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

• In year one you build about $6k of equity ($1k loan paydown + $5k 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 $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask is 9012% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; list at $155k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
5. 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.
6. 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: 1.49% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 5.6

CMA / ARV

• ARV (median comp): $181,647
• List price: $154,900
• Delta: -11.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35352 Tall Oaks Dr	0.03mi	3/1.5	1,800 (0%)	1mo	$178,000	$99	98
8841 Sunrise Dr	0.19mi	3/1.5	1,800 (0%)	10mo	$171,000	$95	83
35478 Townley Dr	0.11mi	3/1.5	1,800 (0%)	22mo	$160,000	$89	77
8469 Heywood Cir	0.27mi	3/2.0	1,758 (-2%)	8mo	$228,000	$130	75
35296 Terrybrook Dr	0.09mi	3/1.5	1,600 (-11%)	14mo	$160,000	$100	66
8328 Heywood Cir	0.27mi	3/2.0	1,661 (-8%)	22mo	$285,000	$172	54

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: 16.8%
• Equity multiple: 1.96×
• Total profit: $41,565
• Equity at exit: $69,650

10-year hold

• IRR: 18.4%
• Equity multiple: 3.69×
• Total profit: $116,660
• Equity at exit: $107,339

Cash invested: $43,372 (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 →

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

Active competition Active MLS

• For sale now: 10 active · 4 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $177,500 ($124/sqft)
• Median days on market: 66 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -18.8% 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 3632

• Active inventory: 1
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$394
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $355

Break-even live

Break-even rent $1,854

Max offer price $154,900

Occupancy floor 80%

Sensitivity live

Price	-10% $462	-5% $409	+0% $355	+5% $302	+10% $248
Rent	-10% $173	-5% $264	+0% $355	+5% $446	+10% $537
Rate	-1.0pp $433	-0.5pp $395	base $355	+0.5pp $315	+1.0pp $274

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: $38,725
• Closing costs: $4,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35144 Terrybrook Dr Sterling Heights, MI	3.0	1.5	2200	$1,900	$0.86	120d	1	0.23mi
8292 Heywood Cir #4 Sterling Heights, MI	2.0	2.0	1378	$2,250	$1.63	0d	1	0.24mi
8413 Heywood Cir Sterling Heights, MI	2.0	2.0	1482	$2,250	$1.52	84d	1	0.25mi
8508 Heywood Cir Sterling Heights, MI	2.0	2.0	1425	$2,250	$1.58	84d	1	0.25mi
11223 Hemlock Dr Sterling Heights, MI	3.0	2.5	2084	$2,500	$1.20	84d	1	0.38mi
11170 Grenada Dr Sterling Heights, MI	3.0	1.5	2536	$2,300	$0.91	2d	1	0.62mi
36427 Cecilia Dr Sterling Heights, MI	3.0	1.5	2000	$3,600	$1.80	0d	1	0.79mi

Property features AI

Finance

• Other: Condo located in STERLING WOODS CONDO #668
• HOA & community: Homeowners association with a monthly fee of $394

Exterior

• Parking: No garageAssigned parking
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: CondominiumResidential propertyTwo levelsGround-level entry with stepsBrick construction
• Construction: Brick constructionBlock foundation
• Exterior features: Private maintained roadPrivate road frontagePets allowed

Interior

• Kitchen: Free-standing gas ovenFree-standing refrigeratorDisposal
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central air conditioningForced air heatingNatural gas heating
• Interior features: DisposalFree-standing gas ovenFree-standing refrigeratorUnfinished basement6 total rooms
• Laundry & utility: WasherDryer

