30028 W 12 Mile Rd #27 · Farmington Hills, MI 48334

$125,000

1 bd · 1.0 ba · 896 sqft · Condo public records · 7 Days on market

Built 1981 $197/mo HOA · 14% 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 +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern living made easy! This fantastic ground-level Farmington Hills condo offers the ultimate blend of style and convenience. Step inside to find a spacious, sunlit layout complete with a beautifully tiled kitchen and your own private in-unit laundry room. Featuring newer windows and a clean, neutral interior palette, this home is ready for your personal touch. Plus, you’ll love how its perfectly located for an easy commute! available for Sale or Lease.

Key facts

• Tiled kitchen
• Easy commute
• Newer windows

Tags

• GROUND-LEVEL CONDO
• TILED KITCHEN
• PRIVATE IN-UNIT LAUNDRY
• NEWER WINDOWS
• NEUTRAL INTERIOR PALETTE
• EASY COMMUTE

Property features AI

Finance

• Other: Pets are not allowed
• Financial info: Property has an existing lease
• HOA & community: Monthly association fee of $197; Association fee covers lawn maintenance, snow removal, trash removal, water/sewer, and exterior maintenance; Association phone available

Exterior

• Parking: Assigned parking space (1 space)
• Utilities: Public water; Natural gas; Forced air heating
• Home design: Condominium unit in a one-story building; Unit/building number 27; Built in 1981
• Construction: Vinyl-sided construction; Slab foundation; Built in 1981
• Exterior features: Vinyl siding; Paved street access

Interior

• Kitchen: Entry-level kitchen (approx. 8 x 7) with ceramic floor; Includes: Dishwasher, Range/Oven, Refrigerator
• Bedrooms: One bedroom on the entry level (approx. 12 x 12) with carpet
• Flooring: Carpet in living, dining, and bedroom areas; Ceramic tile in kitchen and bathroom
• Bathrooms: One full bathroom on the entry level with ceramic flooring (approx. 9 x 6)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Total of 6 rooms; Entry-level layout throughout
• Laundry & utility: Entry-level laundry area (approx. 7 x 3) with Washer and Dryer; Community laundry facility available

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-55 ($-657/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (7.7% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $115k (7.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.4% in Farmington 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 81/100 on livability (#64 in MI, #1,364 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: amenities D, health & safety F.
• Farmington Public School District (urban): math 45% / reading 58% proficiency, ranked #78 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Wood Creek Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 401 students, 43% FRL); Warner Middle School (math 37% / reading 56%, grade D+, #150 of 493 statewide, top 31%, 571 students, 34% FRL) — zoned schools average 39% FRL vs 19% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 52% district-wide (-17 pts) — the specific schools serving this property underperform the Farmington Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: 93 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 16% of the median local income ($102k/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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 22 sale attempts since 4y ago; this cycle's ask has dropped $100k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $115,324 (7.7% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.11% ✓
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-23,546
• Equity at exit: $18,638

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-24,190
• Equity at exit: $10,808

Cash invested: $35,000 (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 48334

• Active inventory: 93
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$656
• Tax from tax record: −$248 /mo · $2,974/yr
• Insurance: −$52
• HOA: −$197
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-55

Break-even live

Break-even rent $1,459

Max offer price $115,324

Occupancy floor 99%

Sensitivity live

Price	-10% $16	-5% $-19	+0% $-55	+5% $-90	+10% $-126
Rent	-10% $-165	-5% $-110	+0% $-55	+5% $0	+10% $55
Rate	-1.0pp $8	-0.5pp $-23	base $-55	+0.5pp $-87	+1.0pp $-120

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27991 Rollcrest Rd #1 Farmington Hills, MI	2.0	1.0	922	$1,600	$1.74	45d	1	0.08mi
30250 W 12 Mile Rd Unit B102 Farmington Hills, MI	1.0	1.0	842	$1,120	$1.33	26d	1	0.08mi
27600 Cordoba Dr Farmington Hills, MI	1.0–2.0	1.0	764	$1,338	$1.75	1d	18	0.17mi
27517 Gateway Dr E Farmington Hills, MI	1.0–2.0	1.0–2.0	987	$1,439	$1.46	19d	80	0.37mi
31993 W 12 Mile Rd Farmington Hills, MI	1.0	1.0	901	$1,100	$1.22	5d	1	0.84mi
32005 W 12 Mile Rd #203 Farmington, MI	1.0	1.0	876	$1,250	$1.43	46d	1	0.85mi
32005 W 12 Mile Rd Farmington Hills, MI	1.0	1.0	731	$1,224	$1.68	14d	2	0.86mi

