523 John Anderson Ct #79 · Monroe, MI 48162

$79,900

2 bd · 1.5 ba · 842 sqft · Condo public records · 14 Days on market

Built 1968 $250/mo HOA · 21% of rent

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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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated condo is offering the perfect blend of modern elegance and comfortable living. Located in the heart of Monroe and close to its infrastructure, this condo features a contemporary interior thoughtfully designed to maximize every square foot. Residents of this building enjoy access to amenities such a laundry room, Club House and BBQ area. All measurements and data approximate and not guaranteed. Buyer / BA to verify all information.

Key facts

• Remodeled
• Clubhouse
• Community amenities

Tags

• REMODELED
• WALK IN CLOSETS
• COMMUNITY AMENITIES
• CLUBHOUSE
• BBQ GAZEBO AREA
• ON-SITE LAUNDRY FACILITIES

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly association fee ($250) covering HOA, lawn maintenance, snow removal, trash removal, water/sewer, and clubhouse; Association amenities include grounds maintenance, laundry facility, and street lights; Association phone available

Exterior

• Parking: Carport; One assigned parking space
• Utilities: Public water; Public sanitary sewer; Natural gas; Gas water heater; Electric for cooling (wall/window units) and fans
• Home design: Condominium residential unit; Condo/Apartment on lower level; Built in 1968; Unit/Building number 79
• Construction: Brick construction; Crawl foundation; Built in 1968
• Exterior features: Brick exterior; Built-in BBQ/grill; Crawl space foundation; Residential zoning; Located in Woodcrest Condo subdivision

Interior

• Kitchen: Laminate kitchen flooring; Eat-in kitchen (approx. 12 x 10); Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Bedroom 1 on main level with carpet (14 x 11); Bedroom 2 on main level with carpet (14 x 10)
• Flooring: Carpet in living room and bedrooms; Laminate in kitchen; Ceramic in bathroom
• Bathrooms: One full bathroom on main level with ceramic flooring (approx. 8 x 8); Two total baths/lavatories (including lavatory measurements 6 x 6)
• Heating & cooling: Baseboard heating; Natural gas heat source; Gas water heater; Ceiling fan(s); Wall/window air conditioning units
• Interior features: Ceramic floors in bathroom; Walk-in closet; Window treatments; Eat-in kitchen; Total of 4 rooms
• Laundry & utility: Community laundry facility (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 8.4% vs local median 4.0% in Monroe — 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 83/100 on livability (#51 in MI, #1,034 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, crime D+, amenities D+.
• Monroe Public Schools (suburban): math 24% / reading 47% proficiency, ranked #278 of 540 in MI (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 123 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 23y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1968 — 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. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.50% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-3,867
• Equity at exit: $11,913

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $8,815
• Equity at exit: $6,908

Cash invested: $22,372 (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 →

ZIP-level market 48162

• Active inventory: 123
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$419
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$33
• HOA: −$250
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $140

Break-even live

Break-even rent $1,025

Max offer price $79,900

Occupancy floor 83%

Sensitivity live

Price	-10% $185	-5% $162	+0% $140	+5% $117	+10% $95
Rent	-10% $45	-5% $92	+0% $140	+5% $187	+10% $235
Rate	-1.0pp $180	-0.5pp $160	base $140	+0.5pp $119	+1.0pp $98

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 John Anderson Ct Unit 628-28 Monroe, MI	2.0	1.5	800	$1,095	$1.37	44d	1	0.10mi
620 John Anderson Ct Monroe, MI	1.0–2.0	1.0–1.5	787	$1,295	$1.64	44d	7	0.10mi
620 John Anderson Ct Monroe, MI	1.0–2.0	1.0–1.5	787	$1,195	$1.52	3d	12	0.10mi
1250 Josephine Ct Monroe, MI	1.0–2.0	1.0	792	$975	$1.23	5d	2	0.69mi
1318 Frank Dr Monroe, MI	3.0	1.0–2.5	1300	$1,645	$1.27	5d	6	0.74mi
1513 Stewart Rd Monroe, MI	1.0	1.0	761	$997	$1.31	24d	1	0.91mi
1985 S Custer Rd Apt 3 Monroe, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.93mi
1621 Park West Dr Monroe, MI	1.0–3.0	1.0–2.0	1000	$1,170	$1.17	2d	12	1.11mi
411 W 3rd St Unit 2 Monroe, MI	1.0	1.0	700	$700	$1.00	44d	1	1.14mi
1055 Cedar Creek Dr Monroe, MI	2.0–3.0	2.0	1216	$1,299	$1.07	3d	5	1.33mi
765 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	44d	1	1.37mi
767 N Macomb St Monroe, MI	2.0	1.0	1050	$1,150	$1.10	44d	1	1.37mi
927 N Macomb St Monroe, MI	1.0	1.0	900	$1,195	$1.33	18d	1	1.37mi
733 Smith St Monroe, MI	3.0	1.5	1000	$1,500	$1.50	44d	1	1.42mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-19
   days on market $79,900 Active 14 DOM
2. 2026-06-18
   days on market $79,900 Active 13 DOM
3. 2026-06-17
   days on market $79,900 Active 12 DOM
4. 2026-06-16
   days on market $79,900 Active 11 DOM
5. 2026-06-16
   price $79,900 Active 10 DOM
6. 2026-06-15
   days on market $84,900 Active 10 DOM
7. 2026-06-14
   days on market $84,900 Active 8 DOM
8. 2026-06-12
   days on market $84,900 Active 7 DOM
9. 2026-06-09
   days on market $84,900 Active 4 DOM
10. 2026-06-08
    days on market $84,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $84,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,289 · $107/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,423
• − Mortgage interest: −$4,476
• − Property taxes: −$1,289
• − Insurance: −$400
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − HOA: −$3,000
• − Depreciation: −$2,324
• Taxable income: $627
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,527/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.

