45042 Broadmoor Cir S · Plymouth, MI 48168

$675,000

3 bd · 3.5 ba · 2,819 sqft · Condo public records · 78 Days on market

Built 2006 $239/sqft · 65% above area Est $625k · 8% over $500/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +7.0/10.0
• Schools +6.6/10.0
• Livability +4.2/5.0
• ARV discount +3.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN AND SPACIOUS CONDO IN GOLF COURSE COMMUNITY. HARDWOOD FLOORS THROUGHOUT FIRST LEVEL (EXCEPT MSTR). GRANITE & STAINLESS KITCHEN W/ DBL OVENS, TILE BACKSPLASH, WALK-IN PANTRY & BREAKFAST NOOK. COZY SUNROOM OFF THE GREAT ROOM W/ ACCESS TO BACK DECK. GREAT ROOM W/ GAS FIREPLACE OPEN TO UPSTAIRS LOFT/STUDY AREA. FIRST FLOOR MASTER SUITE W/ EXTENDED WALK-IN CLOSET & LARGE BATH W/ JETTED CORNER TUB, SEPARATE SHOWER & HIS-N-HERS VANITIES. FORMAL DINING W/ TRAY CEILING & BAY WINDOW. FINISHED LOWER LEVEL W/ EGRESS WINDOW & FULL BATH WIDE OPEN TO ADD A 4TH BEDROOM IF DESIRED. USE THE COMMUNITY CLUBHOUSE AND POOL OR GOLF THE ARNOLD PALMER DESIGNED 18 HOLE COURSE.

Key facts

• Breakfast nook
• Stainless kitchen
• Granite kitchen

Tags

• HARDWOOD FLOORS
• GRANITE KITCHEN
• STAINLESS KITCHEN
• WALK-IN PANTRY
• BREAKFAST NOOK
• COZY SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $675k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $675k).
• Recommended offer: $634k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.2% in Plymouth — 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 85/100 on livability (#25 in MI, #516 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.
• Market conditions: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $20k 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

• It's been on market 78 days — a 6% lower offer ($634k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $53k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $451k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $634,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.20% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $625,000
• List price: $675,000
• Delta: 8.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-7,942
• Equity at exit: $100,645

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $124,327
• Equity at exit: $58,362

Cash invested: $189,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $8,130 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$512 /mo · $6,147/yr
• Insurance: −$281
• HOA: −$500
• Vacancy / Maint / Mgmt: −$1,707
• Net cashflow: $1,589

Break-even live

Break-even rent $6,118

Max offer price $675,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,971	-5% $1,780	+0% $1,589	+5% $1,398	+10% $1,207
Rent	-10% $947	-5% $1,268	+0% $1,589	+5% $1,910	+10% $2,231
Rate	-1.0pp $1,929	-0.5pp $1,761	base $1,589	+0.5pp $1,414	+1.0pp $1,236

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16646 Brooklane Blvd Northville, MI	4.0	4.5	3282	$13,300	$4.05	17d	1	0.78mi
47671 Alden Ter N Northville, MI	3.0	3.5	2085	$3,100	$1.49	11d	1	1.28mi
42965 River Bend Dr Plymouth, MI	3.0	3.5	2431	$3,310	$1.36	4d	1	1.49mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $675,000 Active 78 DOM
2. 2026-06-18
   days on market $675,000 Active 75 DOM
3. 2026-06-17
   days on market $675,000 Active 74 DOM
4. 2026-06-16
   days on market $675,000 Active 73 DOM
5. 2026-06-15
   days on market $675,000 Active 72 DOM
6. 2026-06-13
   days on market $675,000 Active 70 DOM
7. 2026-06-09
   days on market $675,000 Active 66 DOM
8. 2026-06-08
   days on market $675,000 Active 65 DOM
9. 2026-06-07
   days on market $675,000 Active 64 DOM
10. 2026-06-04
    days on market $675,000 Active 61 DOM
11. 2026-06-03
    days on market $675,000 Active 60 DOM
12. 2026-06-02
    days on market $675,000 Active 59 DOM
13. 2026-06-02
    pricestatus $675,000 Active 58 DOM
14. 2026-05-12
    price $695,000 700-char remark

    Show marketing remark (700 chars)

