25556 Saint James · Southfield, MI 48075

$185,000

2 bd · 2.0 ba · 1,301 sqft · Condo public records · 85 Days on market

Built 2000 $142/sqft · 13% below area Est $211k · 13% under $430/mo HOA · 20% 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).

• ARV discount +13.1/15.0
• Cash flow +8.0/30.0
• 1% rule +6.4/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of a convenient and highly sought-after location, this exceptional townhome offers both comfort and value - with a motivated seller willing to negotiate, presenting a great opportunity without compromising quality. As you step through the front door, you're welcomed by newer solid wood flooring in the great room, kitchen, and hallway, enhancing the appeal of the open floor plan. The great room features a cozy fireplace, creating a warm focal point and the perfect place to unwind on colder evenings. The kitchen is a true culinary haven, complete with sleek Corian countertops that blend style and functionality. Further into the home, you'll find carpeted bedrooms, each offering a tranquil and private retreat for rest and relaxation. Safety and convenience are top priorities, with a built-in sprinkler system for peace of mind in case of emergencies. Additional highlights include a balcony, Ring doorbell, remote-controlled Ecobee thermostat, LED lighting, and built-in smoke and carbon monoxide detectors - adding comfort, efficiency, and security throughout. The excellently managed HOA covers exterior building maintenance, landscaping, snow removal, as well as water and sewer services. Location-wise, this townhome truly shines. For those interested in gardening, Mary Thompson Farm is right across the street, offering community plots. Situated in the heart of Southfield's central business district, Park Place Town Center provides easy access to shopping, fitness facilities, dining, golf courses, parks, the city hall complex, and all major freeways. Don't miss the opportunity to make this well-appointed, ideally located townhome your own! Motivated Seller, will entertain reasonable offers

Key facts

• $430 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (17.9% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $152k (17.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Morris Adler Elementary School (math 5% / reading 5%, grade F, #1,325 of 1,397 statewide, top 99%, 336 students, 67% FRL).
• Zoned-school proficiency averages 5% at this address vs 27% district-wide (-22 pts) — the specific schools serving this property underperform the Southfield Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.1%/yr); 95 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 39% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 85 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $151,855 (17.9% 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 85 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.14% ✓
• Cap rate: 5.08%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 7.3

CMA / ARV

• ARV (median comp): $211,471
• List price: $185,000
• Delta: -12.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.41×
• Total profit: $-30,402
• Equity at exit: $27,584

10-year hold

• IRR: 2.2%
• Equity multiple: 1.20×
• Total profit: $10,408
• Equity at exit: $15,995

Cash invested: $51,800 (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 48075

• Rents YoY: 8.1%
• Active inventory: 95
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$970
• Tax from tax record: −$376 /mo · $4,509/yr
• Insurance: −$77
• HOA: −$430
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-188

Break-even live

Break-even rent $2,346

Max offer price $151,855

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-135	+0% $-188	+5% $-240	+10% $-292
Rent	-10% $-354	-5% $-271	+0% $-188	+5% $-104	+10% $-21
Rate	-1.0pp $-94	-0.5pp $-141	base $-188	+0.5pp $-236	+1.0pp $-284

