38903 Country Cir · Farmington Hills, MI 48331

$220,000

2 bd · 2.0 ba · 1,845 sqft · Condo public records · 8 Days on market

Built 1985 $119/sqft · 11% below area Est $216k · at est. $400/mo HOA · 18% 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 +9.8/30.0
• ARV discount +6.7/15.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Opportunity! Beautiful GROUND LEVEL END-UNIT RANCH CONDO with a finished basement, private patio, and attached garage, located in the highly desirable Crosswinds of Farmington Hills community. Residents enjoy fantastic amenities including a sparkling pool, tennis courts, and beautifully landscaped grounds. Step into a welcoming foyer with ceramic flooring that opens to a spacious great room featuring a vaulted ceiling, a cozy fireplace, and a doorwall leading to a private deck - perfect for relaxing or entertaining. The dining area also showcases a vaulted ceiling and flows seamlessly into the bright kitchen, complete with a skylight and included appliances. The generous primary suite offers a vaulted ceiling and a private bath designed for comfort and convenience. The finished basement provides additional living space with a large family/recreation room, along with a laundry and utility area, offering excellent storage. Enjoy the ease of maintenance-free living in a prime location close to shopping, dining, and major expressways.

Key facts

• Attached garage
• Landscaped grounds
• Tennis courts

Tags

• GROUND LEVEL END-UNIT
• FINISHED BASEMENT
• PRIVATE PATIO
• ATTACHED GARAGE
• TENNIS COURTS
• LANDSCAPED GROUNDS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (11.2% below list).
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $195k (11.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.5% 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.
• Walled Lake Consolidated Schools (suburban): math 52% / reading 60% proficiency, ranked #58 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+9.7%/yr); 87 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $220k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $195,420 (11.2% 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. 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 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. 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?
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: 1.00% ✓
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 8.3

CMA / ARV

• ARV (median comp): $215,982
• List price: $220,000
• Delta: 11.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.47×
• Total profit: $-32,620
• Equity at exit: $32,803

10-year hold

• IRR: 2.5%
• Equity multiple: 1.23×
• Total profit: $14,181
• Equity at exit: $19,022

Cash invested: $61,600 (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 48331

• Rents YoY: 9.7%
• Active inventory: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$92
• HOA: −$400
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-139

Break-even live

Break-even rent $2,378

Max offer price $195,420

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7416 Azalea Ct West Bloomfield, MI	3.0	2.5	2469	$2,600	$1.05	43d	1	0.48mi
29540 Citation Cir Farmington Hills, MI	1.0–3.0	1.0–2.0	1075	$1,940	$1.80	1d	53	0.55mi
7950 Brandywine Blvd West Bloomfield, MI	2.0–3.0	2.0–2.5	1982	$2,474	$1.25	1d	4	0.88mi
30850 Collingdale Dr Novi, MI	3.0	1.5	1260	$2,175	$1.73	24d	1	1.30mi
6603 Berry Creek Ln West Bloomfield, MI	3.0	2.5	2445	$3,400	$1.39	24d	1	1.36mi
6423 Silverbrook W West Bloomfield, MI	2.0–3.0	2.0–2.5	1586	$1,653	$1.04	2d	33	1.37mi
39500 Champion Cir Novi, MI	1.0–3.0	1.0–3.5	1337	$2,578	$1.93	1d	13	1.44mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $220,000 Active 8 DOM
2. 2026-06-17
   days on market $220,000 Active 7 DOM
3. 2026-06-16
   days on market $220,000 Active 6 DOM
4. 2026-06-15
   days on market $220,000 Active 5 DOM
5. 2026-06-13
   days on market $220,000 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $220,000 Active 2 DOM
7. 2026-06-09
   days on market $239,900 Active 89 DOM
8. 2026-06-08
   days on market $239,900 Active 88 DOM
9. 2026-06-07
   days on market $239,900 Active 87 DOM
10. 2026-06-04
    days on market $239,900 Active 84 DOM
11. 2026-06-03
    days on market $239,900 Active 83 DOM
12. 2026-06-02
    days on market $239,900 Active 82 DOM
13. 2026-06-01
    days on market $239,900 Active 81 DOM
14. 2026-05-31
    days on market $239,900 Active 80 DOM
15. 2026-03-12
    listed $239,900 Active 1051-char remark

