16836 Dover Dr · Novi, MI 48168

$269,990

2 bd · 2.0 ba · 1,490 sqft · Condo public records · 31 Days on market

Built 2002 $360/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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +4.3/5.0
• 1% rule +3.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this beautifully updated, move-in-ready 1st floor ranch-style condo in the highly sought-after Northville Ridge community, perfect for downsizing without compromising comfort, convenience, or lifestyle. This meticulously maintained 2-bedroom, 2-bath home offers an easy, low-maintenance first floor living experience with a spacious open layout, large living room, cozy fireplace, and abundant natural light throughout. Thoughtful upgrades include professionally painted , stainless steel appliances, new range, new kitchen exhaust, updated LVP flooring, custom closets, and a new garage door. The light neutral décor creates a warm and inviting atmosphere, while the generous dining area and ample storage provide both functionality and comfort. Enjoy peaceful mornings or evenings on the private patio, along with the convenience of an attached one-car garage. Ideal for those looking to simplify life while still enjoying great amenities, residents have access to a clubhouse, fitness center, pool, hot tub, playground, and scenic walking trails. Conveniently located close to shopping, dining, parks, expressways, and award-winning Northville schools. Enjoy the comfort of a turnkey home and the ease of condo living in one of Northville's most desirable communities.

Key facts

• $360 HOA
• Garage
• Built 2002

Property features AI

Finance

• Other: Property type: Residential condominium; Located in WAYNE COUNTY CONDO SUB PLAN 672; Directions: South of 6 Mile and west of Ridge
• HOA & community: Homeowners association with a $395 monthly fee; HOA covers grounds and structure maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Condominium; One level; Ground-level entry
• Construction: Brick and vinyl siding exterior; Slab foundation; Built with an asphalt roof
• Exterior features: Asphalt roof; Paved road access; Pets allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling listed
• Interior features: Total of 5 rooms; 2 full bathrooms; Forced air heating (natural gas); No central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (11.5% below list).
• Recommended offer: $237k (12.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 2.7% in Novi — 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 86/100 on livability (#20 in MI, #377 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing 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.
• Zoned schools: Ridge Wood Elementary School (math 72% / reading 72%, grade A-, #51 of 1,397 statewide, top 5%, 436 students, 6% FRL); Meads Mill Middle School (math 65% / reading 74%, grade A, #28 of 493 statewide, top 6%, 671 students, 9% FRL); Northville High School (math 68% / reading 86%, grade A-, #11 of 713 statewide, top 2%, 2,499 students, 7% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 146 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $181k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $237,261 (12.1% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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. 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: 0.89% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 9.4

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-55,386
• Equity at exit: $40,256

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-62,758
• Equity at exit: $23,344

Cash invested: $75,597 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$112
• HOA: −$360
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-185

Break-even live

Break-even rent $2,625

Max offer price $237,261

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-109	+0% $-185	+5% $-262	+10% $-338
Rent	-10% $-374	-5% $-280	+0% $-185	+5% $-91	+10% $4
Rate	-1.0pp $-49	-0.5pp $-117	base $-185	+0.5pp $-255	+1.0pp $-326

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: $67,498
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $269,990 Active 31 DOM
2. 2026-06-18
   days on market $269,990 Active 28 DOM
3. 2026-06-17
   days on market $269,990 Active 27 DOM
4. 2026-06-16
   days on market $269,990 Active 26 DOM
5. 2026-06-15
   days on market $269,990 Active 25 DOM
6. 2026-06-13
   days on market $269,990 Active 23 DOM
7. 2026-06-09
   days on market $269,990 Active 19 DOM
8. 2026-06-08
   days on market $269,990 Active 18 DOM
9. 2026-06-07
   days on market $269,990 Active 17 DOM
10. 2026-06-04
    days on market $269,990 Active 14 DOM
11. 2026-06-03
    days on market $269,990 Active 13 DOM
12. 2026-06-02
    days on market $269,990 Active 12 DOM
13. 2026-06-01
    days on market $269,990 Active 11 DOM
14. 2026-05-31
    days on market $269,990 Active 10 DOM
15. 2026-05-22
    listed $269,990 Active 1295-char remark

    Show marketing remark (1295 chars)

