27094 Sandy Hill Ln Ln #24 · Lyon, MI 48165

$99,900

2 bd · 1.5 ba · 750 sqft · Condo · 77 Days on market

Built 1966 Good condition $133/sqft · 38% above area Est $72k · 38% over $325/mo HOA · 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This thoughtfully updated second-floor residence delivers comfort, modern style, and peaceful lake views from the private patio within a welcoming 55+ community. The refreshed kitchen features updated cabinetry, contemporary countertops, a modern faucet, and an over-the-range microwave, creating a functional and inviting space for everyday living. The bathroom has been tastefully improved with an updated tub and shower surround, a chic vanity, and upgraded fixtures. Warm wood flooring flows through the kitchen, dining area, and hallway, while new carpet adds comfort to the living room and both bedrooms. Each bedroom offers generous closet space, providing plenty of storage. Fresh paint throughout enhances the home’s bright, clean atmosphere. A conveniently located laundry room sits just to the right, adding everyday ease, while a carport offers covered parking. Additional conveniences include a refrigerator, stove, and the reassurance of a back-up generator. This move-in-ready home blends modern updates with practical living in a tranquil lakeside environment.

Key facts

• Lake views
• Modern faucet
• Private patio

Tags

• LAKE VIEWS
• PRIVATE PATIO
• UPDATED CABINETRY
• CONTEMPORARY COUNTERTOPS
• MODERN FAUCET
• OVER-THE-RANGE MICROWAVE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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. 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: 2.02% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 4.1

CMA / ARV

• ARV (median comp): $72,421
• List price: $99,900
• Delta: 37.94%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.5%
• Equity multiple: 1.75×
• Total profit: $20,959
• Equity at exit: $14,895

10-year hold

• IRR: 26.9%
• Equity multiple: 3.39×
• Total profit: $66,722
• Equity at exit: $8,638

Cash invested: $27,972 (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 48165

• Active inventory: 87
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$325
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $580

Break-even live

Break-even rent $1,285

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $325 · $3,900/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $99,900 Active 77 DOM
2. 2026-06-17
   days on market $99,900 Active 76 DOM
3. 2026-06-16
   days on market $99,900 Active 75 DOM
4. 2026-06-15
   days on market $99,900 Active 74 DOM
5. 2026-06-13
   days on market $99,900 Active 72 DOM
6. 2026-06-13
   days on market $99,900 Active 71 DOM
7. 2026-06-09
   days on market $99,900 Active 68 DOM
8. 2026-06-08
   days on market $99,900 Active 67 DOM
9. 2026-06-07
   days on market $99,900 Active 66 DOM
10. 2026-06-04
    days on market $99,900 Active 63 DOM
11. 2026-06-03
    days on market $99,900 Active 62 DOM
12. 2026-06-02
    days on market $99,900 Active 61 DOM
13. 2026-06-01
    days on market $99,900 Active 60 DOM
14. 2026-05-31
    days on market $99,900 Active 59 DOM
15. 2026-04-02
    listed $99,900 Active 1082-char remark

    Show marketing remark (1076 chars)

    This thoughtfully updated second-floor residence delivers comfort, modern style, and peaceful lake views from the private patio within a welcoming 55+ community. The refreshed kitchen features updated cabinetry, contemporary countertops, a modern faucet, and an over-the-range microwave, creating a functional and inviting space for everyday living. The bathroom has been tastefully improved with an updated tub and shower surround, a chic vanity, and upgraded fixtures. Warm wood flooring flows through the kitchen, dining area, and hallway, while new carpet adds comfort to the living room and both bedrooms. Each bedroom offers generous closet space, providing plenty of storage. Fresh paint throughout enhances the home's bright, clean atmosphere. A conveniently located laundry room sits just to the right, adding everyday ease, while a carport offers covered parking. Additional conveniences include a refrigerator, stove, and the reassurance of a back-up generator. This move-in-ready home blends modern updates with practical living in a tranquil lakeside environment.