HOA detail condo

• Monthly dues: $197 · $2,364/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $125,000 Active 7 DOM
2. 2026-06-18
   days on market $125,000 Active 4 DOM
3. 2026-06-17
   days on market $125,000 Active 3 DOM
4. 2026-06-16
   pricedays on market $125,000 Active 2 DOM
5. 2026-06-15
   listing id $225,000 Active 1 DOM
6. 2026-06-15
   remarks 459-char remark
7. 2026-06-15
   listed $225,000 Active 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: $2,974 · $248/mo
• Projected year-2 tax: $2,974 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,673
• − Mortgage interest: −$7,002
• − Property taxes: −$2,974
• − Insurance: −$625
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − HOA: −$2,364
• − Depreciation: −$3,636
• Taxable loss: −$2,596
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $-34/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: Farmington Public School District
• NCES district ID: 2614070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $72,846
• Composite: 46.17/100
• National rank: #2497
• State rank: #78 of 540 in MI

Livability — Farmington Hills

• Score: 81/100
• State rank: #64
• US rank: #1364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 19,618
• Household income: $102,228
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 630.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 25% Asian 12% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Scotch-Irish 3%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 7% Arabic 3% Other Asian/Pacific 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: ▼ -189.65%
• Current HPI: 166.7194
• Rent YoY: —
• 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

+465.3% since first listed

59 events — show timeline

• 2026-06-11 Listed $225,000 MiRealSource-MiMLS
• 2026-06-11 Listed $225,000 REALCOMP
• 2025-08-29 Rental Removed $1,100 RENTSPREE
• 2025-08-20 Listed for Rent $1,100 RENTSPREE
• 2025-08-09 Rental Removed $1,100 REALSOURCE
• 2025-08-06 Listing Removed — MiRealSource-MiMLS
• 2025-07-16 Rental Removed $1,100 RENTSPREE
• 2025-07-15 Relisted — MiRealSource-MiMLS
• 2025-07-15 Relisted — REALCOMP
• 2025-07-15 Listed for Rent $1,100 RENTSPREE
• 2025-07-15 Pending — MiRealSource-MiMLS
• 2025-07-15 Pending — REALCOMP
• 2025-07-05 Listed $120,000 REALCOMP
• 2025-07-04 Rental Removed $1,100 RENTSPREE
• 2025-07-02 Price Changed $1,100 REALSOURCE
• 2025-07-02 Listed for Rent $1,200 RENTSPREE
• 2025-06-30 Listed $120,000 MiRealSource-MiMLS
• 2025-06-21 Listed for Rent $1,200 REALSOURCE
• 2025-06-21 Rental Removed $1,200 RENTSPREE
• 2025-06-20 Listed for Rent $1,200 RENTSPREE
• 2024-08-06 Rental Removed $1,100 REALCOMP
• 2024-07-28 Price Changed $1,100 REALCOMP
• 2024-07-23 Price Changed $1,200 REALCOMP
• 2024-07-14 Listed for Rent $1,275 REALCOMP
• 2024-06-26 Listing Removed — MiRealSource-MiMLS
• 2024-06-26 Listing Removed — REALCOMP
• 2024-06-21 Price Changed $129,900 MiRealSource-MiMLS
• 2024-06-21 Price Changed $129,900 REALCOMP
• 2024-06-10 Listed $134,900 MiRealSource-MiMLS
• 2024-06-10 Listed $134,900 REALCOMP
• 2023-09-11 Listing Removed — MiRealSource-MiMLS
• 2023-09-11 Listing Removed — REALCOMP
• 2023-09-08 Price Changed $129,900 MiRealSource-MiMLS
• 2023-09-07 Price Changed $129,900 REALCOMP
• 2023-08-23 Price Changed $132,000 MiRealSource-MiMLS
• 2023-08-23 Price Changed $132,000 REALCOMP
• 2023-08-19 Listed $139,900 MiRealSource-MiMLS
• 2023-08-19 Listed $139,900 REALCOMP
• 2023-03-07 Sold (Public Records) $123,750 Public Records
• 2023-03-01 Sold (MLS) $123,750 MiRealSource-MiMLS
• 2023-03-01 Sold (MLS) $123,750 REALCOMP
• 2023-02-08 Pending — MiRealSource-MiMLS
• 2023-02-08 Pending — REALCOMP
• 2023-01-28 Relisted — MiRealSource-MiMLS
• 2023-01-28 Relisted — REALCOMP
• 2023-01-22 Contingent — MiRealSource-MiMLS
• 2023-01-22 Contingent — REALCOMP
• 2022-12-12 Listed $124,900 MiRealSource-MiMLS
• 2022-12-12 Listed $124,900 REALCOMP
• 2022-11-30 Listing Removed — MiRealSource-MiMLS
• 2022-11-30 Listing Removed — REALCOMP
• 2022-10-13 Price Changed $126,500 MiRealSource-MiMLS
• 2022-10-13 Price Changed $126,500 REALCOMP
• 2022-09-28 Listed $129,000 MiRealSource-MiMLS
• 2022-09-28 Listed $129,000 REALCOMP
• 1997-05-07 Sold (Public Records) $51,500 Public Records
• 1989-12-07 Sold (Public Records) $48,250 Public Records
• 1988-08-01 Sold (Public Records) $44,000 Public Records
• 1985-04-01 Sold (Public Records) $39,800 Public Records

Property tax history

+13.8%/yr

Latest (2025): $2,974 · +33.8% YoY. Source: county tax records.