1035 N Old Woodward Ave #1 · Birmingham, MI 48009

$383,500

2 bd · 1.5 ba · 1,036 sqft · Condo public records · 14 Days on market

Built 1958 $297/mo HOA · 9% 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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.4/5.0
• 1% rule +4.0/10.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL END UNIT CONDO IN WALKING DISTANCE TO DOWNTOWN BIRMINGHAM! RARE FIND CONDO THAT NEEDS NO RENOVATIONS! NEWLY UPDATED GRANITE KITCHEN WITH AMPLE CABINETS & NEW FLOORING, FORMAL DINING ROOM OFF KITCHEN, REMODELLED SPECTACULAR MAIN BATH WITH GRANITE AND UPGRADED TILEWORK, EXTENSIVE HARDWOOD FLOORING, LARGE MASTER BEDROOM WITH EXPANSIVE WALK IN CLOSET, SPACIOUS GUEST BEDROOM, FIRST FLOOR POWDER ROOM, GREAT FINISHED BASEMENT WITH NEWER NEUTRAL CARPET, THIS HOME IS A DELIGHT AND HAS BACKYARD ACCESS AND SPACE FOR ENTERTAINING, REPEAT. .. WALK TO DOWNTOWN BIRMINGHAM AND NIGHT LIFE! LOCATION, LOCATION, LOCATION AND A WONDERFUL CONDO. BATVAD /MEAS APPROX.

Key facts

• $297 HOA
• Built 1958
• Listed 13 days

Property features AI

Finance

• Other: Pet policy: call for restrictions; Directions: West off Old Woodward just north of the split from Woodward Ave; Subdivision: Glenn Wood Terrace Condo
• HOA & community: Monthly association fee ($297) covering lawn maintenance, snow removal, trash removal, and water/sewer; Association amenities include a laundry facility

Exterior

• Parking: One parking space
• Utilities: Public water; Natural gas heating fuel; Gas water heater; Public sewer (included via association); Electric service (standard)
• Home design: Condominium; 2-story structure; Unit number 1; Built in 1958; Entry-level main living spaces
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Patio; Porch; Corner lot; Paved street access

Interior

• Kitchen: Kitchen on entry level (approx. 11 x 10); Dishwasher, Disposal, Microwave, Range/Oven, Refrigerator
• Bedrooms: Two bedrooms located on the second floor (approx. 15 x 14 and 12 x 11)
• Bathrooms: Two total baths (including one full bathroom); main bath dimensions about 10 x 7; an additional lavatory roughly 5 x 7
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: 8 total rooms; Partially finished basement; Private entry
• Laundry & utility: Laundry room in basement (approx. 12 x 11); Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $384k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $364k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $345k (10.0% below list).
• Recommended offer: $345k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 1.5% in Birmingham — 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 (#12 in MI, #200 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: cost of living F.
• Birmingham Public Schools (suburban): math 58% / reading 71% proficiency, ranked #18 of 540 in MI (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.8%/yr); 208 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $12k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y ago; this cycle's ask is 220% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $219k; list at $384k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $345,100 (10.0% 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. Built in 1958 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.75% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.38×
• Total profit: $-66,525
• Equity at exit: $57,181

10-year hold

• IRR: -7.9%
• Equity multiple: 0.48×
• Total profit: $-55,552
• Equity at exit: $33,158

Cash invested: $107,380 (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 48009

• Rents YoY: 3.8%
• Active inventory: 208
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,451 high
• Mortgage (P&I): −$2,011
• Tax from tax record: −$371 /mo · $4,452/yr
• Insurance: −$160
• HOA: −$297
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $-113

