56711 Scotland Blvd · Shelby, MI 48316

$200,000

2 bd · 1.0 ba · 1,066 sqft · Condo · 26 Days on market

Built 1997 Good condition $280/mo HOA · 16% of rent ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained upper-level condo in desirable Aberdeen Village of Shelby Township! This 2-bedroom, 1-bath unit offers a bright and open floor plan perfect for comfortable living. The spacious great room features vaulted ceilings, creating an airy and inviting atmosphere, and flows seamlessly into the dining area just off the kitchen. Enjoy your morning coffee or unwind in the evening on the private exterior balcony. Additional highlights include an in unit laundry room, a 1-car garage for added convenience, and access to the community clubhouse. A great opportunity to enjoy low-maintenance living in a sought-after location!

Key facts

• Upper-level condo
• Community clubhouse
• In unit laundry room

Tags

• UPPER-LEVEL CONDO
• PRIVATE EXTERIOR BALCONY
• IN UNIT LAUNDRY ROOM
• COMMUNITY CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (13.0% below list).
• Recommended offer: $158k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.2% in Shelby — 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 70/100 on livability (#324 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, 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.
• Market conditions: 167 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $158,395 (20.8% 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. 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 9.6

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: -26.7%
• Equity multiple: 0.10×
• Total profit: $-50,523
• Equity at exit: $29,821

10-year hold

• IRR: -23.8%
• Equity multiple: -0.19×
• Total profit: $-66,769
• Equity at exit: $17,292

Cash invested: $56,000 (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 48316

• Active inventory: 167
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$280
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-288

Break-even live

Break-even rent $2,104

Max offer price $158,395

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-218	+0% $-288	+5% $-357	+10% $-426
Rent	-10% $-425	-5% $-356	+0% $-288	+5% $-219	+10% $-150
Rate	-1.0pp $-187	-0.5pp $-237	base $-288	+0.5pp $-339	+1.0pp $-392

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56103 Chesapeake Trl #247 Shelby Township, MI	2.0	1.0	1056	$1,695	$1.61	0d	1	0.17mi
56511 Scotland Blvd Shelby Township, MI	2.0	1.0	1066	$1,600	$1.50	3d	1	0.19mi
56429 Scotland Blvd Shelby Township, MI	2.0	2.0	1410	$1,950	$1.38	4d	1	0.23mi
56141 Chesapeake Trl Shelby Township, MI	2.0	1.0	1066	$1,650	$1.55	44d	1	0.38mi
56114 Stoney Place Ln Shelby Township, MI	1.0–3.0	1.0–2.5	1228	$1,864	$1.52	0d	1	0.48mi
6143 Century Ct Shelby Township, MI	2.0	2.0	1200	$1,700	$1.42	0d	1	0.89mi
7959 Sal Mar Way Shelby Charter Township, MI	2.0–3.0	2.5	1492	$2,035	$1.36	0d	7	0.89mi
7770 Newbury Cir Washington, MI	2.0–3.0	2.5	1535	$1,820	$1.19	0d	5	1.25mi
7770 Newbury Cir Washington, MI	2.0	2.5	1310	$2,100	$1.60	22d	1	1.25mi
Capital Cir Washington, MI	2.0	2.0	1400	$1,640	$1.17	0d	1	1.42mi
8365 S Stony Dr Washington, MI	3.0	1.0	1136	$1,350	$1.19	44d	1	1.48mi
57400 Bedford Blvd Washington, MI	3.0	2.0	1003	$1,249	$1.25	44d	1	1.48mi
8783 Pioneer St Washington, MI	2.0	2.5	1480	$2,700	$1.82	25d	1	1.50mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-05
   status Pending 648-char remark

   Show marketing remark (648 chars)

   Welcome to this well-maintained upper-level condo in desirable Aberdeen Village of Shelby Township! This 2-bedroom, 1-bath unit offers a bright and open floor plan perfect for comfortable living. The spacious great room features vaulted ceilings, creating an airy and inviting atmosphere, and flows seamlessly into the dining area just off the kitchen. Enjoy your morning coffee or unwind in the evening on the private exterior balcony. Additional highlights include an in unit laundry room, a 1-car garage for added convenience, and access to the community clubhouse. A great opportunity to enjoy low-maintenance living in a sought-after location!