    OPEN AND SPACIOUS CONDO IN GOLF COURSE COMMUNITY. HARDWOOD FLOORS THROUGHOUT FIRST LEVEL (EXCEPT MSTR). GRANITE & STAINLESS KITCHEN W/ DBL OVENS, TILE BACKSPLASH, WALK-IN PANTRY & BREAKFAST NOOK. COZY SUNROOM OFF THE GREAT ROOM W/ ACCESS TO BACK DECK. GREAT ROOM W/ GAS FIREPLACE OPEN TO UPSTAIRS LOFT/STUDY AREA. FIRST FLOOR MASTER SUITE W/ EXTENDED WALK-IN CLOSET & LARGE BATH W/ JETTED CORNER TUB, SEPARATE SHOWER & HIS-N-HERS VANITIES. FORMAL DINING W/ TRAY CEILING & BAY WINDOW. FINISHED LOWER LEVEL W/ EGRESS WINDOW & FULL BATH WIDE OPEN TO ADD A 4TH BEDROOM IF DESIRED. USE THE COMMUNITY CLUBHOUSE AND POOL OR GOLF THE ARNOLD PALMER DESIGNED 18 HOLE COURSE.

15. 2026-05-11
    price $695,000 700-char remark

    Show marketing remark (700 chars)

    OPEN AND SPACIOUS CONDO IN GOLF COURSE COMMUNITY. HARDWOOD FLOORS THROUGHOUT FIRST LEVEL (EXCEPT MSTR). GRANITE & STAINLESS KITCHEN W/ DBL OVENS, TILE BACKSPLASH, WALK-IN PANTRY & BREAKFAST NOOK. COZY SUNROOM OFF THE GREAT ROOM W/ ACCESS TO BACK DECK. GREAT ROOM W/ GAS FIREPLACE OPEN TO UPSTAIRS LOFT/STUDY AREA. FIRST FLOOR MASTER SUITE W/ EXTENDED WALK-IN CLOSET & LARGE BATH W/ JETTED CORNER TUB, SEPARATE SHOWER & HIS-N-HERS VANITIES. FORMAL DINING W/ TRAY CEILING & BAY WINDOW. FINISHED LOWER LEVEL W/ EGRESS WINDOW & FULL BATH WIDE OPEN TO ADD A 4TH BEDROOM IF DESIRED. USE THE COMMUNITY CLUBHOUSE AND POOL OR GOLF THE ARNOLD PALMER DESIGNED 18 HOLE COURSE.

16. 2026-04-18
    price $718,000 700-char remark

    Show marketing remark (700 chars)

    OPEN AND SPACIOUS CONDO IN GOLF COURSE COMMUNITY. HARDWOOD FLOORS THROUGHOUT FIRST LEVEL (EXCEPT MSTR). GRANITE & STAINLESS KITCHEN W/ DBL OVENS, TILE BACKSPLASH, WALK-IN PANTRY & BREAKFAST NOOK. COZY SUNROOM OFF THE GREAT ROOM W/ ACCESS TO BACK DECK. GREAT ROOM W/ GAS FIREPLACE OPEN TO UPSTAIRS LOFT/STUDY AREA. FIRST FLOOR MASTER SUITE W/ EXTENDED WALK-IN CLOSET & LARGE BATH W/ JETTED CORNER TUB, SEPARATE SHOWER & HIS-N-HERS VANITIES. FORMAL DINING W/ TRAY CEILING & BAY WINDOW. FINISHED LOWER LEVEL W/ EGRESS WINDOW & FULL BATH WIDE OPEN TO ADD A 4TH BEDROOM IF DESIRED. USE THE COMMUNITY CLUBHOUSE AND POOL OR GOLF THE ARNOLD PALMER DESIGNED 18 HOLE COURSE.

17. 2026-04-17
    price $718,000 700-char remark

    Show marketing remark (700 chars)

    OPEN AND SPACIOUS CONDO IN GOLF COURSE COMMUNITY. HARDWOOD FLOORS THROUGHOUT FIRST LEVEL (EXCEPT MSTR). GRANITE & STAINLESS KITCHEN W/ DBL OVENS, TILE BACKSPLASH, WALK-IN PANTRY & BREAKFAST NOOK. COZY SUNROOM OFF THE GREAT ROOM W/ ACCESS TO BACK DECK. GREAT ROOM W/ GAS FIREPLACE OPEN TO UPSTAIRS LOFT/STUDY AREA. FIRST FLOOR MASTER SUITE W/ EXTENDED WALK-IN CLOSET & LARGE BATH W/ JETTED CORNER TUB, SEPARATE SHOWER & HIS-N-HERS VANITIES. FORMAL DINING W/ TRAY CEILING & BAY WINDOW. FINISHED LOWER LEVEL W/ EGRESS WINDOW & FULL BATH WIDE OPEN TO ADD A 4TH BEDROOM IF DESIRED. USE THE COMMUNITY CLUBHOUSE AND POOL OR GOLF THE ARNOLD PALMER DESIGNED 18 HOLE COURSE.