Listing history 47 events

1. 2026-09-23
   days on market $154,900 Active 22 DOM
2. 2026-09-22
   days on market $154,900 Active 21 DOM
3. 2026-09-21
   days on market $154,900 Active 20 DOM
4. 2026-09-20
   days on market $154,900 Active 19 DOM
5. 2026-09-19
   pricedays on market $154,900 Active 18 DOM
6. 2026-09-18
   days on market $159,900 Active 17 DOM
7. 2026-09-17
   days on market $159,900 Active 16 DOM
8. 2026-09-16
   days on market $159,900 Active 15 DOM
9. 2026-09-15
   days on market $159,900 Active 14 DOM
10. 2026-09-14
    days on market $159,900 Active 13 DOM
11. 2026-09-13
    days on market $159,900 Active 12 DOM
12. 2026-09-12
    days on market $159,900 Active 11 DOM
13. 2026-09-11
    days on market $159,900 Active 10 DOM
14. 2026-09-05
    days on market $159,900 Active 4 DOM
15. 2026-09-04
    days on market $159,900 Active 3 DOM
16. 2026-09-03
    days on marketlisting id $159,900 Active 2 DOM
17. 2026-06-29
    days on market $159,900 Active 60 DOM
18. 2026-06-28
    days on market $159,900 Active 59 DOM
19. 2026-06-27
    days on market $159,900 Active 58 DOM
20. 2026-06-26
    days on market $159,900 Active 57 DOM
21. 2026-06-24
    days on market $159,900 Active 55 DOM
22. 2026-06-22
    days on market $159,900 Active 53 DOM
23. 2026-06-21
    days on market $159,900 Active 52 DOM
24. 2026-06-18
    days on market $159,900 Active 49 DOM
25. 2026-06-17
    days on market $159,900 Active 48 DOM
26. 2026-06-16
    days on market $159,900 Active 47 DOM
27. 2026-06-15
    days on market $159,900 Active 46 DOM
28. 2026-06-13
    days on market $159,900 Active 44 DOM
29. 2026-06-09
    days on market $159,900 Active 40 DOM
30. 2026-06-08
    days on market $159,900 Active 39 DOM
31. 2026-06-07
    days on market $159,900 Active 38 DOM
32. 2026-06-04
    days on market $159,900 Active 35 DOM
33. 2026-06-03
    days on market $159,900 Active 34 DOM
34. 2026-06-02
    days on market $159,900 Active 33 DOM
35. 2026-06-01
    days on market $159,900 Active 32 DOM
36. 2026-05-31
    days on market $159,900 Active 31 DOM
37. 2026-05-01
    listed $159,900 Active 677-char remark

    Show marketing remark (677 chars)

    Welcome to this beautifully updated 3-bedroom, 1.1-bath condo in the heart of Sterling Heights! This move-in-ready home features brand new carpet, updated flooring, and fresh paint throughout, offering a modern and inviting feel from the moment you step inside. The spacious layout provides comfortable living and entertaining space, perfect for homeowners or investors alike. Conveniently located near shopping centers, dining, and major highways, making commuting and daily errands a breeze. This property also offers excellent rental potential, making it a great opportunity for investors. A perfect combination of comfort, style, and location - schedule your showing today!

38. 2026-05-01
    listed $159,900 Active 681-char remark

    Show marketing remark (677 chars)

    Welcome to this beautifully updated 3-bedroom, 1.1-bath condo in the heart of Sterling Heights! This move-in-ready home features brand new carpet, updated flooring, and fresh paint throughout, offering a modern and inviting feel from the moment you step inside. The spacious layout provides comfortable living and entertaining space, perfect for homeowners or investors alike. Conveniently located near shopping centers, dining, and major highways, making commuting and daily errands a breeze. This property also offers excellent rental potential, making it a great opportunity for investors. A perfect combination of comfort, style, and location - schedule your showing today!

39. 2026-04-30
    historical $159,900 677-char remark

    Show marketing remark (677 chars)

    Welcome to this beautifully updated 3-bedroom, 1.1-bath condo in the heart of Sterling Heights! This move-in-ready home features brand new carpet, updated flooring, and fresh paint throughout, offering a modern and inviting feel from the moment you step inside. The spacious layout provides comfortable living and entertaining space, perfect for homeowners or investors alike. Conveniently located near shopping centers, dining, and major highways, making commuting and daily errands a breeze. This property also offers excellent rental potential, making it a great opportunity for investors. A perfect combination of comfort, style, and location - schedule your showing today!

40. 2016-03-10
    soldstatus $80,000 Sold

    Show marketing remark (146 chars)

    GREAT 3 BEDROOM CONDO WITH A BATH AND A HALF. EASY TO MAKE AN APPOINTMENT. YOUR OWN ENTRANCE. BASEMENT FOR EXTRA ROOM AND STORAGE. VERY NICE UNIT.