2. 2026-05-05
   status Pending 648-char remark

   Show marketing remark (648 chars)

   Welcome to this well-maintained upper-level condo in desirable Aberdeen Village of Shelby Township! This 2-bedroom, 1-bath unit offers a bright and open floor plan perfect for comfortable living. The spacious great room features vaulted ceilings, creating an airy and inviting atmosphere, and flows seamlessly into the dining area just off the kitchen. Enjoy your morning coffee or unwind in the evening on the private exterior balcony. Additional highlights include an in unit laundry room, a 1-car garage for added convenience, and access to the community clubhouse. A great opportunity to enjoy low-maintenance living in a sought-after location!

3. 2026-04-09
   listed $200,000 Active 648-char remark

   Show marketing remark (648 chars)

   Welcome to this well-maintained upper-level condo in desirable Aberdeen Village of Shelby Township! This 2-bedroom, 1-bath unit offers a bright and open floor plan perfect for comfortable living. The spacious great room features vaulted ceilings, creating an airy and inviting atmosphere, and flows seamlessly into the dining area just off the kitchen. Enjoy your morning coffee or unwind in the evening on the private exterior balcony. Additional highlights include an in unit laundry room, a 1-car garage for added convenience, and access to the community clubhouse. A great opportunity to enjoy low-maintenance living in a sought-after location!

4. 2026-04-09
   listed $200,000 Active 648-char remark

   Show marketing remark (648 chars)

   Welcome to this well-maintained upper-level condo in desirable Aberdeen Village of Shelby Township! This 2-bedroom, 1-bath unit offers a bright and open floor plan perfect for comfortable living. The spacious great room features vaulted ceilings, creating an airy and inviting atmosphere, and flows seamlessly into the dining area just off the kitchen. Enjoy your morning coffee or unwind in the evening on the private exterior balcony. Additional highlights include an in unit laundry room, a 1-car garage for added convenience, and access to the community clubhouse. A great opportunity to enjoy low-maintenance living in a sought-after location!

5. 2026-04-09
   historical

   Show marketing remark (648 chars)

   Welcome to this well-maintained upper-level condo in desirable Aberdeen Village of Shelby Township! This 2-bedroom, 1-bath unit offers a bright and open floor plan perfect for comfortable living. The spacious great room features vaulted ceilings, creating an airy and inviting atmosphere, and flows seamlessly into the dining area just off the kitchen. Enjoy your morning coffee or unwind in the evening on the private exterior balcony. Additional highlights include an in unit laundry room, a 1-car garage for added convenience, and access to the community clubhouse. A great opportunity to enjoy low-maintenance living in a sought-after location!

6. 2026-04-09
   historical

   Show marketing remark (648 chars)

   Welcome to this well-maintained upper-level condo in desirable Aberdeen Village of Shelby Township! This 2-bedroom, 1-bath unit offers a bright and open floor plan perfect for comfortable living. The spacious great room features vaulted ceilings, creating an airy and inviting atmosphere, and flows seamlessly into the dining area just off the kitchen. Enjoy your morning coffee or unwind in the evening on the private exterior balcony. Additional highlights include an in unit laundry room, a 1-car garage for added convenience, and access to the community clubhouse. A great opportunity to enjoy low-maintenance living in a sought-after location!

7. 2026-03-20
   listed $210,000 Active
8. 2026-03-20
   listed $210,000 Active
9. 2026-03-19
   historical

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,880
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − HOA: −$3,360
• − Depreciation: −$5,818
• Taxable loss: −$6,842
• Est. tax savings @ 24.0%: +$1,642
• After-tax cash flow: $-1,808/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 75/100 Cosmetic rehab

This well-maintained upper-level condo in Aberdeen Village offers a bright and open floor plan with good curb appeal. Minor cosmetic updates could further enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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: 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

Livability — Shelby

• Score: 70/100
• State rank: #324
• US rank: #7973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,355

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Two or more races 3% Asian 3% Black 2%
• Common ancestry: Romanian 16% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 83% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% Spanish 2%

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: ▼ -200.39%
• Current HPI: 186.8397
• Rent YoY: —
• Metro: —
• 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

-4.8% since first listed

9 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-04-09 Listed $200,000 REALCOMP
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Listing Removed — REALCOMP
• 2026-04-09 Listed $200,000 MiRealSource-MiMLS
• 2026-03-20 Listed $210,000 REALCOMP
• 2026-03-20 Listed $210,000 MiRealSource-MiMLS
• 2026-03-19 Coming Soon — MiRealSource-MiMLS