42149 Crestview Cir · Northville, MI 48168

$825,000

5 bd · 3.5 ba · 2,876 sqft · SingleFamily public records · 3 Days on market

Built 1984 9,583 sqft lot Est $618k · 33% over $18/mo HOA

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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 +12.7/30.0
• Schools +6.6/10.0
• Livability +4.4/5.0
• DSCR +3.8/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Offers! Beautiful Lakes of Northville Sub updated 4 Bdrm/2.5 baths; Custom island kitchen w/ stainless appliances & granite counters overlooking large family room, formal L/R & D/R, private lib w/ French drs; Large deck overlooking yard w/ mature trees; Premium lot on quiet street. Updated baths, floors, water heater; Newer siding & windows; Whole house painted in 2013. Bay windows; Home is well maintained. Sub has common walking paths to lakes. Northville Schools. Minutes to historic downtown Northville & Plymouth. All M & D approximate.

Key facts

• Spa-inspired baths
• Renovated mud room
• Designer office

Tags

• CHEF'S KITCHEN
• WATERFALL ISLAND
• EXPOSED BEAMS
• SPA-INSPIRED BATHS
• DESIGNER OFFICE
• RENOVATED MUD ROOM

Property features AI

Finance

• HOA & community: Homeowners association with yearly fee of $210

Exterior

• Parking: Attached garage with electric and automatic garage door; 2-car garage
• Utilities: Public water; Natural gas service; Gas water heater; Electric cooling (central A/C) and ceiling fans
• Home design: Residential 2-story home built in 1984; Entry-level kitchen and laundry
• Construction: Brick construction; Basement foundation; Year built: 1984
• Exterior features: Brick exterior; Deck and porch; Finished basement

Interior

• Kitchen: Kitchen on the entry level (19 x 17) with wood flooring; Includes dishwasher, disposal, microwave, range/oven, and refrigerator
• Bedrooms: Four bedrooms on the second floor with wood floors; Fifth bedroom in the finished basement (11 x 14) with wood flooring noted for upper bedrooms
• Flooring: Wood flooring in bedrooms and kitchen; Ceramic flooring in bathrooms and laundry
• Bathrooms: Three full bathrooms and one lavatory (4 total); Basement bath with ceramic flooring; Two second-floor bathrooms with ceramic flooring
• Heating & cooling: Forced air heating; Central air conditioning and ceiling fans; Gas water heater; natural gas heat/fuel
• Interior features: Fireplace in the living room and a finished basement fireplace; Total of 12 rooms
• Laundry & utility: Laundry on the entry level (7 x 6) with ceramic flooring; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $825k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $809k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $674k (18.3% below list).
• Recommended offer: $674k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 1.8% in Northville — 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 88/100 on livability (#13 in MI, #205 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment 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: Winchester Elementary School (math 67% / reading 72%, grade A-, #74 of 1,397 statewide, top 7%, 476 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 comparable units currently listed for rent nearby; 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 $6k of loan paydown is wiped out by about $25k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago; this cycle's ask is 110% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $411k; list at $825k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $673,837 (18.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $618,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42505 Bradner Rd	0.26mi	4/2.5 (-1)	2,922 (+2%)	0mo	$650,000	$222	76
41973 Waterwheel Rd	0.23mi	4/2.5 (-1)	2,928 (+2%)	8mo	$585,000	$200	70
42491 Bradner Rd	0.27mi	4/3.5 (-1)	2,731 (-5%)	5mo	$600,000	$220	70
41925 Waterwheel Rd	0.23mi	4/2.5 (-1)	2,710 (-6%)	9mo	$547,500	$202	63
18080 Winchester Dr	0.20mi	4/2.5 (-1)	3,074 (+7%)	13mo	$680,000	$221	59
17610 Farmcrest Ln	0.43mi	4/3.0 (-1)	3,032 (+5%)	10mo	$500,000	$165	56
42331 Beacontree Ct	0.44mi	4/2.5 (-1)	2,750 (-4%)	10mo	$590,000	$215	55
41862 Baintree Cir	0.52mi	4/2.5 (-1)	3,176 (+10%)	1mo	$550,000	$173	49
17022 Winchester Dr	0.55mi	4/2.5 (-1)	3,018 (+5%)	12mo	$500,000	$166	47
16548 Winchester Dr	0.67mi	4/2.5 (-1)	2,851 (-1%)	15mo	$631,826	$222	46
42117 Banbury Rd	0.51mi	4/2.5 (-1)	2,563 (-11%)	10mo	$590,000	$230	41
16772 Dundalk Ct	0.65mi	4/2.5 (-1)	3,058 (+6%)	11mo	$650,000	$213	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-139,555
• Equity at exit: $123,010

