780 E Fox Hills Dr · Pontiac, MI 48304

$132,999

1 bd · 1.0 ba · 752 sqft · Condo public records · 69 Days on market

Built 1969 $265/mo HOA · 16% 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 +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +6.5/10.0
• DSCR +5.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own? Skip the yard work and spend your free time relaxing by the pool or enjoying a match on the tennis courts. This impeccably maintained upper-level condo features a neutral, updated interior and is truly move-in ready. A large picture window fills the space with natural light and offers peaceful views of the beautifully landscaped common areas. The updated kitchen and bath add modern appeal, while the spacious primary bedroom includes a walk-in closet. Additional highlights include a large pantry and a dedicated basement storage room. Enjoy resort-style amenities with access to a pool, clubhouse, and 25 acres of lush green space with walking paths. Conveniently located near I-75 and major tech centers, this community is nestled within a quiet residential setting and served by Bloomfield Hills Schools. No pets allowed.

Key facts

• Lush green space
• Clubhouse
• Walk-in closet

Tags

• UPDATED KITCHEN
• WALK-IN CLOSET
• DEDICATED BASEMENT STORAGE
• CLUBHOUSE
• WALKING PATHS
• LUSH GREEN SPACE

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Homeowners association with monthly fee of $265; Association maintains grounds; Community features include pool, sidewalks, and tennis courts

Exterior

• Parking: Parking lot; No garage; Carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; One level; Ground-level entry with steps; Brick exterior
• Construction: Brick construction; Unfinished basement
• Exterior features: Lighting; Tennis courts; Community in-ground pool

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: Total of 4 rooms (bedrooms included) — listing does not specify individual bedroom levels
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: High speed internet; Unfurnished
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $125k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.4% in Pontiac — 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 64/100 on livability (#499 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Bloomfield Hills Schools (suburban): math 65% / reading 74% proficiency, ranked #5 of 540 in MI (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 132 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 14% of the median local income ($143k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $919 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 22y ago 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.
• Current owner paid $61k; list at $133k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $125,019 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 6.7

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-13,217
• Equity at exit: $19,831

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-267
• Equity at exit: $11,499

Cash invested: $37,240 (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 48304

• Active inventory: 132
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$697
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$55
• HOA: −$265
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $128

Break-even live

Break-even rent $1,491

Max offer price $132,999

Occupancy floor 87%

Sensitivity live

Price	-10% $203	-5% $166	+0% $128	+5% $90	+10% $53
Rent	-10% $-3	-5% $63	+0% $128	+5% $193	+10% $259
Rate	-1.0pp $195	-0.5pp $162	base $128	+0.5pp $94	+1.0pp $58

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
E Fox Hills Dr Bloomfield Twp, MI	2.0	2.0	1055	$1,300	$1.23	18d	1	0.19mi
433 Fox Hills Dr S #5 Bloomfield Hills, MI	2.0	2.0	1089	$1,700	$1.56	13d	1	0.34mi
444 N Fox Hills Dr #3 Bloomfield Twp, MI	2.0	2.0	1089	$1,598	$1.47	25d	1	0.37mi
444 N Fox Hills Dr #7 Bloomfield Twp, MI	2.0	2.0	1089	$1,550	$1.42	25d	1	0.37mi
806 Bloomfield Village Blvd Unit K Auburn Hills, MI	2.0	1.0	881	$1,500	$1.70	45d	1	0.94mi
2862 Tall Oaks Ct Auburn Hills, MI	2.0	2.0	987	$1,520	$1.54	3d	6	0.99mi
3161 Bloomfield Ln Auburn Hills, MI	1.0–2.0	1.0–1.5	937	$1,195	$1.27	0d	22	1.02mi
2081 Oaknoll St Auburn Hills, MI	2.0	2.0	860	$1,600	$1.86	45d	1	1.25mi
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.5–2.0	1032	$1,700	$1.65	13d	2	1.37mi
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.0–2.0	1032	$1,625	$1.57	25d	3	1.37mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   pricedays on market $132,999 Active 69 DOM
2. 2026-06-18
   days on market $134,999 Active 66 DOM
3. 2026-06-17
   days on market $134,999 Active 65 DOM
4. 2026-06-16
   days on market $134,999 Active 64 DOM
5. 2026-06-15
   days on market $134,999 Active 63 DOM
6. 2026-06-13
   days on market $134,999 Active 61 DOM
7. 2026-06-13
   days on market $134,999 Active 60 DOM
8. 2026-06-09
   days on market $134,999 Active 57 DOM
9. 2026-06-08
   days on market $134,999 Active 56 DOM
10. 2026-06-07
    days on market $134,999 Active 55 DOM
11. 2026-06-04
    days on market $134,999 Active 52 DOM
12. 2026-06-03
    days on market $134,999 Active 51 DOM
13. 2026-06-02
    days on market $134,999 Active 50 DOM
14. 2026-06-01
    days on market $134,999 Active 49 DOM
15. 2026-05-31
    days on market $134,999 Active 48 DOM
16. 2026-04-13
    listed $134,999 Active

    Show marketing remark (854 chars)

    Why rent when you can own? Skip the yard work and spend your free time relaxing by the pool or enjoying a match on the tennis courts. This impeccably maintained upper-level condo features a neutral, updated interior and is truly move-in ready. A large picture window fills the space with natural light and offers peaceful views of the beautifully landscaped common areas. The updated kitchen and bath add modern appeal, while the spacious primary bedroom includes a walk-in closet. Additional highlights include a large pantry and a dedicated basement storage room. Enjoy resort-style amenities with access to a pool, clubhouse, and 25 acres of lush green space with walking paths. Conveniently located near I-75 and major tech centers, this community is nestled within a quiet residential setting and served by Bloomfield Hills Schools. No pets allowed.

