6200 Andrea Ln · Farmington Hills, MI 48322

$279,000

3 bd · 2.5 ba · 2,013 sqft · Condo public records · 8 Days on market

Built 1973 $418/mo HOA · 15% of rent

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Why this score? — see what drove the D- 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE SUNDAY 6/7, 1-3PM. Move-in ready, rare 3BR 2CAR condo in high-rated West Bloomfield Schools! Features fresh paint, brand new kitchen cabinets and granite countertops, a new 4-door stainless fridge. Beautiful new LVP flooring in foyer / breakfast nook / baths, and plush new carpet upstairs. Unwind on the private porch (with growing grapes and potatoes) or enjoy the peaceful pond view from the bedroom. The freshly painted, finished basement with new flooring is perfect for a gym or playroom. Upgrades include a new hot water tank, modern floating vanity, new washer, and utility sink. Inclusive $418/month covers water, sewer, trash, and snow. Walk to the sports club, township pool, dining, and shopping. Easy showings: Photos virtually staged. BATVAI / IDRBNG.

Key facts

• $418 HOA
• 2 garage spots
• Built 1973

Property features AI

Finance

• Other: Pets allowed with number limit
• HOA & community: Homeowners association with monthly fee; Association fee includes insurance, structure and grounds maintenance, pest control, sewer, snow removal, trash, and water; Association provides grounds maintenance

Exterior

• Parking: Attached garage with direct access; Garage faces front; 2-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Residential condominium; Two levels; Ground-level entry
• Construction: Brick and wood siding exterior
• Exterior features: Porch; Asphalt roof; Corner lot; Paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Free-standing refrigerator; Gas water heater
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Finished basement with sump pump; Living room fireplace; Private entrance
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $279k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (2.9% below list).
• Recommended offer: $256k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.5% in Farmington Hills — 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 81/100 on livability (#64 in MI, #1,364 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: amenities D, health & safety F.
• West Bloomfield School District (suburban): math 42% / reading 55% proficiency, ranked #83 of 540 in MI (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y 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 $71k; list at $279k implies a 293% gain — meaningful room to come down on a strong offer.

Recommended offer $256,463 (8.1% 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. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.22×
• Total profit: $-61,022
• Equity at exit: $41,600

10-year hold

• IRR: -32.5%
• Equity multiple: -0.19×
• Total profit: $-93,258
• Equity at exit: $24,123

Cash invested: $78,120 (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 48322

• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$270 /mo · $3,235/yr
• Insurance: −$116
• HOA: −$418
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-128

Break-even live

Break-even rent $2,870

Max offer price $256,463

Occupancy floor 100%

Sensitivity live

Price	-10% $30	-5% $-49	+0% $-128	+5% $-207	+10% $-286
Rent	-10% $-342	-5% $-235	+0% $-128	+5% $-21	+10% $86
Rate	-1.0pp $13	-0.5pp $-57	base $-128	+0.5pp $-200	+1.0pp $-273

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5202 Richard Run West Bloomfield, MI	3.0	2.5	1650	$2,500	$1.52	17d	1	0.03mi
5353 Wright Way W West Bloomfield, MI	4.0	2.5	1819	$2,700	$1.48	25d	1	0.14mi
5485 Hammersmith Dr West Bloomfield, MI	4.0	2.5	2402	$3,800	$1.58	2d	1	0.62mi
6350 Aldingbrooke Circle Rd N West Bloomfield, MI	1.0–3.0	1.0–3.0	1900	$3,360	$1.77	2d	24	0.94mi
5611 Drake Hollow Dr W West Bloomfield, MI	2.0	2.5	1553	$2,295	$1.48	11d	1	0.94mi
6322 Aspen Ridge Blvd West Bloomfield, MI	2.0	2.5	2391	$3,500	$1.46	2d	1	1.01mi
6625 Fireside Ct West Bloomfield Township, MI	2.0	2.0	1450	$2,000	$1.38	25d	1	1.03mi
7020 Orchard Lake Rd West Bloomfield, MI	1.0–3.0	1.0–2.5	1298	$6,335	$4.88	2d	25	1.37mi