    Don't miss this beautifully updated, move-in-ready 1st floor ranch-style condo in the highly sought-after Northville Ridge community, perfect for downsizing without compromising comfort, convenience, or lifestyle. This meticulously maintained 2-bedroom, 2-bath home offers an easy, low-maintenance first floor living experience with a spacious open layout, large living room, cozy fireplace, and abundant natural light throughout. Thoughtful upgrades include professionally painted , stainless steel appliances, new range, new kitchen exhaust, updated LVP flooring, custom closets, and a new garage door. The light neutral décor creates a warm and inviting atmosphere, while the generous dining area and ample storage provide both functionality and comfort. Enjoy peaceful mornings or evenings on the private patio, along with the convenience of an attached one-car garage. Ideal for those looking to simplify life while still enjoying great amenities, residents have access to a clubhouse, fitness center, pool, hot tub, playground, and scenic walking trails. Conveniently located close to shopping, dining, parks, expressways, and award-winning Northville schools. Enjoy the comfort of a turnkey home and the ease of condo living in one of Northville's most desirable communities.

16. 2026-05-22
    listed $269,990 Active

    Show marketing remark (1295 chars)

    Don't miss this beautifully updated, move-in-ready 1st floor ranch-style condo in the highly sought-after Northville Ridge community, perfect for downsizing without compromising comfort, convenience, or lifestyle. This meticulously maintained 2-bedroom, 2-bath home offers an easy, low-maintenance first floor living experience with a spacious open layout, large living room, cozy fireplace, and abundant natural light throughout. Thoughtful upgrades include professionally painted , stainless steel appliances, new range, new kitchen exhaust, updated LVP flooring, custom closets, and a new garage door. The light neutral décor creates a warm and inviting atmosphere, while the generous dining area and ample storage provide both functionality and comfort. Enjoy peaceful mornings or evenings on the private patio, along with the convenience of an attached one-car garage. Ideal for those looking to simplify life while still enjoying great amenities, residents have access to a clubhouse, fitness center, pool, hot tub, playground, and scenic walking trails. Conveniently located close to shopping, dining, parks, expressways, and award-winning Northville schools. Enjoy the comfort of a turnkey home and the ease of condo living in one of Northville's most desirable communities.

17. 2026-05-21
    historical $269,990 1295-char remark

    Show marketing remark (1295 chars)

    Don't miss this beautifully updated, move-in-ready 1st floor ranch-style condo in the highly sought-after Northville Ridge community, perfect for downsizing without compromising comfort, convenience, or lifestyle. This meticulously maintained 2-bedroom, 2-bath home offers an easy, low-maintenance first floor living experience with a spacious open layout, large living room, cozy fireplace, and abundant natural light throughout. Thoughtful upgrades include professionally painted , stainless steel appliances, new range, new kitchen exhaust, updated LVP flooring, custom closets, and a new garage door. The light neutral décor creates a warm and inviting atmosphere, while the generous dining area and ample storage provide both functionality and comfort. Enjoy peaceful mornings or evenings on the private patio, along with the convenience of an attached one-car garage. Ideal for those looking to simplify life while still enjoying great amenities, residents have access to a clubhouse, fitness center, pool, hot tub, playground, and scenic walking trails. Conveniently located close to shopping, dining, parks, expressways, and award-winning Northville schools. Enjoy the comfort of a turnkey home and the ease of condo living in one of Northville's most desirable communities.

18. 2017-08-07
    soldstatus $181,000
19. 2017-08-01
    soldstatus $181,000 Sold 465-char remark

    Show marketing remark (465 chars)

    Two bedroom, two bath condo in awesome location in Northville! Perfect for a small family. Enjoy the amenities of the complex: pool, clubhouse, close to expressways, restaurants & shopping. Great room & master bedroom have vaulted ceilings. Master suite has walk-in closet & master bath. Attached one car garage. Balcony off dining room to enjoy summer evenings. Spacious bedrooms, newer carpet & interior paint. Clean & move-in ready!

20. 2017-08-01
    soldstatus $181,000 Closed

    Show marketing remark (465 chars)

    Two bedroom, two bath condo in awesome location in Northville! Perfect for a small family. Enjoy the amenities of the complex: pool, clubhouse, close to expressways, restaurants & shopping. Great room & master bedroom have vaulted ceilings. Master suite has walk-in closet & master bath. Attached one car garage. Balcony off dining room to enjoy summer evenings. Spacious bedrooms, newer carpet & interior paint. Clean & move-in ready!