17. 2026-04-13
    listed $134,999 Active 854-char remark

    Show marketing remark (854 chars)

    Why rent when you can own? Skip the yard work and spend your free time relaxing by the pool or enjoying a match on the tennis courts. This impeccably maintained upper-level condo features a neutral, updated interior and is truly move-in ready. A large picture window fills the space with natural light and offers peaceful views of the beautifully landscaped common areas. The updated kitchen and bath add modern appeal, while the spacious primary bedroom includes a walk-in closet. Additional highlights include a large pantry and a dedicated basement storage room. Enjoy resort-style amenities with access to a pool, clubhouse, and 25 acres of lush green space with walking paths. Conveniently located near I-75 and major tech centers, this community is nestled within a quiet residential setting and served by Bloomfield Hills Schools. No pets allowed.

18. 2024-01-29
    historical $1,200
19. 2023-09-07
    listed $1,200
20. 2019-07-02
    historical
21. 2019-07-01
    historical
22. 2019-04-11
    historical
23. 2018-12-06
    listed $95,000 Active
24. 2018-12-06
    listed $95,000 Active
25. 2018-12-06
    listed $95,000 Active
26. 2018-03-01
    soldstatus $61,000 Sold
27. 2018-03-01
    soldstatus $61,000 Closed
28. 2018-02-01
    status Pending
29. 2018-02-01
    status Pending
30. 2018-01-31
    price $68,500
31. 2018-01-30
    price $68,500
32. 2017-12-18
    listed $75,000 Active
33. 2017-12-18
    listed $75,000 Active
34. 2016-05-27
    historical
35. 2016-05-26
    status Pending
36. 2016-05-26
    status Pending
37. 2016-05-26
    historical
38. 2016-05-02
    listed $72,900 Active
39. 2016-05-02
    listed $72,900 Active
40. 2015-06-26
    historical
41. 2015-06-26
    historical
42. 2015-04-27
    soldstatus $60,000
43. 2014-12-08
    listed $69,900
44. 2014-12-08
    listed $69,900
45. 2005-04-21
    soldstatus $80,000
46. 2005-04-04
    soldstatus $80,000
47. 2005-03-02
    historical
48. 2005-01-31
    historical
49. 2005-01-03
    listed $81,900
50. 2004-08-19
    listed $81,900

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $1,982 · $165/mo
• Expected delta: +$66/yr (+$5/mo · 3.4%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,832
• − Mortgage interest: −$7,450
• − Property taxes: −$1,917
• − Insurance: −$665
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − HOA: −$3,180
• − Depreciation: −$3,869
• Taxable loss: −$422
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,637/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: Bloomfield Hills Schools
• NCES district ID: 2606090
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $117,848
• Composite: 65.41/100
• National rank: #481
• State rank: #5 of 540 in MI

Livability — Pontiac

• Score: 64/100
• State rank: #499
• US rank: #14703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 44,593
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,387
• Household income: $143,204
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 85.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 10% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Other Asian/Pacific 3%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -195.96%
• Current HPI: 160.6477
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, 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

+170.1% since first listed

38 events — show timeline

• 2026-04-13 Listed $134,999 REALCOMP
• 2026-04-13 Listed $134,999 MiRealSource-MiMLS
• 2024-01-29 Rental Removed $1,200 REALSOURCE
• 2023-09-07 Listed for Rent $1,200 REALSOURCE
• 2019-07-02 Listing Removed — REALCOMP
• 2019-07-01 Listing Removed — MiRealSource-MiMLS
• 2019-04-11 Listing Removed — REALCOMP
• 2018-12-06 Listed $95,000 MiRealSource-MiMLS
• 2018-12-06 Listed $95,000 REALCOMP
• 2018-12-06 Listed $95,000 REALCOMP
• 2018-03-01 Sold (MLS) $61,000 MiRealSource-MiMLS
• 2018-03-01 Sold (MLS) $61,000 REALCOMP
• 2018-02-01 Pending — MiRealSource-MiMLS
• 2018-02-01 Pending — REALCOMP
• 2018-01-31 Price Changed $68,500 MiRealSource-MiMLS
• 2018-01-30 Price Changed $68,500 REALCOMP
• 2017-12-18 Listed $75,000 MiRealSource-MiMLS
• 2017-12-18 Listed $75,000 REALCOMP
• 2016-05-27 Listing Removed — REALCOMP
• 2016-05-26 Pending — MiRealSource-MiMLS
• 2016-05-26 Pending — REALCOMP
• 2016-05-26 Listing Removed — MiRealSource-MiMLS
• 2016-05-02 Listed $72,900 MiRealSource-MiMLS
• 2016-05-02 Listed $72,900 REALCOMP
• 2015-06-26 Listing Removed — MiRealSource-MiMLS
• 2015-06-26 Listing Removed — REALCOMP
• 2015-04-27 Sold (Public Records) $60,000 Public Records
• 2014-12-08 Listed $69,900 MiRealSource-MiMLS
• 2014-12-08 Listed $69,900 REALCOMP
• 2005-04-21 Sold (Public Records) $80,000 Public Records
• 2005-04-04 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2005-03-02 Listing Removed — MiRealSource-MiMLS
• 2005-01-31 Listing Removed — MiRealSource-MiMLS
• 2005-01-03 Listed $81,900 MiRealSource-MiMLS
• 2004-08-19 Listed $81,900 MiRealSource-MiMLS
• 2002-06-03 Sold (Public Records) $79,000 Public Records
• 1996-10-14 Sold (Public Records) $53,500 Public Records
• 1993-11-12 Sold (Public Records) $49,990 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,917 · +2.8% YoY. Source: county tax records.