635 E Fox Hills Dr #41 · Pontiac, MI 48304

$128,000

1 bd · 1.0 ba · 737 sqft · Condo · 13 Days on market

Built 1969 Good condition $265/mo HOA · 14% 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 +25.9/30.0
• 1% rule +9.5/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in Ready, Spacious 1-Bedroom Condo in a Serene Setting!! Great for Investors as well as home buyers! Discover peaceful living in this beautifully maintained Bloomfield Club community, known for its lush, manicured grounds and central Bloomfield Hills location. This spacious 1-bedroom, 1-bath condo offers both comfort and convenience—perfect for anyone seeking a low-maintenance lifestyle in a quiet, desirable neighborhood. Step inside to a thoughtfully designed floor plan with a large living and dining area, ample closet space, and a cooler interior orientation that naturally stays comfortable year-round—no need for central air thanks to its ideal placement with no direct su

Key facts

• Central location
• Ample closet space
• Manicured grounds

Tags

• MANICURED GROUNDS
• CENTRAL LOCATION
• LARGE LIVING AND DINING AREA
• AMPLE CLOSET SPACE
• BRAND NEW FURNACE
• HOA COVERS WATER

Property features AI

Finance

• Other: Community clubhouse and sidewalks
• HOA & community: Homeowners association with monthly fee of $265; HOA covers insurance, grounds and structure maintenance, sewer, snow removal, trash and water; Association maintains grounds

Exterior

• Parking: Parking lot with assigned spaces; Carport available; No garage
• Security: Smoke detector(s)
• Utilities: Public water; Other water source; Public sewer
• Home design: Condominium residential property; One level with ground-level entry; Brick construction
• Construction: Asphalt roof
• Exterior features: Porch; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Free-standing refrigerator; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Negotiable furnishing; Full unfinished basement; 4 total rooms; Smoke detectors installed
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 9.3% vs local median 6.7% 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; high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 16% 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 $885 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $128,000

Questions for the listing agent

1. Built in 1969 — 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 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. 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?
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: 1.45% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 5.7

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-404
• Equity at exit: $19,085

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $26,365
• Equity at exit: $11,067

Cash invested: $35,840 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$265
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $316

Break-even live

Break-even rent $1,455

Max offer price $128,000

Occupancy floor 78%

Sensitivity live

Price	-10% $405	-5% $361	+0% $316	+5% $272	+10% $228
Rent	-10% $170	-5% $243	+0% $316	+5% $390	+10% $463
Rate	-1.0pp $381	-0.5pp $349	base $316	+0.5pp $283	+1.0pp $249

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 20 events

1. 2026-05-31
   days on market $128,000 Active 13 DOM
2. 2026-05-18
   historical
3. 2026-05-18
   historical
4. 2026-04-09
   price $128,000
5. 2026-04-08
   price $128,000
6. 2026-02-25
   price $129,900
7. 2026-02-25
   price $129,900
8. 2026-01-06
   price $134,900
9. 2026-01-05
   price $134,900
10. 2025-11-19
    price $137,999
11. 2025-11-19
    price $137,999
12. 2025-11-01
    listed $140,000 Active
13. 2025-11-01
    listed $140,000 Active
14. 2025-10-31
    historical
15. 2025-10-31
    listed $128,000 Active
16. 2025-10-31
    listed $128,000 Active
17. 2007-02-16
    historical
18. 2006-05-17
    listed $69,000
19. 2006-05-11
    historical
20. 2006-02-14
    listed $84,900

ⓘ 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 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: $22,267
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$3,180
• − Depreciation: −$3,724
• Taxable income: $2,070
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $3,299/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready, 1-bedroom condo in a serene setting offers a good condition with minimal maintenance required. The property's curb appeal and interior condition make it an attractive option for both investors and home buyers.

Value-add opportunities

• Resale Paint exterior shutters — Fresh paint can enhance curb appeal and property value.
• Resale Trim bushes and hedges — Well-maintained landscaping can improve the property's appearance and attract potential buyers.
• Resale Clean front entrance — A clean and welcoming entrance can make a positive first impression on potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Fresh paint can enhance curb appeal and property value. ↑
• Resale Trim bushes and hedges — Well-maintained landscaping can improve the property's appearance and attract potential buyers. ↑
• Resale Clean front entrance — A clean and welcoming entrance can make a positive first impression on potential buyers. ↑

ⓘ 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: 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

+50.8% since first listed

19 events — show timeline

• 2026-05-18 Listing Removed — MiRealSource-MiMLS
• 2026-05-18 Listing Removed — REALCOMP
• 2026-04-09 Price Changed $128,000 MiRealSource-MiMLS
• 2026-04-08 Price Changed $128,000 REALCOMP
• 2026-02-25 Price Changed $129,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $129,900 REALCOMP
• 2026-01-06 Price Changed $134,900 MiRealSource-MiMLS
• 2026-01-05 Price Changed $134,900 REALCOMP
• 2025-11-19 Price Changed $137,999 MiRealSource-MiMLS
• 2025-11-19 Price Changed $137,999 REALCOMP
• 2025-11-01 Listed $140,000 MiRealSource-MiMLS
• 2025-11-01 Listed $140,000 REALCOMP
• 2025-10-31 Coming Soon — MiRealSource-MiMLS
• 2025-10-31 Listed $128,000 REALCOMP
• 2025-10-31 Listed $128,000 MiRealSource-MiMLS
• 2007-02-16 Listing Removed — REALCOMP
• 2006-05-17 Listed $69,000 REALCOMP
• 2006-05-11 Listing Removed — REALCOMP
• 2006-02-14 Listed $84,900 REALCOMP