16. 2026-04-02
    listed $99,900 Active 1076-char remark

    Show marketing remark (1076 chars)

    This thoughtfully updated second-floor residence delivers comfort, modern style, and peaceful lake views from the private patio within a welcoming 55+ community. The refreshed kitchen features updated cabinetry, contemporary countertops, a modern faucet, and an over-the-range microwave, creating a functional and inviting space for everyday living. The bathroom has been tastefully improved with an updated tub and shower surround, a chic vanity, and upgraded fixtures. Warm wood flooring flows through the kitchen, dining area, and hallway, while new carpet adds comfort to the living room and both bedrooms. Each bedroom offers generous closet space, providing plenty of storage. Fresh paint throughout enhances the home's bright, clean atmosphere. A conveniently located laundry room sits just to the right, adding everyday ease, while a carport offers covered parking. Additional conveniences include a refrigerator, stove, and the reassurance of a back-up generator. This move-in-ready home blends modern updates with practical living in a tranquil lakeside environment.

17. 2026-03-24
    historical
18. 2026-03-24
    historical
19. 2026-01-24
    listed $99,900 Active
20. 2026-01-24
    listed $99,900 Active
21. 2026-01-19
    historical
22. 2008-09-17
    historical
23. 2008-03-17
    listed $55,000
24. 2008-02-11
    historical
25. 2007-07-11
    listed $60,000
26. 2006-10-11
    historical
27. 2006-07-11
    listed $65,000
28. 2006-07-11
    historical
29. 2006-01-18
    listed $65,000
30. 2005-11-11
    historical
31. 2005-11-02
    listed $69,900
32. 2005-11-02
    historical
33. 2005-07-19
    listed $72,900

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,228
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − HOA: −$3,900
• − Depreciation: −$2,906
• Taxable income: $5,951
• Est. tax owed @ 24.0%: −$1,428
• After-tax cash flow: $5,527/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 · 12 photos

Good 75/100 Cosmetic rehab

This thoughtfully updated second-floor residence offers comfort, modern style, and peaceful lake views, making it a great investment opportunity.

Value-add opportunities

• Both Paint the exterior brick facade — Enhances curb appeal and can increase both resale and rental value.
• Both Replace awnings with energy-efficient windows — Improves energy efficiency and enhances curb appeal.
• Both Replace carpet with hardwood flooring — Enhances the overall aesthetic and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick facade — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Replace awnings with energy-efficient windows — Improves energy efficiency and enhances curb appeal. ↑
• Both Replace carpet with hardwood flooring — Enhances the overall aesthetic and can increase both resale and rental value. ↑

ⓘ 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: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — Lyon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 9,141

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 (76%)
• Race & ethnicity: White 76% Asian 11% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 87% English-only · Other Asian/Pacific 6% Spanish 4% Vietnamese 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: ▼ -169.34%
• Current HPI: 211.8766
• 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

+37.0% since first listed

19 events — show timeline

• 2026-04-02 Listed $99,900 MiRealSource-MiMLS
• 2026-04-02 Listed $99,900 REALCOMP
• 2026-03-24 Listing Removed — REALCOMP
• 2026-03-24 Listing Removed — MiRealSource-MiMLS
• 2026-01-24 Listed $99,900 MiRealSource-MiMLS
• 2026-01-24 Listed $99,900 REALCOMP
• 2026-01-19 Coming Soon — MiRealSource-MiMLS
• 2008-09-17 Listing Removed — REALCOMP
• 2008-03-17 Listed $55,000 REALCOMP
• 2008-02-11 Listing Removed — REALCOMP
• 2007-07-11 Listed $60,000 REALCOMP
• 2006-10-11 Listing Removed — REALCOMP
• 2006-07-11 Listing Removed — REALCOMP
• 2006-07-11 Listed $65,000 REALCOMP
• 2006-01-18 Listed $65,000 REALCOMP
• 2005-11-11 Listing Removed — REALCOMP
• 2005-11-02 Listing Removed — REALCOMP
• 2005-11-02 Listed $69,900 REALCOMP
• 2005-07-19 Listed $72,900 REALCOMP