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25582 Saint James Southfield, MI	3.0	2.5	1539	$2,550	$1.66	1d	1	0.06mi
25582 Saint James Southfield, MI	3.0	2.5	1539	$2,600	$1.69	23d	1	0.06mi
25582 Saint James Southfield, MI	3.0	2.5	1539	$2,600	$1.69	26d	1	0.06mi
5000 Town Ctr #607 Southfield, MI	1.0	1.0	900	$1,695	$1.88	20d	1	0.11mi
20300 Civic Center Dr Southfield, MI	4.0	1.0–2.0	1200	$1,758	$1.46	0d	14	0.25mi
20800 Knob Woods Dr Southfield, MI	1.0–3.0	1.0–2.5	1625	$1,945	$1.20	0d	9	0.69mi
19500 W 11 Mile Rd Lathrup Village, MI	2.0	2.0	1393	$1,520	$1.09	14d	1	0.74mi
22266 Civic Center Dr Southfield, MI	1.0–2.0	1.0–2.0	1050	$1,505	$1.43	1d	8	1.15mi
22700 Civic Center Dr Southfield, MI	1.0–2.0	1.0–2.0	1025	$2,078	$2.03	3d	1	1.23mi
21642 Hidden Rivers Dr S #27 Southfield, MI	3.0	2.5	1354	$2,100	$1.55	45d	1	1.24mi
21642 Hidden Rivers Dr N Southfield, MI	3.0	2.5	1754	$1,975	$1.13	4d	1	1.26mi
22200 W Eleven Mile Rd Southfield, MI	2.0	2.0	1000	$1,250	$1.25	45d	1	1.28mi
17440 W Eleven Mile Rd Lathrup Village, MI	2.0	2.5	1264	$1,949	$1.54	7d	1	1.43mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: watersewerlandscapingsnow removalsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-04
   status $185,000 Pending 85 DOM
2. 2026-06-03
   days on market $185,000 Active 85 DOM
3. 2026-06-02
   days on market $185,000 Active 84 DOM
4. 2026-06-01
   days on market $185,000 Active 83 DOM
5. 2026-05-31
   days on market $185,000 Active 82 DOM
6. 2026-04-04
   price $185,000 1731-char remark

   Show marketing remark (1731 chars)

   Located in the heart of a convenient and highly sought-after location, this exceptional townhome offers both comfort and value - with a motivated seller willing to negotiate, presenting a great opportunity without compromising quality. As you step through the front door, you're welcomed by newer solid wood flooring in the great room, kitchen, and hallway, enhancing the appeal of the open floor plan. The great room features a cozy fireplace, creating a warm focal point and the perfect place to unwind on colder evenings. The kitchen is a true culinary haven, complete with sleek Corian countertops that blend style and functionality. Further into the home, you'll find carpeted bedrooms, each offering a tranquil and private retreat for rest and relaxation. Safety and convenience are top priorities, with a built-in sprinkler system for peace of mind in case of emergencies. Additional highlights include a balcony, Ring doorbell, remote-controlled Ecobee thermostat, LED lighting, and built-in smoke and carbon monoxide detectors - adding comfort, efficiency, and security throughout. The excellently managed HOA covers exterior building maintenance, landscaping, snow removal, as well as water and sewer services. Location-wise, this townhome truly shines. For those interested in gardening, Mary Thompson Farm is right across the street, offering community plots. Situated in the heart of Southfield's central business district, Park Place Town Center provides easy access to shopping, fitness facilities, dining, golf courses, parks, the city hall complex, and all major freeways. Don't miss the opportunity to make this well-appointed, ideally located townhome your own! Motivated Seller, will entertain reasonable offers

7. 2026-04-03
   price $185,000 1752-char remark

   Show marketing remark (1752 chars)

   Located in the heart of a convenient and highly sought-after location, this exceptional townhome offers both comfort and value—with a motivated seller willing to negotiate, presenting a great opportunity without compromising quality. As you step through the front door, you're welcomed by newer solid wood flooring in the great room, kitchen, and hallway, enhancing the appeal of the open floor plan. The great room features a cozy fireplace, creating a warm focal point and the perfect place to unwind on colder evenings. The kitchen is a true culinary haven, complete with sleek Corian countertops that blend style and functionality. Further into the home, you'll find carpeted bedrooms, each offering a tranquil and private retreat for rest and relaxation. Safety and convenience are top priorities, with a built-in sprinkler system for peace of mind in case of emergencies. Additional highlights include a balcony, Ring doorbell, remote-controlled Ecobee thermostat, LED lighting, and built-in smoke and carbon monoxide detectors—adding comfort, efficiency, and security throughout. The excellently managed HOA covers exterior building maintenance, landscaping, snow removal, as well as water and sewer services. Location-wise, this townhome truly shines. For those interested in gardening, Mary Thompson Farm is right across the street, offering community plots. Situated in the heart of Southfield’s central business district, Park Place Town Center provides easy access to shopping, fitness facilities, dining, golf courses, parks, the city hall complex, and all major freeways. Don’t miss the opportunity to make this well-appointed, ideally located townhome your own! Motivated Seller, will entertain reasonable offers

