42160 E Woodward Avenue Ave #8 · Bloomfield Hills, MI 48304

$205,000

2 bd · 2.0 ba · 1,760 sqft · Condo public records · 82 Days on market

Built 1972 $680/mo HOA · 21% 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 +19.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• DSCR +6.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Deal of the day, Land contract option available (30% down 5% interest pay within 3 years) Discover your dream home in this beautiful , updated spacious upper-level condo in sought-after Fabulous four Seasons, complex. , Freshly painted & new carpet, 3 Bedrooms, 2 full bath, formal dining room laundry inside, Sprawling Ranch style Condo with LOADS of space! Upper ranch style condo. A sliding glass door leads to a private covered balcony with a peaceful wooded view. Specious Living Room with and large separate Dining Room. Updated eat in Kitchen with all appliances & recessed lighting. Primary Suite with 4 closets and private Bathroom. Two more spacious Bedrooms with good size closets. Full Size Washer & Dryer in unit with extra storage and cabinets, closet, etc. You'll have underground heated garage parking with 2 assigned spaces, and a large private storage area. Dumb waiter from garage to lobby. New roof. The association fee includes: gas, water, swear access to club house with an in-ground pool, tennis/pickleball courts, lawn care, snow removal, and trash services. Pet friendly, Quiet, resort-like community with rolling hills on lush 12 acre. check out low real estate tax. Located in the award winning Bloomfield schools District with easy access to I-75 & downtown Birmingham, shopping, restaurants & easy access to major freeways. .

Key facts

• Peaceful wooded view
• Recessed lighting
• $680 HOA

Tags

• PRIVATE COVERED BALCONY
• PEACEFUL WOODED VIEW
• UPDATED EAT IN KITCHEN
• RECESSED LIGHTING
• PRIMARY SUITE WITH 4 CLOSETS
• LARGE PRIVATE STORAGE AREA

Property features AI

Finance

• Other: Pets allowed (cats and dogs, with limits; contact for details)
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee of $680; HOA covers gas, water, sewer, trash, snow removal, grounds and structure maintenance

Exterior

• Parking: Attached garage; Assigned parking; Basement parking; 6 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential condominium; One level; Ground-level entry
• Construction: Brick construction
• Exterior features: Brick exterior; Paved access/road

Interior

• Kitchen: Electric cooktop; Free-standing electric oven; Microwave; Dishwasher; Disposal; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Exhaust fan for ventilation; Central air conditioning
• Interior features: Full, unfinished basement; Balcony
• Laundry & utility: Washer; Dryer; Gas water heater; Humidifier; Exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 0.6% in Bloomfield 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 72/100 on livability (#263 in MI) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: commute D+, amenities F, cost of living F.
• Bloomfield Hills Schools (suburban): math 65% / reading 74% proficiency, ranked #5 of 540 in MI (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 82 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask is 99900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 21% of rent.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 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: 1.56% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 5.3

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-18,047
• Equity at exit: $30,566

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $5,461
• Equity at exit: $17,725

Cash invested: $57,400 (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 48304

• Active inventory: 128
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $3,201 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$460 /mo · $5,515/yr
• Insurance: −$85
• HOA: −$680
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $229

Break-even live

Break-even rent $2,911

Max offer price $205,000

Occupancy floor 88%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42160 Woodward Ave Bloomfield Hills, MI	2.0	2.0	1689	$3,500	$2.07	1d	1	0.07mi
42522 Woodward Ave Bloomfield Twp, MI	2.0	2.0	1300	$3,300	$2.54	1d	1	0.25mi
124 Alice Ave Bloomfield Township, MI	3.0	1.0	1440	$2,000	$1.39	5d	1	1.24mi

HOA detail condo

• Monthly dues: $680 · $8,160/yr
• Likely covers: watertrashgaslandscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-05-17
   historical $2,100
2. 2026-05-16
   status Pending 1385-char remark

   Show marketing remark (1385 chars)