Break-even live

Break-even rent $3,594

Max offer price $363,603

Occupancy floor 98%

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: $95,875
• Closing costs: $11,505
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 N Old Woodward Ave #37 Birmingham, MI	2.0	2.0	1191	$2,900	$2.43	24d	1	0.07mi
1115 N Old Woodward Ave #58 Birmingham, MI	2.0	2.0	1239	$2,900	$2.34	2d	1	0.09mi
856 N Old Woodward Ave Birmingham, MI	1.0–3.0	1.5–3.0	1697	$6,425	$3.78	24d	6	0.21mi
856 N Old Woodward Ave Unit 208 Birmingham, MI	2.0	2.0	1400	$4,975	$3.55	24d	1	0.21mi
633 N Old Woodward Ave Birmingham, MI	2.0	2.5	1392	$4,300	$3.09	24d	1	0.26mi
35300 Woodward Ave #507 Birmingham, MI	1.0	1.0	730	$2,000	$2.74	24d	1	0.60mi
202 N Old Woodward Ave Unit 202 Birmingham, MI	2.0	2.0	1475	$5,900	$4.00	24d	1	0.64mi
211 E Merrill St Birmingham, MI	1.0–3.0	1.0–2.0	1059	$4,078	$3.85	2d	7	0.77mi
1109 Derby Rd Birmingham, MI	1.0	1.0	780	$1,400	$1.79	15d	1	0.87mi
1245 Derby Rd #4 Birmingham, MI	2.0	1.5	1400	$1,500	$1.07	24d	1	0.90mi
411 S Old Woodward Ave Birmingham, MI	1.0–2.0	1.0–2.0	743	$3,850	$5.18	3d	6	0.92mi
343 S Elm St Unit A Birmingham, MI	2.0	1.5	1100	$3,000	$2.73	17d	1	0.96mi
771 Henrietta St Unit 773 Birmingham, MI	1.0	1.0	1054	$1,925	$1.83	24d	1	1.00mi
555 S Old Woodward Ave Birmingham, MI	1.0–2.0	1.0–2.0	1036	$4,161	$4.02	2d	4	1.03mi
650 Ann St Birmingham, MI	1.0	1.0	700	$1,462	$2.09	24d	1	1.03mi
707 S Worth St Birmingham, MI	1.0–2.0	1.0–2.0	1290	$6,900	$5.35	2d	17	1.20mi
1802 E Maple Rd Birmingham, MI	1.0–2.0	1.0	775	$1,565	$2.02	15d	3	1.36mi
1997 Villa Rd Birmingham, MI	1.0–3.0	1.0–2.5	1050	$1,975	$1.88	2d	10	1.47mi
1188 Ruffner Ave Birmingham, MI	2.0	1.0	849	$2,300	$2.71	4d	1	1.47mi
2101 E Maple Rd Birmingham, MI	2.0	1.0	1000	$1,695	$1.70	15d	1	1.49mi

HOA detail condo

• Monthly dues: $297 · $3,564/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $383,500 Active 14 DOM
2. 2026-06-17
   days on market $383,500 Active 13 DOM
3. 2026-06-16
   days on market $383,500 Active 12 DOM
4. 2026-06-15
   days on market $383,500 Active 11 DOM
5. 2026-06-13
   days on market $383,500 Active 9 DOM
6. 2026-06-09
   days on market $383,500 Active 5 DOM
7. 2026-06-08
   days on market $383,500 Active 4 DOM
8. 2026-06-07
   statusdays on marketlisting id $383,500 Active 3 DOM
9. 2026-06-04
   days on market $383,500 Coming Soon 2 DOM
10. 2026-06-02
    remarks 699-char remark
11. 2026-06-02
    listed $383,500 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: $4,452 · $371/mo
• Projected year-2 tax: $5,179 · $432/mo
• Expected delta: +$727/yr (+$61/mo · 16.3%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,412
• − Mortgage interest: −$21,482
• − Property taxes: −$4,452
• − Insurance: −$1,918
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − HOA: −$3,564
• − Depreciation: −$11,156
• Taxable loss: −$7,786
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $517/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: Birmingham Public Schools
• NCES district ID: 2605850
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 71% ▼ -3.00%
• Median HH income: $110,445
• Composite: 60.54/100
• National rank: #839
• State rank: #18 of 540 in MI

Livability — Birmingham

• Score: 88/100
• State rank: #12
• US rank: #200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birmingham, MI
• County: Oakland County · 1,009,092 people
• City population: 21,772
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,772
• Household income: $153,401
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 476.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 5% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 8% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 90% English-only · Other Indo-European 3% Arabic 1% Spanish 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: ▼ -644.58%
• Current HPI: 201.3418
• Rent YoY: ▲ 3.75%
• 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

+265.2% since first listed

20 events — show timeline

• 2026-06-02 Coming Soon $383,500 MiRealSource-MiMLS
• 2015-06-08 Sold (Public Records) $219,000 Public Records
• 2015-06-03 Sold (MLS) $219,000 MiRealSource-MiMLS
• 2015-06-03 Sold (MLS) $219,000 REALCOMP
• 2015-04-25 Listing Removed — REALCOMP
• 2015-04-25 Listing Removed — MiRealSource-MiMLS
• 2015-04-16 Price Changed $219,900 REALCOMP
• 2015-04-16 Listed $119,900 REALCOMP
• 2015-04-15 Listed $219,900 MiRealSource-MiMLS
• 2014-01-03 Listing Removed — MiRealSource-MiMLS
• 2014-01-03 Listing Removed — REALCOMP
• 2013-10-23 Listed $209,900 MiRealSource-MiMLS
• 2013-10-23 Listed $209,900 REALCOMP
• 2006-02-09 Sold (Public Records) $190,200 Public Records
• 2005-12-09 Sold (MLS) $1 REALCOMP
• 2005-10-25 Listing Removed — REALCOMP
• 2005-10-25 Listed $199,000 REALCOMP
• 2005-08-04 Listed $199,000 REALCOMP
• 1998-09-03 Sold (Public Records) $160,000 Public Records
• 1995-06-21 Sold (Public Records) $105,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,452 · +19.8% YoY. Source: county tax records.