18. 2026-03-28
    listed $728,000 Active 700-char remark

    Show marketing remark (700 chars)

    OPEN AND SPACIOUS CONDO IN GOLF COURSE COMMUNITY. HARDWOOD FLOORS THROUGHOUT FIRST LEVEL (EXCEPT MSTR). GRANITE & STAINLESS KITCHEN W/ DBL OVENS, TILE BACKSPLASH, WALK-IN PANTRY & BREAKFAST NOOK. COZY SUNROOM OFF THE GREAT ROOM W/ ACCESS TO BACK DECK. GREAT ROOM W/ GAS FIREPLACE OPEN TO UPSTAIRS LOFT/STUDY AREA. FIRST FLOOR MASTER SUITE W/ EXTENDED WALK-IN CLOSET & LARGE BATH W/ JETTED CORNER TUB, SEPARATE SHOWER & HIS-N-HERS VANITIES. FORMAL DINING W/ TRAY CEILING & BAY WINDOW. FINISHED LOWER LEVEL W/ EGRESS WINDOW & FULL BATH WIDE OPEN TO ADD A 4TH BEDROOM IF DESIRED. USE THE COMMUNITY CLUBHOUSE AND POOL OR GOLF THE ARNOLD PALMER DESIGNED 18 HOLE COURSE.

19. 2026-03-28
    listed $728,000 Active 700-char remark

    Show marketing remark (700 chars)

    OPEN AND SPACIOUS CONDO IN GOLF COURSE COMMUNITY. HARDWOOD FLOORS THROUGHOUT FIRST LEVEL (EXCEPT MSTR). GRANITE & STAINLESS KITCHEN W/ DBL OVENS, TILE BACKSPLASH, WALK-IN PANTRY & BREAKFAST NOOK. COZY SUNROOM OFF THE GREAT ROOM W/ ACCESS TO BACK DECK. GREAT ROOM W/ GAS FIREPLACE OPEN TO UPSTAIRS LOFT/STUDY AREA. FIRST FLOOR MASTER SUITE W/ EXTENDED WALK-IN CLOSET & LARGE BATH W/ JETTED CORNER TUB, SEPARATE SHOWER & HIS-N-HERS VANITIES. FORMAL DINING W/ TRAY CEILING & BAY WINDOW. FINISHED LOWER LEVEL W/ EGRESS WINDOW & FULL BATH WIDE OPEN TO ADD A 4TH BEDROOM IF DESIRED. USE THE COMMUNITY CLUBHOUSE AND POOL OR GOLF THE ARNOLD PALMER DESIGNED 18 HOLE COURSE.

20. 2015-04-23
    soldstatus $451,000
21. 2015-04-16
    soldstatus $451,000 Sold
22. 2015-04-16
    soldstatus $451,000
23. 2015-02-28
    historical
24. 2015-02-28
    historical
25. 2015-02-27
    listed $435,000 Active
26. 2015-02-27
    listed $435,000

ⓘ 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: $6,147 · $512/mo
• Projected year-2 tax: $8,271 · $689/mo
• Expected delta: +$2,124/yr (+$177/mo · 34.6%)

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

Taxation est. · year 1

• Rental income: $97,555
• − Mortgage interest: −$37,810
• − Property taxes: −$6,147
• − Insurance: −$3,375
• − Repairs & maintenance: −$7,804
• − Management: −$7,804
• − HOA: −$6,000
• − Depreciation: −$19,636
• Taxable income: $8,977
• Est. tax owed @ 24.0%: −$2,155
• After-tax cash flow: $16,915/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 — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 40,076
• 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

+59.8% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $695,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $695,000 REALCOMP
• 2026-04-18 Price Changed $718,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $718,000 REALCOMP
• 2026-03-28 Listed $728,000 REALCOMP
• 2026-03-28 Listed $728,000 MiRealSource-MiMLS
• 2015-04-23 Sold (Public Records) $451,000 Public Records
• 2015-04-16 Sold (MLS) $451,000 MiRealSource-MiMLS
• 2015-04-16 Sold (MLS) $451,000 REALCOMP
• 2015-02-28 Listing Removed — REALCOMP
• 2015-02-28 Listing Removed — MiRealSource-MiMLS
• 2015-02-27 Listed $435,000 REALCOMP
• 2015-02-27 Listed $435,000 MiRealSource-MiMLS

Property tax history

-0.0%/yr

Latest (2025): $6,147 · -38.3% YoY. Source: county tax records.