   Deal of the day, Land contract option available (30% down 5% interest pay within 3 years) Discover your dream home in this beautiful , updated spacious upper-level condo in sought-after Fabulous four Seasons, complex. , Freshly painted & new carpet, 3 Bedrooms, 2 full bath, formal dining room laundry inside, Sprawling Ranch style Condo with LOADS of space! Upper ranch style condo. A sliding glass door leads to a private covered balcony with a peaceful wooded view. Specious Living Room with and large separate Dining Room. Updated eat in Kitchen with all appliances & recessed lighting. Primary Suite with 4 closets and private Bathroom. Two more spacious Bedrooms with good size closets. Full Size Washer & Dryer in unit with extra storage and cabinets, closet, etc. You'll have underground heated garage parking with 2 assigned spaces, and a large private storage area. Dumb waiter from garage to lobby. New roof. The association fee includes: gas, water, swear access to club house with an in-ground pool, tennis/pickleball courts, lawn care, snow removal, and trash services. Pet friendly, Quiet, resort-like community with rolling hills on lush 12 acre. check out low real estate tax. Located in the award winning Bloomfield schools District with easy access to I-75 & downtown Birmingham, shopping, restaurants & easy access to major freeways. .

3. 2026-05-16
   status Pending

   Show marketing remark (1385 chars)

   Deal of the day, Land contract option available (30% down 5% interest pay within 3 years) Discover your dream home in this beautiful , updated spacious upper-level condo in sought-after Fabulous four Seasons, complex. , Freshly painted & new carpet, 3 Bedrooms, 2 full bath, formal dining room laundry inside, Sprawling Ranch style Condo with LOADS of space! Upper ranch style condo. A sliding glass door leads to a private covered balcony with a peaceful wooded view. Specious Living Room with and large separate Dining Room. Updated eat in Kitchen with all appliances & recessed lighting. Primary Suite with 4 closets and private Bathroom. Two more spacious Bedrooms with good size closets. Full Size Washer & Dryer in unit with extra storage and cabinets, closet, etc. You'll have underground heated garage parking with 2 assigned spaces, and a large private storage area. Dumb waiter from garage to lobby. New roof. The association fee includes: gas, water, swear access to club house with an in-ground pool, tennis/pickleball courts, lawn care, snow removal, and trash services. Pet friendly, Quiet, resort-like community with rolling hills on lush 12 acre. check out low real estate tax. Located in the award winning Bloomfield schools District with easy access to I-75 & downtown Birmingham, shopping, restaurants & easy access to major freeways. .

4. 2026-02-25
   price $205,000 1385-char remark

   Show marketing remark (1385 chars)

   Deal of the day, Land contract option available (30% down 5% interest pay within 3 years) Discover your dream home in this beautiful , updated spacious upper-level condo in sought-after Fabulous four Seasons, complex. , Freshly painted & new carpet, 3 Bedrooms, 2 full bath, formal dining room laundry inside, Sprawling Ranch style Condo with LOADS of space! Upper ranch style condo. A sliding glass door leads to a private covered balcony with a peaceful wooded view. Specious Living Room with and large separate Dining Room. Updated eat in Kitchen with all appliances & recessed lighting. Primary Suite with 4 closets and private Bathroom. Two more spacious Bedrooms with good size closets. Full Size Washer & Dryer in unit with extra storage and cabinets, closet, etc. You'll have underground heated garage parking with 2 assigned spaces, and a large private storage area. Dumb waiter from garage to lobby. New roof. The association fee includes: gas, water, swear access to club house with an in-ground pool, tennis/pickleball courts, lawn care, snow removal, and trash services. Pet friendly, Quiet, resort-like community with rolling hills on lush 12 acre. check out low real estate tax. Located in the award winning Bloomfield schools District with easy access to I-75 & downtown Birmingham, shopping, restaurants & easy access to major freeways. .

