25136 Potomac Dr · South Lyon, MI 48178

$109,000

2 bd · 1.0 ba · 855 sqft · Townhouse · 110 Days on market

Built 1974 Average condition $127/sqft · 34% below area Est $165k · 34% under $550/mo HOA · 39% 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 +15.0/15.0
• 1% rule +8.1/10.0
• Cash flow +6.6/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * The association has first right of refusal. A statement has been submitted. Hope to have that cleared soon. * * Charming condo in a55+ community in South Lyon. Features updated kitchen, two spacious bedrooms. The spare bedroom has a walk out to a three-season room and would make a great office. The full partially finished basement offers extra storage or living space. Potential buyers must be approved by the association.

Key facts

• $550 HOA
• Built 1974
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $109k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (23.5% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $83k (23.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 83/100 on livability (#46 in MI, #953 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• 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: 366 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 13% of the median local income ($132k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $83,409 (23.5% 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 110 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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. 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 6.4

CMA / ARV

• ARV (median comp): $164,559
• List price: $109,000
• Delta: -33.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25104 Hamilton Ct #4	0.17mi	2/2.0	900 (+5%)	2mo	$110,000	$122	78
25106 Hamilton Ct	0.18mi	2/1.5	900 (+5%)	4mo	$140,000	$156	77
25203 Franklin Ter	0.15mi	2/1.0	900 (+5%)	19mo	$119,000	$132	68
61135 11 Mile Rd #5	0.24mi	2/1.5	900 (+5%)	17mo	$115,000	$128	64
61207 Heritage Blvd #2	0.21mi	2/1.0	800 (-6%)	19mo	$90,000	$113	64
61035 11 Mile Rd #1	0.25mi	1/1.0 (-1)	760 (-11%)	2mo	$79,500	$105	64
62402 Raleigh Ct #6	0.43mi	2/1.0	900 (+5%)	12mo	$144,000	$160	61
23314 N Dixboro Rd	0.68mi	1/1.0 (-1)	790 (-8%)	7mo	$95,000	$120	45

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: -27.8%
• Equity multiple: 0.06×
• Total profit: $-28,567
• Equity at exit: $16,252

10-year hold

• IRR: -24.8%
• Equity multiple: -0.24×
• Total profit: $-37,919
• Equity at exit: $9,424

Cash invested: $30,520 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 4 under contract
• Months of supply: 2.0 mo (50%/mo absorbed)
• Median asking: $119,900 ($141/sqft)
• Median days on market: 368 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +36.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48178

• Active inventory: 366
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,426 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$550
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-177

Break-even live

Break-even rent $1,650

Max offer price $83,409

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-139	+0% $-177	+5% $-215	+10% $-252
Rent	-10% $-289	-5% $-233	+0% $-177	+5% $-121	+10% $-64
Rate	-1.0pp $-122	-0.5pp $-149	base $-177	+0.5pp $-205	+1.0pp $-234

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: $27,250
• Closing costs: $3,270
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61035 11 Mile Rd #5 South Lyon, MI	2.0	1.0	830	$1,395	$1.68	40d	1	0.21mi
61035 11 Mile Rd #5 South Lyon, MI	2.0	1.0	830	$1,475	$1.78	68d	1	0.21mi
549 Lakewood Dr South Lyon, MI	1.0–2.0	1.0	850	$1,559	$1.83	0d	1	0.35mi
425 Donovan St South Lyon, MI	3.0	1.0	1079	$1,675	$1.55	10d	1	0.64mi
113 W Liberty St Unit 1 South Lyon, MI	3.0	1.0	1050	$1,600	$1.52	84d	1	0.88mi
151 E McHattie St Unit 6 South Lyon, MI	2.0	1.0	750	$1,275	$1.70	78d	1	0.99mi
151 E McHattie St South Lyon, MI	2.0	1.0	750	$1,275	$1.70	74d	1	0.99mi
151 E McHattie St South Lyon, MI	1.0	1.0	750	$1,175	$1.57	40d	1	0.99mi
151 E McHattie St Apt 10 South Lyon, MI	2.0	1.0	750	$1,275	$1.70	46d	1	0.99mi
151 E McHattie St Apt 1 South Lyon, MI	2.0	1.0	750	$1,275	$1.70	6d	1	0.99mi
825 W Lake St South Lyon, MI	2.0	1.0	799	$1,656	$2.07	0d	7	1.00mi
200 Brookwood Dr South Lyon, MI	1.0–2.0	1.0–2.0	934	$1,709	$1.83	4d	6	1.08mi
249 Brookwood Dr #2 South Lyon, MI	2.0	1.0	1079	$1,475	$1.37	139d	1	1.20mi

Property features AI

Finance

• Other: Directions: Left off Pontiac Trail to Heritage Dr to Potomac
• HOA & community: Monthly association fee of $550 covering waterProperty has an association

Exterior

• Home design: Ranch condominiumBuilt in 1974
• Construction: Brick construction
• Exterior features: Public water