HOA detail condo

• Monthly dues: $418 · $5,016/yr
• Likely covers: watersewertrashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-15
   statusdays on market $279,000 Pending 8 DOM
2. 2026-06-13
   days on market $279,000 Active 7 DOM
3. 2026-06-09
   days on market $279,000 Active 3 DOM
4. 2026-06-08
   days on market $279,000 Active 2 DOM
5. 2026-06-07
   remarks 699-char remark

   Show marketing remark (776 chars)

   OPEN HOUSE SUNDAY 6/7, 1-3PM. Move-in ready, rare 3BR 2CAR condo in high-rated West Bloomfield Schools! Features fresh paint, brand new kitchen cabinets and granite countertops, a new 4-door stainless fridge. Beautiful new LVP flooring in foyer / breakfast nook / baths, and plush new carpet upstairs. Unwind on the private porch (with growing grapes and potatoes) or enjoy the peaceful pond view from the bedroom. The freshly painted, finished basement with new flooring is perfect for a gym or playroom. Upgrades include a new hot water tank, modern floating vanity, new washer, and utility sink. Inclusive $418/month covers water, sewer, trash, and snow. Walk to the sports club, township pool, dining, and shopping. Easy showings: Photos virtually staged. BATVAI / IDRBNG.

6. 2026-06-07
   listed $279,000 Active 1 DOM

   Show marketing remark (776 chars)

   OPEN HOUSE SUNDAY 6/7, 1-3PM. Move-in ready, rare 3BR 2CAR condo in high-rated West Bloomfield Schools! Features fresh paint, brand new kitchen cabinets and granite countertops, a new 4-door stainless fridge. Beautiful new LVP flooring in foyer / breakfast nook / baths, and plush new carpet upstairs. Unwind on the private porch (with growing grapes and potatoes) or enjoy the peaceful pond view from the bedroom. The freshly painted, finished basement with new flooring is perfect for a gym or playroom. Upgrades include a new hot water tank, modern floating vanity, new washer, and utility sink. Inclusive $418/month covers water, sewer, trash, and snow. Walk to the sports club, township pool, dining, and shopping. Easy showings: Photos virtually staged. BATVAI / IDRBNG.

ⓘ 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: $3,235 · $270/mo
• Projected year-2 tax: $3,766 · $314/mo
• Expected delta: +$531/yr (+$44/mo · 16.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,496
• − Mortgage interest: −$15,628
• − Property taxes: −$3,235
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − HOA: −$5,016
• − Depreciation: −$8,116
• Taxable loss: −$6,094
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $-68/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: West Bloomfield School District
• NCES district ID: 2635820
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $89,668
• Composite: 45.28/100
• National rank: #2653
• State rank: #83 of 540 in MI

Livability — Farmington Hills

• Score: 81/100
• State rank: #64
• US rank: #1364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,885
• Household income: $113,865
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 911.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Asian 10% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Arab 9% Romanian 5% Scotch-Irish 4%
• Foreign-born: 25% · Canada, China
• Languages at home: 71% English-only · Arabic 8% Other Indo-European 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: ▼ -220.52%
• Current HPI: 149.0523
• Rent YoY: ▼ -0.43%
• 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

+256.4% since first listed

16 events — show timeline

• 2026-06-07 Listed $279,000 MiRealSource-MiMLS
• 2026-06-07 Listed $279,000 REALCOMP
• 2026-06-04 Coming Soon $279,000 MiRealSource-MiMLS
• 2013-10-27 Listing Removed — MiRealSource-MiMLS
• 2013-03-21 Listed $1,600 MiRealSource-MiMLS
• 2011-04-05 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2011-04-05 Sold (MLS) $71,000 REALCOMP
• 2011-03-29 Listing Removed — MiRealSource-MiMLS
• 2011-03-04 Listed $62,900 MiRealSource-MiMLS
• 2011-03-04 Listed $62,900 REALCOMP
• 1999-03-16 Sold (Public Records) $154,000 Public Records
• 1999-01-28 Sold (MLS) $154,000 REALCOMP
• 1998-10-31 Listed $156,900 REALCOMP
• 1992-12-07 Sold (Public Records) $120,000 Public Records
• 1991-06-07 Sold (Public Records) $98,000 Public Records
• 1990-11-30 Sold (Public Records) $78,287 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,235 · -5.3% YoY. Source: county tax records.