426 Fox Hills Dr N #8 · Pontiac, MI 48304

$130,000

1 bd · 1.0 ba · 875 sqft · Condo · 3 Days on market

Built 1967 Good condition $303/mo HOA · 18% of rent

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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 +19.0/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• DSCR +6.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your private oasis in coveted Fox Hills! This stunning upper-level unit offers the perfect blend of modern updates and serene living. It is situated on the highly sought-after side of the complex to showcase peaceful courtyard views from your own outdoor retreat while enjoying maximum privacy and quiet scenery away from main roads! Located within the boundaries of top-rated Bloomfield Hills schools, you'll enjoy a premier location with a top tier education district. Resort-style amenities include an in-ground pool and tennis courts that are being fully renovated this summer into brand-new multi-sport courts for pickleball, basketball, and more. Recent updates include fully replaced private balcony (2021), gleaming hardwood floors professionally screened and coated (2021), gourmet kitchen equipped with updated appliances (2021), a brand-new refrigerator (2025), stylish new bathroom sink (2023) and professionally cleaned air ducts (2021) for pristine air quality. Skip those shared facilities for everyday convenience with your own private stackable washer and dryer setup. Keep your vehicle protected from the elements in your designated assigned carport. This turnkey condo offers a rare opportunity to enjoy premium community amenities with updated modern living. Schedule your tour today before it is gone!

Key facts

• Multi-sport courts
• In-ground pool
• Private balcony

Tags

• PRIVATE BALCONY
• COURTYARD VIEWS
• IN-GROUND POOL
• TENNIS COURTS
• MULTI-SPORT COURTS
• GOURMET KITCHEN

Property features AI

Finance

• Other: Pets allowed: cats and dogs
• HOA & community: Homeowners association with monthly fee; HOA fee covers maintenance of grounds, snow removal, trash, and water; Association grounds maintenance included; Community amenities: pool, clubhouse, tennis courts; Community in-ground outdoor pool

Exterior

• Parking: Assigned parking in a parking lot; Carport; No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Residential property; Two levels; Ground-level entry
• Construction: Brick construction
• Exterior features: Balcony; Tennis courts; Paved road access

Interior

• Kitchen: Oven; Self-cleaning oven; Free-standing gas oven; Free-standing gas range; Range hood; Microwave; Refrigerator; Free-standing refrigerator; ENERGY STAR qualified refrigerator; Dishwasher; Disposal; Exhaust fan
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Exhaust fan for ventilation
• Interior features: Unfinished basement; 4 total rooms; ENERGY STAR qualified refrigerator
• Laundry & utility: Washer/dryer stacked; Washer hookup in unit; Electric dryer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 7.5% vs local median 5.4% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 14% 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 $899 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1967 — 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: 1.30% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 6.4

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-12,225
• Equity at exit: $19,383

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,325
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$303
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $135

Break-even live

Break-even rent $1,521

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $225	-5% $180	+0% $135	+5% $91	+10% $46
Rent	-10% $2	-5% $69	+0% $135	+5% $202	+10% $269
Rate	-1.0pp $201	-0.5pp $169	base $135	+0.5pp $102	+1.0pp $68

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 N Fox Hills Dr #7 Bloomfield Twp, MI	2.0	2.0	1089	$1,550	$1.42	25d	1	0.12mi
444 N Fox Hills Dr #3 Bloomfield Twp, MI	2.0	2.0	1089	$1,598	$1.47	25d	1	0.12mi
433 Fox Hills Dr S #5 Bloomfield Hills, MI	2.0	2.0	1089	$1,700	$1.56	14d	1	0.16mi
E Fox Hills Dr Bloomfield Twp, MI	2.0	2.0	1055	$1,300	$1.23	18d	1	0.26mi
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.5–2.0	1032	$1,700	$1.65	13d	2	1.06mi
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.0–2.0	1032	$1,625	$1.57	25d	3	1.06mi
806 Bloomfield Village Blvd Unit K Auburn Hills, MI	2.0	1.0	881	$1,500	$1.70	45d	1	1.22mi
2862 Tall Oaks Ct Auburn Hills, MI	2.0	2.0	987	$1,520	$1.54	3d	6	1.23mi
2081 Oaknoll St Auburn Hills, MI	2.0	2.0	860	$1,600	$1.86	45d	1	1.26mi
900 Martin Luther King Jr Blvd S Pontiac, MI	1.0–2.0	1.0	800	$1,055	$1.32	6d	1	1.32mi
3161 Bloomfield Ln Auburn Hills, MI	1.0–2.0	1.0–1.5	937	$1,195	$1.27	0d	22	1.36mi