21. 2017-06-30
    status Pending

    Show marketing remark (465 chars)

    Two bedroom, two bath condo in awesome location in Northville! Perfect for a small family. Enjoy the amenities of the complex: pool, clubhouse, close to expressways, restaurants & shopping. Great room & master bedroom have vaulted ceilings. Master suite has walk-in closet & master bath. Attached one car garage. Balcony off dining room to enjoy summer evenings. Spacious bedrooms, newer carpet & interior paint. Clean & move-in ready!

22. 2017-06-30
    status Pending 465-char remark

    Show marketing remark (465 chars)

    Two bedroom, two bath condo in awesome location in Northville! Perfect for a small family. Enjoy the amenities of the complex: pool, clubhouse, close to expressways, restaurants & shopping. Great room & master bedroom have vaulted ceilings. Master suite has walk-in closet & master bath. Attached one car garage. Balcony off dining room to enjoy summer evenings. Spacious bedrooms, newer carpet & interior paint. Clean & move-in ready!

23. 2017-06-16
    listed $185,000 Active
24. 2017-06-09
    listed $185,000 Active 465-char remark

    Show marketing remark (465 chars)

    Two bedroom, two bath condo in awesome location in Northville! Perfect for a small family. Enjoy the amenities of the complex: pool, clubhouse, close to expressways, restaurants & shopping. Great room & master bedroom have vaulted ceilings. Master suite has walk-in closet & master bath. Attached one car garage. Balcony off dining room to enjoy summer evenings. Spacious bedrooms, newer carpet & interior paint. Clean & move-in ready!

25. 2015-09-11
    soldstatus $1,500
26. 2015-08-31
    soldstatus $160,000
27. 2015-08-20
    soldstatus $160,000 Sold
28. 2015-08-20
    soldstatus $160,000
29. 2015-08-20
    listed $1,500
30. 2015-07-29
    historical
31. 2015-07-29
    historical
32. 2015-04-29
    price $164,900
33. 2015-04-29
    price $159,900
34. 2015-02-19
    listed $164,900 Active
35. 2015-02-19
    listed $164,900
36. 2007-10-12
    historical
37. 2007-07-13
    listed $168,000

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $3,192 · $266/mo
• Expected delta: +$966/yr (+$81/mo · 43.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,686
• − Mortgage interest: −$15,124
• − Property taxes: −$2,225
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − HOA: −$4,320
• − Depreciation: −$7,854
• Taxable loss: −$6,777
• Est. tax savings @ 24.0%: +$1,626
• After-tax cash flow: $-597/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: 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 — Novi

• Score: 86/100
• State rank: #20
• US rank: #377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 43,845
• 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

+60.7% since first listed

23 events — show timeline

• 2026-05-22 Listed $269,990 MiRealSource-MiMLS
• 2026-05-22 Listed $269,990 REALCOMP
• 2026-05-21 Coming Soon $269,990 MiRealSource-MiMLS
• 2017-08-07 Sold (Public Records) $181,000 Public Records
• 2017-08-01 Sold (MLS) $181,000 MiRealSource-MiMLS
• 2017-08-01 Sold (MLS) $181,000 REALCOMP
• 2017-06-30 Pending — MiRealSource-MiMLS
• 2017-06-30 Pending — REALCOMP
• 2017-06-16 Listed $185,000 MiRealSource-MiMLS
• 2017-06-09 Listed $185,000 REALCOMP
• 2015-09-11 Sold (MLS) $1,500 MiRealSource-MiMLS
• 2015-08-31 Sold (Public Records) $160,000 Public Records
• 2015-08-20 Listed $1,500 MiRealSource-MiMLS
• 2015-08-20 Sold (MLS) $160,000 MiRealSource-MiMLS
• 2015-08-20 Sold (MLS) $160,000 REALCOMP
• 2015-07-29 Listing Removed — REALCOMP
• 2015-07-29 Listing Removed — MiRealSource-MiMLS
• 2015-04-29 Price Changed $159,900 REALCOMP
• 2015-04-29 Price Changed $164,900 REALCOMP
• 2015-02-19 Listed $164,900 REALCOMP
• 2015-02-19 Listed $164,900 MiRealSource-MiMLS
• 2007-10-12 Listing Removed — MiRealSource-MiMLS
• 2007-07-13 Listed $168,000 MiRealSource-MiMLS

Property tax history

-2.7%/yr

Latest (2025): $2,225 · -38.4% YoY. Source: county tax records.