44683 Broadmoor Cir N · Plymouth, MI 48168

$599,900

3 bd · 2.5 ba · 2,730 sqft · Condo · 67 Days on market

Built 2007 Good condition $220/sqft · at area comps Est $608k · at est. $500/mo HOA · 6% of rent ↓ 3% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.1/15.0
• Schools +6.6/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 3-bedroom, 2.5-bath condo in The Villas of Northville Hills. From the moment you step inside, you'll appreciate the open, flowing layout with tons of big bright windows for endless natural light. The spacious kitchen overlooks the dining and living areas, making the heart of the home feel truly connected. Step outside to a peaceful backyard setting with a lovely deck, perfect for morning coffee, relaxing evenings, or hosting guests. Upstairs, the large primary suite serves as a private retreat, complete with a generous bathroom and a custom-designed walk-in closet. Two additional bedrooms offer plenty of flexibility for guests or a home office. Tons of updates throughout including the hot water tank and furnace in 2024. All of this in the unbeatable location of Northville Hills - close to shopping, dining, golf, walking paths, and award-winning Northville schools. Come make this beautiful condo your next home! BATVAI

Key facts

• $500 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $600k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $600k).
• Recommended offer: $564k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.2% in Plymouth — 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 85/100 on livability (#25 in MI, #516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Northville Public Schools (suburban): math 68% / reading 75% proficiency, ranked #4 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $563,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.51% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 5.5

CMA / ARV

• ARV (median comp): $607,643
• List price: $599,900
• Delta: -1.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.38×
• Total profit: $64,621
• Equity at exit: $89,447

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $265,886
• Equity at exit: $51,868

Cash invested: $167,972 (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 48168

• Active inventory: 146
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $9,088 medium
• Mortgage (P&I): −$3,146
• Tax est. 1.5%: −$750 /mo · $8,998/yr
• Insurance: −$250
• HOA: −$500
• Vacancy / Maint / Mgmt: −$1,909
• Net cashflow: $2,534

Break-even live

Break-even rent $5,881

Max offer price $599,900

Occupancy floor 67%

Sensitivity live

Price	-10% $2,948	-5% $2,741	+0% $2,534	+5% $2,327	+10% $2,119
Rent	-10% $1,816	-5% $2,175	+0% $2,534	+5% $2,893	+10% $3,252
Rate	-1.0pp $2,836	-0.5pp $2,686	base $2,534	+0.5pp $2,378	+1.0pp $2,220

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16646 Brooklane Blvd Northville, MI	4.0	4.5	3282	$13,300	$4.05	17d	1	0.90mi
47671 Alden Ter N Northville, MI	3.0	3.5	2085	$3,100	$1.49	11d	1	1.18mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $599,900 Active 67 DOM
2. 2026-06-18
   days on market $599,900 Active 64 DOM
3. 2026-06-17
   days on market $599,900 Active 63 DOM
4. 2026-06-16
   days on market $599,900 Active 62 DOM
5. 2026-06-15
   price $599,900 Active 61 DOM
6. 2026-06-15
   days on market $615,000 Active 61 DOM
7. 2026-06-13
   days on market $615,000 Active 59 DOM
8. 2026-06-09
   days on market $615,000 Active 55 DOM
9. 2026-06-08
   days on market $615,000 Active 54 DOM
10. 2026-06-07
    days on market $615,000 Active 53 DOM
11. 2026-06-04
    days on market $615,000 Active 50 DOM
12. 2026-06-03
    days on market $615,000 Active 49 DOM
13. 2026-06-02
    days on market $615,000 Active 48 DOM
14. 2026-06-01
    days on market $615,000 Active 47 DOM
15. 2026-05-31
    days on market $615,000 Active 46 DOM
16. 2026-05-07
    price $615,000 971-char remark

    Show marketing remark (983 chars)

    Welcome home to this beautifully updated 3-bedroom, 2.5-bath condo in The Villas of Northville Hills. From the moment you step inside, you’ll appreciate the open, flowing layout with tons of big bright windows for endless natural light. The spacious kitchen overlooks the dining and living areas, making the heart of the home feel truly connected. Step outside to a peaceful backyard setting with a lovely deck, perfect for morning coffee, relaxing evenings, or hosting guests. Upstairs, the large primary suite serves as a private retreat, complete with a generous bathroom and a custom-designed walk-in closet. Two additional bedrooms offer plenty of flexibility for guests or a home office. Tons of updates throughout including the hot water tank and furnace in 2024. All of this in the unbeatable location of Northville Hills—close to shopping, dining, golf, walking paths, and award-winning Northville schools. Come make this beautiful condo your next home! BATVAI

17. 2026-05-07
    price $615,000 983-char remark

    Show marketing remark (983 chars)