    Show marketing remark (1055 chars)

    Rare Opportunity! Beautiful GROUND LEVEL END-UNIT RANCH CONDO with a finished basement, private patio, and attached garage, located in the highly desirable Crosswinds of Farmington Hills community. Residents enjoy fantastic amenities including a sparkling pool, tennis courts, and beautifully landscaped grounds. Step into a welcoming foyer with ceramic flooring that opens to a spacious great room featuring a vaulted ceiling, a cozy fireplace, and a doorwall leading to a private deck—perfect for relaxing or entertaining. The dining area also showcases a vaulted ceiling and flows seamlessly into the bright kitchen, complete with a skylight and included appliances. The generous primary suite offers a vaulted ceiling and a private bath designed for comfort and convenience. The finished basement provides additional living space with a large family/recreation room, along with a laundry and utility area, offering excellent storage. Enjoy the ease of maintenance-free living in a prime location close to shopping, dining, and major expressways.

16. 2026-03-12
    listed $239,900 Active 1055-char remark

    Show marketing remark (1055 chars)

    Rare Opportunity! Beautiful GROUND LEVEL END-UNIT RANCH CONDO with a finished basement, private patio, and attached garage, located in the highly desirable Crosswinds of Farmington Hills community. Residents enjoy fantastic amenities including a sparkling pool, tennis courts, and beautifully landscaped grounds. Step into a welcoming foyer with ceramic flooring that opens to a spacious great room featuring a vaulted ceiling, a cozy fireplace, and a doorwall leading to a private deck—perfect for relaxing or entertaining. The dining area also showcases a vaulted ceiling and flows seamlessly into the bright kitchen, complete with a skylight and included appliances. The generous primary suite offers a vaulted ceiling and a private bath designed for comfort and convenience. The finished basement provides additional living space with a large family/recreation room, along with a laundry and utility area, offering excellent storage. Enjoy the ease of maintenance-free living in a prime location close to shopping, dining, and major expressways.

17. 2026-01-14
    historical
18. 2025-10-07
    listed $259,900 Active
19. 2025-10-07
    listed $259,900 Active
20. 2014-12-10
    soldstatus $115,000
21. 2014-10-29
    soldstatus $115,000
22. 2014-10-29
    soldstatus $115,000
23. 2014-09-20
    historical
24. 2014-08-07
    listed $124,900
25. 2014-08-07
    listed $124,900
26. 1996-09-18
    soldstatus $125,000
27. 1989-10-25
    soldstatus $99,500

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $3,095 · $258/mo
• Expected delta: +$293/yr (+$24/mo · 10.5%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 15 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: $26,425
• − Mortgage interest: −$12,323
• − Property taxes: −$2,801
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$4,800
• − Depreciation: −$6,400
• Taxable loss: −$5,227
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $-415/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: Walled Lake Consolidated Schools
• NCES district ID: 2635160
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,184
• Composite: 49.57/100
• National rank: #1987
• State rank: #58 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): 21,562
• Household income: $127,633
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 589.0

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 White (65%)
• Race & ethnicity: White 65% Black 16% Asian 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Arab 3% Scotch-Irish 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 74% English-only · Arabic 7% Other Indo-European 6% 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: ▼ -174.00%
• Current HPI: 158.1222
• Rent YoY: ▲ 9.66%
• 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

+141.1% since first listed

13 events — show timeline

• 2026-03-12 Listed $239,900 REALCOMP
• 2026-03-12 Listed $239,900 MiRealSource-MiMLS
• 2026-01-14 Listing Removed — MiRealSource-MiMLS
• 2025-10-07 Listed $259,900 REALCOMP
• 2025-10-07 Listed $259,900 MiRealSource-MiMLS
• 2014-12-10 Sold (Public Records) $115,000 Public Records
• 2014-10-29 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2014-10-29 Sold (MLS) $115,000 REALCOMP
• 2014-09-20 Listing Removed — MiRealSource-MiMLS
• 2014-08-07 Listed $124,900 MiRealSource-MiMLS
• 2014-08-07 Listed $124,900 REALCOMP
• 1996-09-18 Sold (Public Records) $125,000 Public Records
• 1989-10-25 Sold (Public Records) $99,500 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,801 · -5.3% YoY. Source: county tax records.