HOA detail condo

• Monthly dues: $303 · $3,636/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-21
   listed $130,000 Active

   Show marketing remark (1333 chars)

   Welcome to your private oasis in coveted Fox Hills! This stunning upper-level unit offers the perfect blend of modern updates and serene living. It is situated on the highly sought-after side of the complex to showcase peaceful courtyard views from your own outdoor retreat while enjoying maximum privacy and quiet scenery away from main roads! Located within the boundaries of top-rated Bloomfield Hills schools, you'll enjoy a premier location with a top tier education district. Resort-style amenities include an in-ground pool and tennis courts that are being fully renovated this summer into brand-new multi-sport courts for pickleball, basketball, and more. Recent updates include fully replaced private balcony (2021), gleaming hardwood floors professionally screened and coated (2021), gourmet kitchen equipped with updated appliances (2021), a brand-new refrigerator (2025), stylish new bathroom sink (2023) and professionally cleaned air ducts (2021) for pristine air quality. Skip those shared facilities for everyday convenience with your own private stackable washer and dryer setup. Keep your vehicle protected from the elements in your designated assigned carport. This turnkey condo offers a rare opportunity to enjoy premium community amenities with updated modern living. Schedule your tour today before it is gone!

2. 2026-05-21
   listed $130,000 Active 1333-char remark

   Show marketing remark (1333 chars)

   Welcome to your private oasis in coveted Fox Hills! This stunning upper-level unit offers the perfect blend of modern updates and serene living. It is situated on the highly sought-after side of the complex to showcase peaceful courtyard views from your own outdoor retreat while enjoying maximum privacy and quiet scenery away from main roads! Located within the boundaries of top-rated Bloomfield Hills schools, you'll enjoy a premier location with a top tier education district. Resort-style amenities include an in-ground pool and tennis courts that are being fully renovated this summer into brand-new multi-sport courts for pickleball, basketball, and more. Recent updates include fully replaced private balcony (2021), gleaming hardwood floors professionally screened and coated (2021), gourmet kitchen equipped with updated appliances (2021), a brand-new refrigerator (2025), stylish new bathroom sink (2023) and professionally cleaned air ducts (2021) for pristine air quality. Skip those shared facilities for everyday convenience with your own private stackable washer and dryer setup. Keep your vehicle protected from the elements in your designated assigned carport. This turnkey condo offers a rare opportunity to enjoy premium community amenities with updated modern living. Schedule your tour today before it is gone!

3. 2009-12-31
   historical
4. 2008-05-09
   listed $79,900

ⓘ 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 3/10 Moderate 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: $20,307
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$3,636
• − Depreciation: −$3,782
• Taxable loss: −$242
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,684/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 turnkey condo in Fox Hills offers modern updates and serene living, with good condition and minimal repairs needed.

Value-add opportunities

• Both update appliances — modern appliances enhance appeal
• Both paint interior walls — neutral paint is standard but could be refreshed
• Both replace sliding glass doors — sliding glass doors could be replaced with energy-efficient alternatives

Renovation cost estimate screening

Value-add ROI direction

• Both update appliances — modern appliances enhance appeal ↑
• Both paint interior walls — neutral paint is standard but could be refreshed ↑
• Both replace sliding glass doors — sliding glass doors could be replaced with energy-efficient alternatives ↑

ⓘ 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

+62.7% since first listed

4 events — show timeline

• 2026-05-21 Listed $130,000 MiRealSource-MiMLS
• 2026-05-21 Listed $130,000 REALCOMP
• 2009-12-31 Listing Removed — REALCOMP
• 2008-05-09 Listed $79,900 REALCOMP