    Welcome home to this beautifully updated 3-bedroom, 2.5-bath condo in The Villas of Northville Hills. From the moment you step inside, you’ll appreciate the open, flowing layout with tons of big bright windows for endless natural light. The spacious kitchen overlooks the dining and living areas, making the heart of the home feel truly connected. Step outside to a peaceful backyard setting with a lovely deck, perfect for morning coffee, relaxing evenings, or hosting guests. Upstairs, the large primary suite serves as a private retreat, complete with a generous bathroom and a custom-designed walk-in closet. Two additional bedrooms offer plenty of flexibility for guests or a home office. Tons of updates throughout including the hot water tank and furnace in 2024. All of this in the unbeatable location of Northville Hills—close to shopping, dining, golf, walking paths, and award-winning Northville schools. Come make this beautiful condo your next home! BATVAI

18. 2026-04-16
    listed $635,000 Active 971-char remark

    Show marketing remark (983 chars)

    Welcome home to this beautifully updated 3-bedroom, 2.5-bath condo in The Villas of Northville Hills. From the moment you step inside, you’ll appreciate the open, flowing layout with tons of big bright windows for endless natural light. The spacious kitchen overlooks the dining and living areas, making the heart of the home feel truly connected. Step outside to a peaceful backyard setting with a lovely deck, perfect for morning coffee, relaxing evenings, or hosting guests. Upstairs, the large primary suite serves as a private retreat, complete with a generous bathroom and a custom-designed walk-in closet. Two additional bedrooms offer plenty of flexibility for guests or a home office. Tons of updates throughout including the hot water tank and furnace in 2024. All of this in the unbeatable location of Northville Hills—close to shopping, dining, golf, walking paths, and award-winning Northville schools. Come make this beautiful condo your next home! BATVAI

19. 2026-04-16
    listed $635,000 Active 983-char remark

    Show marketing remark (983 chars)

    Welcome home to this beautifully updated 3-bedroom, 2.5-bath condo in The Villas of Northville Hills. From the moment you step inside, you’ll appreciate the open, flowing layout with tons of big bright windows for endless natural light. The spacious kitchen overlooks the dining and living areas, making the heart of the home feel truly connected. Step outside to a peaceful backyard setting with a lovely deck, perfect for morning coffee, relaxing evenings, or hosting guests. Upstairs, the large primary suite serves as a private retreat, complete with a generous bathroom and a custom-designed walk-in closet. Two additional bedrooms offer plenty of flexibility for guests or a home office. Tons of updates throughout including the hot water tank and furnace in 2024. All of this in the unbeatable location of Northville Hills—close to shopping, dining, golf, walking paths, and award-winning Northville schools. Come make this beautiful condo your next home! BATVAI

20. 2026-04-13
    historical $635,000 971-char remark

    Show marketing remark (971 chars)

    Welcome home to this beautifully updated 3-bedroom, 2.5-bath condo in The Villas of Northville Hills. From the moment you step inside, you'll appreciate the open, flowing layout with tons of big bright windows for endless natural light. The spacious kitchen overlooks the dining and living areas, making the heart of the home feel truly connected. Step outside to a peaceful backyard setting with a lovely deck, perfect for morning coffee, relaxing evenings, or hosting guests. Upstairs, the large primary suite serves as a private retreat, complete with a generous bathroom and a custom-designed walk-in closet. Two additional bedrooms offer plenty of flexibility for guests or a home office. Tons of updates throughout including the hot water tank and furnace in 2024. All of this in the unbeatable location of Northville Hills - close to shopping, dining, golf, walking paths, and award-winning Northville schools. Come make this beautiful condo your next home! BATVAI

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

Taxation est. · year 1

• Rental income: $109,058
• − Mortgage interest: −$33,604
• − Property taxes: −$8,998
• − Insurance: −$3,000
• − Repairs & maintenance: −$8,725
• − Management: −$8,725
• − HOA: −$6,000
• − Depreciation: −$17,452
• Taxable income: $22,556
• Est. tax owed @ 24.0%: −$5,413
• After-tax cash flow: $24,993/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated 3-bedroom, 2.5-bath condo in The Villas of Northville Hills is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves flow and value
• Both Update kitchen backsplash — Modernizes space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves flow and value ↑
• Both Update kitchen backsplash — Modernizes space and adds 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: Northville Public Schools
• NCES district ID: 2625980
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $108,824
• Composite: 66.21/100
• National rank: #431
• State rank: #4 of 540 in MI

Livability — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 40,076
• Population (ZIP): 25,039

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 19% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 9% Italian 3% Lithuanian 3%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 77% English-only · Other Indo-European 7% Other Asian/Pacific 5% Chinese 3%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.06%
• Current HPI: 176.9122
• 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

-3.1% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $615,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $615,000 REALCOMP
• 2026-04-16 Listed $635,000 MiRealSource-MiMLS
• 2026-04-16 Listed $635,000 REALCOMP
• 2026-04-13 Coming Soon $635,000 MiRealSource-MiMLS