2761 Fox Hollow Ct · Auburn Hills, MI 48360

$124,900

2 bd · 1.0 ba · 882 sqft · Condo public records · 52 Days on market

Built 1973 $142/sqft · 18% below area Est $152k · 18% under $400/mo HOA · 30% of rent ↓ 4% since listing

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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 +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +5.5/10.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Upper-level ranch condo located in the desirable Keatington New Town community, offering comfortable living and access to sought-after amenities. This private-entry unit features an open living room filled with natural light from large windows, flowing seamlessly into the kitchen. The galley-style kitchen provides ample cabinet and pantry space, along with the convenience of in-unit laundry. A cozy breakfast nook with sliding glass doors leads to a private balcony - perfect for relaxing or enjoying fresh air. The primary bedroom includes a walk-in closet, while a second bedroom and a full bathroom complete the layout. Residents enjoy lake privileges and private beach access on all-sports Lake Voorheis, adding to the appeal of this well-located condo. * Cats allowed. Up to 2 dogs allowed *

Key facts

• Cozy breakfast nook
• Open living room
• Private-entry unit

Tags

• PRIVATE-ENTRY UNIT
• OPEN LIVING ROOM
• GALLEY-STYLE KITCHEN
• IN-UNIT LAUNDRY
• COZY BREAKFAST NOOK
• PRIVATE BALCONY

Property features AI

Finance

• Other: Lake Voorheis frontage/association access; Pets allowed — contact for details
• HOA & community: Homeowners association present; Association fee $400 per month

Exterior

• Parking: Attached garage; One garage space
• Utilities: Public water; Public sewer
• Home design: Condominium; Single-story (one level); Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation; Built as a condominium (year built not provided)
• Exterior features: Balcony; Lake privileges; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Free-standing electric range; Free-standing refrigerator; Microwave; Washer; Five total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (20.8% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $99k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.7% in Auburn 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 76/100 on livability (#151 in MI, #3,766 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• Lake Orion Community Schools (suburban): math 49% / reading 64% proficiency, ranked #45 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $864 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

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $98,943 (20.8% 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 52 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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 D 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: 1.05% ✓
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 7.9

CMA / ARV

• ARV (median comp): $151,792
• List price: $124,900
• Delta: -17.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-29,379
• Equity at exit: $18,623

10-year hold

• IRR: -19.6%
• Equity multiple: -0.05×
• Total profit: $-36,743
• Equity at exit: $10,799

Cash invested: $34,972 (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 48360

• Active inventory: 84
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$52
• HOA: −$400
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-147

Break-even live

Break-even rent $1,503

Max offer price $98,943

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-112	+0% $-147	+5% $-182	+10% $-218
Rent	-10% $-251	-5% $-199	+0% $-147	+5% $-95	+10% $-43
Rate	-1.0pp $-84	-0.5pp $-115	base $-147	+0.5pp $-179	+1.0pp $-212

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3355 Thornwood Trl Orion Twp, MI	1.0–2.0	1.0	613	$1,317	$2.15	0d	19	0.70mi

HOA detail condo

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

Listing history 17 events

1. 2026-06-21
   days on market $124,900 Active 52 DOM
2. 2026-06-18
   days on market $124,900 Active 49 DOM
3. 2026-06-17
   days on market $124,900 Active 48 DOM
4. 2026-06-16
   days on market $124,900 Active 47 DOM
5. 2026-06-15
   days on market $124,900 Active 46 DOM
6. 2026-06-13
   days on market $124,900 Active 44 DOM
7. 2026-06-09
   days on market $124,900 Active 40 DOM
8. 2026-06-08
   days on market $124,900 Active 39 DOM
9. 2026-06-07
   days on market $124,900 Active 38 DOM
10. 2026-06-04
    days on market $124,900 Active 35 DOM
11. 2026-06-03
    days on market $124,900 Active 34 DOM
12. 2026-06-02
    days on market $124,900 Active 33 DOM

    Show marketing remark (799 chars)

