Score
0Troy, MI
3630 Old Creek Rd
290K
2 beds
2 baths
1,380 sqft
2 bd • 2 ba • 1,380 sf
This analysis was generated on 2/7/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$289,900
Price/Sq.Ft
$210
Year Built
1980
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Updated and Renovated: The listing highlights recent updates to the kitchen and bathrooms, including granite counters, stainless steel appliances, and updated flooring. This reduces the need for immediate renovations and improves the property's appeal.
• Excellent School District: The property is located within the highly-rated Troy School District, with Bemis Elementary (9/10), Boulan Park Middle School (10/10), and Troy High School (9/10) nearby. This is a major selling point for families.
• Included Appliances: The condo comes with a full suite of appliances, including a refrigerator in the basement, reducing move-in costs.
• Community Amenities: Access to a clubhouse, pool, and tennis courts enhances the living experience and provides recreational opportunities.
The Bad
• Potential Bidding War: The "highest and best" request indicates high demand, potentially driving up the final sale price beyond the listed $289,900. This could lead to overpaying compared to similar units.
• HOA Restrictions: While the HOA covers essential services, it also imposes rules on exterior modifications and pet ownership. These restrictions may limit personal expression or lifestyle choices.
• Age of the Building (1980): Despite renovations, older buildings can have hidden issues like outdated plumbing or electrical systems. These could lead to unexpected repair costs down the line. The average age of homes sold in Troy is 1975-1985 (Source: Local Real Estate Data).
• Moderate Air Quality Risk (3/10): While not critical, the two "bad air days" per year could be a concern for individuals with respiratory sensitivities.
The Ugly
• 33% Price Increase Since Last Sale (2020): The property was listed for $219,900 in 2020 and sold for $218,000. The current listing price of $289,900 represents a significant increase. While renovations justify some of this increase, it's crucial to verify if the current price aligns with comparable sales in the area, considering the market conditions. The median home price in Troy has increased approximately 25% since 2020 (Source: Local Real Estate Market Reports), suggesting the increase may be above market trends.
• Estimated Insurance (Approx. $87/month): While not excessive, this adds to the total monthly carrying costs. Shop around for the best rates.
• Reliance on HOA: While convenient, reliance on the HOA for essential services means limited control over maintenance schedules and potential special assessments for unexpected repairs. Review the HOA's financial health to assess the risk of future assessments.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Buyers Seeking a Move-In Ready Home in a Top School District: The updated kitchen and bathrooms, coupled with the location in the Troy School District (Bemis Elementary, Boulan Park Middle, and Troy High School), make this condo ideal for families prioritizing education and modern amenities.
• Individuals Looking for Maintenance-Free Living: With grounds maintenance, snow removal, water, sewer, and trash included in the HOA fees, this property appeals to those seeking a hassle-free lifestyle.
• Buyers Who Value Community Amenities: The clubhouse, pool, and tennis courts offer recreational opportunities and social interaction within the community.
• Commuters: With its central location in Troy, it is convenient for many commuters.
Not For
• Buyers Seeking a Large Yard or Detached Home: As a condominium, this property lacks a private yard and shares common areas with other residents.
• Individuals Requiring a Home Office or Extra Bedrooms: With only two bedrooms, this condo may not be suitable for those needing additional living space for work or family.
• Buyers Prioritizing Ultra-Modern Design: While the condo has been updated, the underlying structure dates back to 1980, which may not appeal to those seeking a contemporary aesthetic.
Demographics
Area Median Income
$101,599
Property History
Price History
Ownership Timeline
$0Cash Purchase
Sep 30, 2021Paula Kapustan KrugerPaula Kapustan Kruger, Paula Kapustan Kruger Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$218,000Cash Purchase
Sep 30, 2020Amir Hallac Jr, Monica HallacPaula Kapustan Kruger
Warranty Deed
Standard Sale (Purchase/Resales)
$160,000Cash Purchase
May 19, 2016Susan M CummingsMonica Elia, Amir Hallac Jr
Warranty Deed
Standard Sale (Purchase/Resales)
$115,000Financed
Jan 29, 1999Janan Binkley HuntleySusan M Cummings
Deed
Standard Sale (Purchase/Resales)
Sunlight Analysis
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Sunlight Analysis
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Schools
Nearby school quality by education level
Middle
10.0/10
ExcellentHigh
9.0/10
ExcellentFinancials
Monthly Costs
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$289,900
Price/sqft
$210
Layout
2 bd•2 ba
Days on market
6 daysat time of analysis
Stats in the Area
Based on 4 comparable properties nearby
Average Price
$203,550
42.4%
Your price is 42.4% above average
Median Price
$280,000
3.5%
Based on 4 recent sales
Price per Sq.Ft
$141
49.0%
Your price is 49.0% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 466 PARAGON, Troy, MI 48098 | $280,000 | 1,500 | 3 | 2 | $18711.1% | 11/21/2024 |
| 3856 Old Creek Road #25, Troy, MI 48084 | $324,100 | 1,478 | 3 | 2.1 | $2194.4% | 9/4/2024 |
| 253 SCOTTSDALE Drive, Troy, MI 48084 | $2,600 | 1,629 | 3 | 2 | $299.2% | 8/23/2024 |
| 3988 OLD CREEK Road, Troy, MI 48084 | $207,500 | 1,329 | 2 | 1.1 | $15625.7% | 10/2/2024 |
466 PARAGON, Troy, MI 48098
Price: $280,000
Sq.Ft: 1,500
Beds/Baths: 3/2
$/Sq.Ft:
$18711.1%
Sale Date: 11/21/2024
3856 Old Creek Road #25, Troy, MI 48084
Price: $324,100
Sq.Ft: 1,478
Beds/Baths: 3/2.1
$/Sq.Ft:
$2194.4%
Sale Date: 9/4/2024
253 SCOTTSDALE Drive, Troy, MI 48084
Price: $2,600
Sq.Ft: 1,629
Beds/Baths: 3/2
$/Sq.Ft:
$299.2%
Sale Date: 8/23/2024
3988 OLD CREEK Road, Troy, MI 48084
Price: $207,500
Sq.Ft: 1,329
Beds/Baths: 2/1.1
$/Sq.Ft:
$15625.7%
Sale Date: 10/2/2024
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