41. 2016-03-10
    soldstatus $80,000

    Show marketing remark (146 chars)

    GREAT 3 BEDROOM CONDO WITH A BATH AND A HALF. EASY TO MAKE AN APPOINTMENT. YOUR OWN ENTRANCE. BASEMENT FOR EXTRA ROOM AND STORAGE. VERY NICE UNIT.

42. 2016-03-10
    soldstatus $80,000 Closed

    Show marketing remark (146 chars)

    GREAT 3 BEDROOM CONDO WITH A BATH AND A HALF. EASY TO MAKE AN APPOINTMENT. YOUR OWN ENTRANCE. BASEMENT FOR EXTRA ROOM AND STORAGE. VERY NICE UNIT.

43. 2016-01-09
    status Pending

    Show marketing remark (146 chars)

    GREAT 3 BEDROOM CONDO WITH A BATH AND A HALF. EASY TO MAKE AN APPOINTMENT. YOUR OWN ENTRANCE. BASEMENT FOR EXTRA ROOM AND STORAGE. VERY NICE UNIT.

44. 2016-01-09
    status Pending

    Show marketing remark (146 chars)

    GREAT 3 BEDROOM CONDO WITH A BATH AND A HALF. EASY TO MAKE AN APPOINTMENT. YOUR OWN ENTRANCE. BASEMENT FOR EXTRA ROOM AND STORAGE. VERY NICE UNIT.

45. 2015-12-14
    listed $73,900 Active

    Show marketing remark (146 chars)

    GREAT 3 BEDROOM CONDO WITH A BATH AND A HALF. EASY TO MAKE AN APPOINTMENT. YOUR OWN ENTRANCE. BASEMENT FOR EXTRA ROOM AND STORAGE. VERY NICE UNIT.

46. 2015-12-14
    listed $73,900 Active

    Show marketing remark (146 chars)

    GREAT 3 BEDROOM CONDO WITH A BATH AND A HALF. EASY TO MAKE AN APPOINTMENT. YOUR OWN ENTRANCE. BASEMENT FOR EXTRA ROOM AND STORAGE. VERY NICE UNIT.

47. 2015-12-11
    listed $73,900

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,642
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$4,728
• − Depreciation: −$4,506
• Taxable income: $2,210
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,733/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $9,000–$27,000 screening

This move-in-ready condo in Sterling Heights is in excellent condition with recent updates, making it a great investment opportunity for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New window treatments — Improves energy efficiency and aesthetics ↑
• Both New flooring in bathrooms — Enhances aesthetics and adds 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 24/100

Zoned Schools

Elementary Willow Woods Elementary School F MI #1,035/1,397 Nat'l #32,000/41,679 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

Property features AI

Finance

• Other: Condo located in STERLING WOODS CONDO #668
• HOA & community: Homeowners association with a monthly fee of $394

Exterior

• Parking: No garageAssigned parking
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: CondominiumResidential propertyTwo levelsGround-level entry with stepsBrick construction
• Construction: Brick constructionBlock foundation
• Exterior features: Private maintained roadPrivate road frontagePets allowed

Interior

• Kitchen: Free-standing gas ovenFree-standing refrigeratorDisposal
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central air conditioningForced air heatingNatural gas heating
• Interior features: DisposalFree-standing gas ovenFree-standing refrigeratorUnfinished basement6 total rooms
• Laundry & utility: WasherDryer

Price history

-97.7% since first listed

12 events — show timeline

• 2026-06-19 Listed for Rent $1,700 REALSOURCE
• 2026-05-01 Listed $159,900 MiRealSource-MiMLS
• 2026-05-01 Listed $159,900 REALCOMP
• 2026-04-30 Coming Soon $159,900 MiRealSource-MiMLS
• 2016-03-10 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2016-03-10 Sold (MLS) $80,000 REALCOMP
• 2016-03-10 Sold (MLS) $80,000 REALCOMP
• 2016-01-09 Pending — REALCOMP
• 2016-01-09 Pending — MiRealSource-MiMLS
• 2015-12-14 Listed $73,900 REALCOMP
• 2015-12-14 Listed $73,900 MiRealSource-MiMLS
• 2015-12-11 Listed $73,900 REALCOMP