    Upper-level ranch condo located in the desirable Keatington New Town community, offering comfortable living and access to sought-after amenities. This private-entry unit features an open living room filled with natural light from large windows, flowing seamlessly into the kitchen. The galley-style kitchen provides ample cabinet and pantry space, along with the convenience of in-unit laundry. A cozy breakfast nook with sliding glass doors leads to a private balcony - perfect for relaxing or enjoying fresh air. The primary bedroom includes a walk-in closet, while a second bedroom and a full bathroom complete the layout. Residents enjoy lake privileges and private beach access on all-sports Lake Voorheis, adding to the appeal of this well-located condo. * Cats allowed. Up to 2 dogs allowed *

13. 2026-06-02
    price $124,900 Active 32 DOM

    Show marketing remark (799 chars)

    Upper-level ranch condo located in the desirable Keatington New Town community, offering comfortable living and access to sought-after amenities. This private-entry unit features an open living room filled with natural light from large windows, flowing seamlessly into the kitchen. The galley-style kitchen provides ample cabinet and pantry space, along with the convenience of in-unit laundry. A cozy breakfast nook with sliding glass doors leads to a private balcony - perfect for relaxing or enjoying fresh air. The primary bedroom includes a walk-in closet, while a second bedroom and a full bathroom complete the layout. Residents enjoy lake privileges and private beach access on all-sports Lake Voorheis, adding to the appeal of this well-located condo. * Cats allowed. Up to 2 dogs allowed *

14. 2026-06-01
    days on market $129,900 Active 32 DOM
15. 2026-05-31
    days on market $129,900 Active 31 DOM
16. 2026-04-30
    listed $129,900 Active 803-char remark

    Show marketing remark (799 chars)

    Upper-level ranch condo located in the desirable Keatington New Town community, offering comfortable living and access to sought-after amenities. This private-entry unit features an open living room filled with natural light from large windows, flowing seamlessly into the kitchen. The galley-style kitchen provides ample cabinet and pantry space, along with the convenience of in-unit laundry. A cozy breakfast nook with sliding glass doors leads to a private balcony - perfect for relaxing or enjoying fresh air. The primary bedroom includes a walk-in closet, while a second bedroom and a full bathroom complete the layout. Residents enjoy lake privileges and private beach access on all-sports Lake Voorheis, adding to the appeal of this well-located condo. * Cats allowed. Up to 2 dogs allowed *

17. 2026-04-30
    listed $129,900 Active 799-char remark

    Show marketing remark (799 chars)

    Upper-level ranch condo located in the desirable Keatington New Town community, offering comfortable living and access to sought-after amenities. This private-entry unit features an open living room filled with natural light from large windows, flowing seamlessly into the kitchen. The galley-style kitchen provides ample cabinet and pantry space, along with the convenience of in-unit laundry. A cozy breakfast nook with sliding glass doors leads to a private balcony - perfect for relaxing or enjoying fresh air. The primary bedroom includes a walk-in closet, while a second bedroom and a full bathroom complete the layout. Residents enjoy lake privileges and private beach access on all-sports Lake Voorheis, adding to the appeal of this well-located condo. * Cats allowed. Up to 2 dogs allowed *

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$480/yr (+$40/mo · 49.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,804
• − Mortgage interest: −$6,996
• − Property taxes: −$964
• − Insurance: −$624
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − HOA: −$4,800
• − Depreciation: −$3,633
• Taxable loss: −$3,743
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $-865/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: Lake Orion Community Schools
• NCES district ID: 2620730
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $82,396
• Composite: 51.21/100
• National rank: #1755
• State rank: #45 of 540 in MI

Livability — Auburn Hills

• Score: 76/100
• State rank: #151
• US rank: #3766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,514
• Population (ZIP): 12,250

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 8% Asian 8% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Other Asian/Pacific 3% Other Indo-European 3% Spanish 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: ▼ -226.18%
• Current HPI: 180.3844
• 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

-3.8% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $124,900 MiRealSource-MiMLS
• 2026-06-01 Price Changed $124,900 REALCOMP
• 2026-04-30 Listed $129,900 REALCOMP
• 2026-04-30 Listed $129,900 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $964 · +2.8% YoY. Source: county tax records.