Interior

• Kitchen: Kitchen (7 x 8)DishwasherDisposalRangeRefrigerator
• Bedrooms: Primary bedroom (10 x 14)Second bedroom (10 x 12)
• Bathrooms: One full bathroom (8 x 5)
• Heating & cooling: Baseboard heatingWall unit cooling
• Interior features: Five total roomsFull basement
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-09-23
   days on market $109,000 Active 110 DOM
2. 2026-09-22
   days on market $109,000 Active 109 DOM
3. 2026-09-21
   days on market $109,000 Active 108 DOM
4. 2026-09-20
   days on market $109,000 Active 107 DOM
5. 2026-09-19
   days on market $109,000 Active 106 DOM
6. 2026-09-18
   days on market $109,000 Active 105 DOM
7. 2026-09-17
   days on market $109,000 Active 104 DOM
8. 2026-09-16
   days on market $109,000 Active 103 DOM
9. 2026-09-15
   days on market $109,000 Active 102 DOM
10. 2026-09-14
    days on market $109,000 Active 101 DOM
11. 2026-09-13
    days on market $109,000 Active 100 DOM
12. 2026-09-12
    days on market $109,000 Active 99 DOM
13. 2026-09-11
    days on market $109,000 Active 98 DOM
14. 2026-09-05
    days on market $109,000 Active 92 DOM
15. 2026-09-04
    days on market $109,000 Active 91 DOM
16. 2026-09-03
    days on market $109,000 Active 90 DOM
17. 2026-08-31
    days on market $109,000 Active 87 DOM
18. 2026-08-30
    days on market $109,000 Active 86 DOM
19. 2026-08-29
    days on market $109,000 Active 85 DOM
20. 2026-08-28
    days on market $109,000 Active 84 DOM
21. 2026-08-27
    days on market $109,000 Active 83 DOM
22. 2026-08-26
    days on market $109,000 Active 82 DOM
23. 2026-08-25
    days on market $109,000 Active 81 DOM
24. 2026-08-24
    days on market $109,000 Active 80 DOM
25. 2026-08-23
    days on market $109,000 Active 79 DOM
26. 2026-08-22
    days on market $109,000 Active 78 DOM
27. 2026-08-21
    days on market $109,000 Active 77 DOM
28. 2026-08-20
    days on market $109,000 Active 76 DOM
29. 2026-08-19
    days on market $109,000 Active 75 DOM
30. 2026-08-18
    days on market $109,000 Active 74 DOM
31. 2026-08-17
    days on market $109,000 Active 73 DOM
32. 2026-08-16
    days on market $109,000 Active 72 DOM
33. 2026-08-15
    days on market $109,000 Active 71 DOM
34. 2026-08-14
    days on market $109,000 Active 70 DOM
35. 2026-08-13
    days on market $109,000 Active 69 DOM
36. 2026-08-12
    days on market $109,000 Active 68 DOM
37. 2026-08-11
    days on market $109,000 Active 67 DOM
38. 2026-08-10
    days on market $109,000 Active 66 DOM
39. 2026-08-09
    days on market $109,000 Active 65 DOM
40. 2026-08-08
    days on market $109,000 Active 64 DOM
41. 2026-08-06
    days on market $109,000 Active 62 DOM
42. 2026-08-05
    days on market $109,000 Active 61 DOM
43. 2026-08-04
    days on market $109,000 Active 60 DOM
44. 2026-08-03
    days on market $109,000 Active 59 DOM
45. 2026-07-31
    days on market $109,000 Active 56 DOM
46. 2026-07-30
    days on market $109,000 Active 55 DOM
47. 2026-07-30
    days on market $109,000 Active 54 DOM
48. 2026-07-28
    days on market $109,000 Active 53 DOM
49. 2026-07-26
    days on market $109,000 Active 51 DOM
50. 2026-07-24
    days on market $109,000 Active 49 DOM

ⓘ 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 ≥96°F today · 16 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: $17,110
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − HOA: −$6,600
• − Depreciation: −$3,171
• Taxable loss: −$3,684
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-1,238/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

Average 55/100 Moderate rehab Est. rehab $21,375–$38,475 screening

The property shows average condition with moderate repairs needed, particularly in the kitchen and exterior. Painting and updating the kitchen would significantly enhance its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Moderate Bathtub and shower — Need cleaning
• Moderate Exterior siding — Weathered appearance
• Moderate Carpeted floors — Wear visible

Value-add opportunities

• Both Painting and cleaning — Enhances curb appeal and interior condition ↑
• Both New flooring — Improves living space and rental appeal ↑
• Both Kitchen cabinets and appliances — Updates the kitchen and enhances resale value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Frank E Bartlett School F MI #484/1,397 Nat'l #16,061/41,679 High South Lyon High School B- MI #66/713 Nat'l #3,404/17,239

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

A Composite livability gradescore 83/100

Livability — South Lyon

• Score: 83/100
• State rank: #46
• US rank: #953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lyon, MI
• County: Oakland County · 1,335,747 people
• City population: 37,789
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 37,789
• Household income: $131,558
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 1% Chinese 1%

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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: ▼ -251.96%
• Current HPI: 197.5122
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Directions: Left off Pontiac Trail to Heritage Dr to Potomac
• HOA & community: Monthly association fee of $550 covering waterProperty has an association

Exterior

• Home design: Ranch condominiumBuilt in 1974
• Construction: Brick construction
• Exterior features: Public water

Interior

• Kitchen: Kitchen (7 x 8)DishwasherDisposalRangeRefrigerator
• Bedrooms: Primary bedroom (10 x 14)Second bedroom (10 x 12)
• Bathrooms: One full bathroom (8 x 5)
• Heating & cooling: Baseboard heatingWall unit cooling
• Interior features: Five total roomsFull basement
• Laundry & utility: WasherDryer

Price history

+0.0% since first listed

5 events — show timeline

• 2026-06-05 Listed $119,000 REALCOMP
• 2026-06-05 Listed $119,000 SW Michigan MLS
• 2026-06-05 Listed $119,000 MiRealSource-MiMLS
• 2026-06-03 Coming Soon $119,000 MiRealSource-MiMLS
• 2026-06-03 Coming Soon $119,000 SW Michigan MLS