Schools (NCES district)

• District: Monroe Public Schools
• NCES district ID: 2624150
• Math proficiency: 24% ▲ 3.00%
• Reading proficiency: 47% ▲ 12.00%
• Median HH income: $46,437
• Composite: 30.33/100
• National rank: #6269
• State rank: #278 of 540 in MI

Livability — Monroe

• Score: 83/100
• State rank: #51
• US rank: #1034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, MI
• County: Monroe County · 54,460 people
• City population: 54,460
• Metro: Monroe, MI
• Population (ZIP): 28,156
• Household income: $67,876
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 828.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 6% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.11%
• Current HPI: 138.1795
• Rent YoY: —
• Metro: Monroe, 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

+16.5% since first listed

46 events — show timeline

• 2026-06-05 Listed $84,900 MiRealSource-MiMLS
• 2023-11-22 Sold (Public Records) $75,000 Public Records
• 2023-11-16 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2023-11-16 Sold (MLS) $75,000 REALCOMP
• 2023-10-13 Pending — MiRealSource-MiMLS
• 2023-10-13 Pending — REALCOMP
• 2023-10-11 Contingent — MiRealSource-MiMLS
• 2023-10-11 Contingent — REALCOMP
• 2023-10-09 Listed $69,000 MiRealSource-MiMLS
• 2023-10-09 Listed $69,000 REALCOMP
• 2023-10-06 Coming Soon $69,000 MiRealSource-MiMLS
• 2023-10-06 Coming Soon $69,000 REALCOMP
• 2023-09-22 Coming Soon — MiRealSource-MiMLS
• 2023-09-22 Coming Soon — REALCOMP
• 2023-09-22 Listing Removed — MiRealSource-MiMLS
• 2023-09-22 Listing Removed — REALCOMP
• 2010-07-09 Sold (Public Records) $28,500 Public Records
• 2010-07-09 Sold (MLS) $28,500 REALCOMP
• 2010-07-09 Sold (MLS) $28,500 MiRealSource-MiMLS
• 2010-06-21 Listing Removed — MiRealSource-MiMLS
• 2010-01-25 Listed $32,900 REALCOMP
• 2010-01-25 Listed $32,900 MiRealSource-MiMLS
• 2010-01-18 Listing Removed — MiRealSource-MiMLS
• 2010-01-18 Listing Removed — REALCOMP
• 2009-07-23 Listing Removed — REALCOMP
• 2009-07-23 Listing Removed — MiRealSource-MiMLS
• 2009-07-23 Listing Removed — MiRealSource-MiMLS
• 2009-07-23 Listing Removed — REALCOMP
• 2008-06-01 Listed $44,900 MiRealSource-MiMLS
• 2008-06-01 Listed $44,900 REALCOMP
• 2007-08-09 Listing Removed — REALCOMP
• 2007-08-09 Listing Removed — MiRealSource-MiMLS
• 2007-05-09 Listed $62,900 REALCOMP
• 2007-05-09 Listed $62,900 MiRealSource-MiMLS
• 2007-02-07 Listing Removed — REALCOMP
• 2007-02-07 Listing Removed — MiRealSource-MiMLS
• 2006-08-07 Listed $64,900 REALCOMP
• 2006-08-07 Listed $64,900 MiRealSource-MiMLS
• 2006-06-30 Listing Removed — MiRealSource-MiMLS
• 2006-06-30 Listing Removed — REALCOMP
• 2005-06-29 Listed $64,900 MiRealSource-MiMLS
• 2005-06-29 Listed $64,900 REALCOMP
• 2004-08-16 Listed $67,900 MiRealSource-MiMLS
• 2004-08-16 Listed $67,900 REALCOMP
• 2003-10-18 Listed $72,900 REALCOMP
• 2003-10-18 Listed $72,900 MiRealSource-MiMLS

Property tax history

+8.6%/yr

Latest (2025): $1,289 · -24.8% YoY. Source: county tax records.