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-129,288
• Equity at exit: $71,331

Cash invested: $231,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $6,738 medium
• Mortgage (P&I): −$4,326
• Tax from tax record: −$726 /mo · $8,714/yr
• Insurance: −$344
• HOA: −$18
• Vacancy / Maint / Mgmt: −$1,415
• Net cashflow: $-91

Break-even live

Break-even rent $6,854

Max offer price $808,927

Occupancy floor 96%

Sensitivity live

Price	-10% $376	-5% $143	+0% $-91	+5% $-324	+10% $-558
Rent	-10% $-623	-5% $-357	+0% $-91	+5% $175	+10% $441
Rate	-1.0pp $324	-0.5pp $119	base $-91	+0.5pp $-305	+1.0pp $-522

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42021 Banbury Ct Northville, MI	5.0	3.0	2600	$3,503	$1.35	0d	1	0.53mi
16646 Brooklane Blvd Northville, MI	4.0	4.5	3282	$13,300	$4.05	18d	1	1.04mi

HOA detail

• Monthly dues: $18 · $216/yr
• Likely covers: water

Listing history 4 events

1. 2026-06-21
   statusdays on market $825,000 Pending 3 DOM
2. 2026-06-18
   statuslisting id $825,000 Active 1 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $825,000 Coming Soon 1 DOM

ⓘ 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: $8,714 · $726/mo
• Projected year-2 tax: $10,709 · $892/mo
• Expected delta: +$1,996/yr (+$166/mo · 22.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $80,860
• − Mortgage interest: −$46,213
• − Property taxes: −$8,714
• − Insurance: −$4,125
• − Repairs & maintenance: −$6,469
• − Management: −$6,469
• − HOA: −$216
• − Depreciation: −$24,000
• Taxable loss: −$15,345
• Est. tax savings @ 24.0%: +$3,683
• After-tax cash flow: $2,591/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 — Northville

• Score: 88/100
• State rank: #13
• US rank: #205

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: 24,713
• 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

+175.9% since first listed

14 events — show timeline

• 2026-06-16 Coming Soon $825,000 MiRealSource-MiMLS
• 2017-06-13 Sold (Public Records) $411,000 Public Records
• 2017-05-31 Sold (MLS) $411,000 MiRealSource-MiMLS
• 2017-05-31 Sold (MLS) $411,000 REALCOMP
• 2017-05-01 Pending — MiRealSource-MiMLS
• 2017-05-01 Pending — REALCOMP
• 2017-04-27 Listed $392,000 MiRealSource-MiMLS
• 2017-04-27 Listed $392,000 REALCOMP
• 2012-08-31 Sold (Public Records) $305,500 Public Records
• 2012-08-08 Sold (MLS) $305,500 MiRealSource-MiMLS
• 2012-08-08 Sold (MLS) $305,500 REALCOMP
• 2012-07-30 Listing Removed — MiRealSource-MiMLS
• 2012-06-22 Listed $299,000 MiRealSource-MiMLS
• 2012-06-22 Listed $299,000 REALCOMP

Property tax history

+4.7%/yr

Latest (2025): $8,714 · -0.4% YoY. Source: county tax records.