8. 2026-03-11
   listed $195,000 Active 1731-char remark

   Show marketing remark (1752 chars)

   Located in the heart of a convenient and highly sought-after location, this exceptional townhome offers both comfort and value—with a motivated seller willing to negotiate, presenting a great opportunity without compromising quality. As you step through the front door, you're welcomed by newer solid wood flooring in the great room, kitchen, and hallway, enhancing the appeal of the open floor plan. The great room features a cozy fireplace, creating a warm focal point and the perfect place to unwind on colder evenings. The kitchen is a true culinary haven, complete with sleek Corian countertops that blend style and functionality. Further into the home, you'll find carpeted bedrooms, each offering a tranquil and private retreat for rest and relaxation. Safety and convenience are top priorities, with a built-in sprinkler system for peace of mind in case of emergencies. Additional highlights include a balcony, Ring doorbell, remote-controlled Ecobee thermostat, LED lighting, and built-in smoke and carbon monoxide detectors—adding comfort, efficiency, and security throughout. The excellently managed HOA covers exterior building maintenance, landscaping, snow removal, as well as water and sewer services. Location-wise, this townhome truly shines. For those interested in gardening, Mary Thompson Farm is right across the street, offering community plots. Situated in the heart of Southfield’s central business district, Park Place Town Center provides easy access to shopping, fitness facilities, dining, golf courses, parks, the city hall complex, and all major freeways. Don’t miss the opportunity to make this well-appointed, ideally located townhome your own! Motivated Seller, will entertain reasonable offers

9. 2026-03-11
   listed $195,000 Active 1752-char remark

   Show marketing remark (1752 chars)

   Located in the heart of a convenient and highly sought-after location, this exceptional townhome offers both comfort and value—with a motivated seller willing to negotiate, presenting a great opportunity without compromising quality. As you step through the front door, you're welcomed by newer solid wood flooring in the great room, kitchen, and hallway, enhancing the appeal of the open floor plan. The great room features a cozy fireplace, creating a warm focal point and the perfect place to unwind on colder evenings. The kitchen is a true culinary haven, complete with sleek Corian countertops that blend style and functionality. Further into the home, you'll find carpeted bedrooms, each offering a tranquil and private retreat for rest and relaxation. Safety and convenience are top priorities, with a built-in sprinkler system for peace of mind in case of emergencies. Additional highlights include a balcony, Ring doorbell, remote-controlled Ecobee thermostat, LED lighting, and built-in smoke and carbon monoxide detectors—adding comfort, efficiency, and security throughout. The excellently managed HOA covers exterior building maintenance, landscaping, snow removal, as well as water and sewer services. Location-wise, this townhome truly shines. For those interested in gardening, Mary Thompson Farm is right across the street, offering community plots. Situated in the heart of Southfield’s central business district, Park Place Town Center provides easy access to shopping, fitness facilities, dining, golf courses, parks, the city hall complex, and all major freeways. Don’t miss the opportunity to make this well-appointed, ideally located townhome your own! Motivated Seller, will entertain reasonable offers

10. 2026-03-09
    historical $195,000 1731-char remark

    Show marketing remark (1731 chars)

