28405 Danvers Ct · Farmington Hills, MI 48334

$300,000

4 bd · 3.0 ba · 3,247 sqft · SingleFamily public records · 5 Days on market

Built 1973 1.10 ac lot Est $448k · 33% under $9/mo HOA

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Phenomenal opportunity on unique wooded lot with private bridge over Rouge River tributary. This ~3500 square foot colonial sits on 1.1 acres in desirable Woodcreek neighborhood. 5 bedrooms, 2.5 bathroom, large open living area with its own private drive. Property includes many mature trees with the creek cutting across the front lot. Home is in significant need of work/TLC but priced well below market to allow for the needed improvements along with other updates. Farmington Schools. Close to highways, shopping, restaurants and entertainment. Sale of home is subject to probate approval.

Key facts

• 1.1 acre lot
• 2 garage spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 7.8% vs local median 3.4% 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.
• Farmington Public School District (urban): math 45% / reading 58% proficiency, ranked #78 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Wood Creek Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 401 students, 43% FRL); Warner Middle School (math 37% / reading 56%, grade D+, #150 of 493 statewide, top 31%, 571 students, 34% FRL) — zoned schools average 39% FRL vs 19% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-17 pts) — the specific schools serving this property underperform the Farmington Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: 93 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 37% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $222k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $448,086
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28040 Forestbrook Dr	0.40mi	4/2.5	3,262 (+0%)	1mo	$450,000	$138	78
28043 New Bedford Dr	0.27mi	4/3.0	3,100 (-4%)	5mo	$505,000	$163	75
28107 New Bedford Dr	0.27mi	4/3.0	3,362 (+4%)	13mo	$516,000	$153	71
28072 W Greenmeadow Cir	0.55mi	3/3.0 (-1)	3,207 (-1%)	15mo	$429,900	$134	54
29020 Wellington St	0.51mi	4/3.0	3,654 (+12%)	6mo	$530,000	$145	50
28054 Harwich Dr	0.32mi	4/3.5	3,535 (+9%)	22mo	$460,000	$130	50
29256 Utley Rd	0.52mi	3/2.0 (-1)	2,836 (-13%)	2mo	$350,000	$123	44
28290 Inkster Rd	0.74mi	3/2.0 (-1)	3,110 (-4%)	12mo	$325,400	$105	40
28340 W Kalong Cir	0.75mi	4/3.5	3,078 (-5%)	22mo	$373,000	$121	36
27667 Forestbrook Dr	0.62mi	4/2.5	2,838 (-13%)	21mo	$424,999	$150	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-27,414
• Equity at exit: $44,731

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,666
• Equity at exit: $25,939

Cash invested: $84,000 (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 48334

• Active inventory: 93
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,126 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$9
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $331

Break-even live

Break-even rent $2,706

Max offer price $300,000

Occupancy floor 84%

Sensitivity live

Price	-10% $539	-5% $435	+0% $331	+5% $228	+10% $124
Rent	-10% $85	-5% $208	+0% $331	+5% $455	+10% $578
Rate	-1.0pp $483	-0.5pp $408	base $331	+0.5pp $254	+1.0pp $175

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29900 Franklin Rd Southfield, MI	2.0–3.0	2.5–3.0	2050	$3,400	$1.66	0d	4	1.18mi
29260 Franklin Rd Southfield, MI	3.0	1.0–3.0	1660	$3,600	$2.17	0d	6	1.18mi

HOA detail

• Monthly dues: $9 · $108/yr

Listing history 12 events

1. 2024-12-17
   status Pending
2. 2024-03-13
   status Pending 593-char remark

   Show marketing remark (593 chars)

   Phenomenal opportunity on unique wooded lot with private bridge over Rouge River tributary. This ~3500 square foot colonial sits on 1.1 acres in desirable Woodcreek neighborhood. 5 bedrooms, 2.5 bathroom, large open living area with its own private drive. Property includes many mature trees with the creek cutting across the front lot. Home is in significant need of work/TLC but priced well below market to allow for the needed improvements along with other updates. Farmington Schools. Close to highways, shopping, restaurants and entertainment. Sale of home is subject to probate approval.

3. 2024-03-13
   status Pending

   Show marketing remark (593 chars)

   Phenomenal opportunity on unique wooded lot with private bridge over Rouge River tributary. This ~3500 square foot colonial sits on 1.1 acres in desirable Woodcreek neighborhood. 5 bedrooms, 2.5 bathroom, large open living area with its own private drive. Property includes many mature trees with the creek cutting across the front lot. Home is in significant need of work/TLC but priced well below market to allow for the needed improvements along with other updates. Farmington Schools. Close to highways, shopping, restaurants and entertainment. Sale of home is subject to probate approval.

4. 2024-03-08
   listed $300,000 Active

   Show marketing remark (593 chars)

   Phenomenal opportunity on unique wooded lot with private bridge over Rouge River tributary. This ~3500 square foot colonial sits on 1.1 acres in desirable Woodcreek neighborhood. 5 bedrooms, 2.5 bathroom, large open living area with its own private drive. Property includes many mature trees with the creek cutting across the front lot. Home is in significant need of work/TLC but priced well below market to allow for the needed improvements along with other updates. Farmington Schools. Close to highways, shopping, restaurants and entertainment. Sale of home is subject to probate approval.

5. 2024-03-08
   listed $300,000 Active 593-char remark

   Show marketing remark (593 chars)

   Phenomenal opportunity on unique wooded lot with private bridge over Rouge River tributary. This ~3500 square foot colonial sits on 1.1 acres in desirable Woodcreek neighborhood. 5 bedrooms, 2.5 bathroom, large open living area with its own private drive. Property includes many mature trees with the creek cutting across the front lot. Home is in significant need of work/TLC but priced well below market to allow for the needed improvements along with other updates. Farmington Schools. Close to highways, shopping, restaurants and entertainment. Sale of home is subject to probate approval.

6. 2021-01-16
   historical
7. 2021-01-16
   historical
8. 2020-07-13
   listed $565,000 Active
9. 2020-07-13
   listed $565,000 Active
10. 1988-06-01
    soldstatus $222,500
11. 1986-09-01
    soldstatus $219,000
12. 1983-07-01
    soldstatus $160,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥97°F today · 13 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: $37,508
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$2,166
• − Repairs & maintenance: −$3,001
• − Management: −$3,001
• − HOA: −$108
• − Depreciation: −$8,727
• Taxable loss: −$800
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $4,170/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: Farmington Public School District
• NCES district ID: 2614070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $72,846
• Composite: 46.17/100
• National rank: #2497
• State rank: #78 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

• Census place: Farmington Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 19,618
• Household income: $102,228
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 630.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 25% Asian 12% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 7% Arabic 3% 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: ▼ -189.65%
• Current HPI: 166.7194
• 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

+87.5% since first listed

12 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-03-13 Pending — MiRealSource-MiMLS
• 2024-03-13 Pending — REALCOMP
• 2024-03-08 Listed $300,000 MiRealSource-MiMLS
• 2024-03-08 Listed $300,000 REALCOMP
• 2021-01-16 Listing Removed — MiRealSource-MiMLS
• 2021-01-16 Listing Removed — REALCOMP
• 2020-07-13 Listed $565,000 MiRealSource-MiMLS
• 2020-07-13 Listed $565,000 REALCOMP
• 1988-06-01 Sold (Public Records) $222,500 Public Records
• 1986-09-01 Sold (Public Records) $219,000 Public Records
• 1983-07-01 Sold (Public Records) $160,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $16,223 · +49.7% YoY. Source: county tax records.