    Located in the heart of a convenient and highly sought-after location, this exceptional townhome offers both comfort and value - with a motivated seller willing to negotiate, presenting a great opportunity without compromising quality. As you step through the front door, you're welcomed by newer solid wood flooring in the great room, kitchen, and hallway, enhancing the appeal of the open floor plan. The great room features a cozy fireplace, creating a warm focal point and the perfect place to unwind on colder evenings. The kitchen is a true culinary haven, complete with sleek Corian countertops that blend style and functionality. Further into the home, you'll find carpeted bedrooms, each offering a tranquil and private retreat for rest and relaxation. Safety and convenience are top priorities, with a built-in sprinkler system for peace of mind in case of emergencies. Additional highlights include a balcony, Ring doorbell, remote-controlled Ecobee thermostat, LED lighting, and built-in smoke and carbon monoxide detectors - adding comfort, efficiency, and security throughout. The excellently managed HOA covers exterior building maintenance, landscaping, snow removal, as well as water and sewer services. Location-wise, this townhome truly shines. For those interested in gardening, Mary Thompson Farm is right across the street, offering community plots. Situated in the heart of Southfield's central business district, Park Place Town Center provides easy access to shopping, fitness facilities, dining, golf courses, parks, the city hall complex, and all major freeways. Don't miss the opportunity to make this well-appointed, ideally located townhome your own! Motivated Seller, will entertain reasonable offers

11. 2023-07-25
    status Pending
12. 2023-07-25
    status Pending
13. 2023-07-25
    historical
14. 2023-07-25
    historical
15. 2023-07-16
    listed $170,300 Active
16. 2023-07-16
    listed $170,300 Active
17. 2023-07-11
    historical
18. 2023-07-11
    historical
19. 2022-12-28
    soldstatus $169,900
20. 2016-06-21
    soldstatus $124,500
21. 2006-01-03
    soldstatus $120,000
22. 2005-10-18
    historical
23. 2005-09-15
    listed $139,900
24. 2005-08-25
    historical
25. 2005-05-25
    listed $157,500
26. 2002-02-15
    soldstatus $171,775

ⓘ 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: $4,509 · $376/mo
• Projected year-2 tax: $4,509 · $376/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,297
• − Mortgage interest: −$10,363
• − Property taxes: −$4,509
• − Insurance: −$925
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$5,160
• − Depreciation: −$5,382
• Taxable loss: −$5,089
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $-1,030/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,841
• Household income: $65,384
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1336.0

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 Black (65%)
• Race & ethnicity: Black 65% White 26% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 1% Spanish 1% German/W. Germanic 1%

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: ▼ -209.20%
• Current HPI: 190.3275
• Rent YoY: ▲ 8.06%
• 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

+7.7% since first listed

21 events — show timeline

• 2026-04-04 Price Changed $185,000 MiRealSource-MiMLS
• 2026-04-03 Price Changed $185,000 REALCOMP
• 2026-03-11 Listed $195,000 MiRealSource-MiMLS
• 2026-03-11 Listed $195,000 REALCOMP
• 2026-03-09 Coming Soon $195,000 MiRealSource-MiMLS
• 2023-07-25 Pending — MiRealSource-MiMLS
• 2023-07-25 Pending — REALCOMP
• 2023-07-25 Listing Removed — MiRealSource-MiMLS
• 2023-07-25 Listing Removed — REALCOMP
• 2023-07-16 Listed $170,300 MiRealSource-MiMLS
• 2023-07-16 Listed $170,300 REALCOMP
• 2023-07-11 Coming Soon — MiRealSource-MiMLS
• 2023-07-11 Coming Soon — REALCOMP
• 2022-12-28 Sold (Public Records) $169,900 Public Records
• 2016-06-21 Sold (Public Records) $124,500 Public Records
• 2006-01-03 Sold (Public Records) $120,000 Public Records
• 2005-10-18 Listing Removed — REALCOMP
• 2005-09-15 Listed $139,900 REALCOMP
• 2005-08-25 Listing Removed — REALCOMP
• 2005-05-25 Listed $157,500 REALCOMP
• 2002-02-15 Sold (Public Records) $171,775 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,509 · -14.9% YoY. Source: county tax records.