5. 2026-02-24
   price $205,000
6. 2026-02-23
   listed $205 Active 1385-char remark

   Show marketing remark (1385 chars)

   Deal of the day, Land contract option available (30% down 5% interest pay within 3 years) Discover your dream home in this beautiful , updated spacious upper-level condo in sought-after Fabulous four Seasons, complex. , Freshly painted & new carpet, 3 Bedrooms, 2 full bath, formal dining room laundry inside, Sprawling Ranch style Condo with LOADS of space! Upper ranch style condo. A sliding glass door leads to a private covered balcony with a peaceful wooded view. Specious Living Room with and large separate Dining Room. Updated eat in Kitchen with all appliances & recessed lighting. Primary Suite with 4 closets and private Bathroom. Two more spacious Bedrooms with good size closets. Full Size Washer & Dryer in unit with extra storage and cabinets, closet, etc. You'll have underground heated garage parking with 2 assigned spaces, and a large private storage area. Dumb waiter from garage to lobby. New roof. The association fee includes: gas, water, swear access to club house with an in-ground pool, tennis/pickleball courts, lawn care, snow removal, and trash services. Pet friendly, Quiet, resort-like community with rolling hills on lush 12 acre. check out low real estate tax. Located in the award winning Bloomfield schools District with easy access to I-75 & downtown Birmingham, shopping, restaurants & easy access to major freeways. .

7. 2026-02-23
   listed $205 Active

   Show marketing remark (1385 chars)

   Deal of the day, Land contract option available (30% down 5% interest pay within 3 years) Discover your dream home in this beautiful , updated spacious upper-level condo in sought-after Fabulous four Seasons, complex. , Freshly painted & new carpet, 3 Bedrooms, 2 full bath, formal dining room laundry inside, Sprawling Ranch style Condo with LOADS of space! Upper ranch style condo. A sliding glass door leads to a private covered balcony with a peaceful wooded view. Specious Living Room with and large separate Dining Room. Updated eat in Kitchen with all appliances & recessed lighting. Primary Suite with 4 closets and private Bathroom. Two more spacious Bedrooms with good size closets. Full Size Washer & Dryer in unit with extra storage and cabinets, closet, etc. You'll have underground heated garage parking with 2 assigned spaces, and a large private storage area. Dumb waiter from garage to lobby. New roof. The association fee includes: gas, water, swear access to club house with an in-ground pool, tennis/pickleball courts, lawn care, snow removal, and trash services. Pet friendly, Quiet, resort-like community with rolling hills on lush 12 acre. check out low real estate tax. Located in the award winning Bloomfield schools District with easy access to I-75 & downtown Birmingham, shopping, restaurants & easy access to major freeways. .

8. 2026-01-31
   price $2,100
9. 2026-01-01
   historical
10. 2026-01-01
    historical
11. 2025-11-23
    price $199,900
12. 2025-11-22
    price $199,900
13. 2025-10-23
    price $215,000
14. 2025-10-23
    price $215,000
15. 2025-10-16
    price $220,000
16. 2025-10-15
    price $220,000
17. 2025-09-19
    listed $229,000 Active
18. 2025-09-19
    listed $229,000 Active
19. 2025-09-18
    historical
20. 2025-09-03
    listed $2,200
21. 2024-06-10
    soldstatus $180,000
22. 2024-05-28
    status Pending
23. 2024-05-23
    soldstatus $180,000 Sold
24. 2024-05-23
    soldstatus $180,000 Closed
25. 2024-05-03
    historical Accepting Backup Offers
26. 2024-05-03
    historical Accepting Backup Offers
27. 2024-04-20
    listed $199,000 Active
28. 2024-04-20
    listed $199,000 Active
29. 2000-02-07
    soldstatus $152,000

ⓘ 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: $5,515 · $460/mo
• Projected year-2 tax: $5,515 · $460/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 ≥98°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: $38,415
• − Mortgage interest: −$11,483
• − Property taxes: −$5,515
• − Insurance: −$1,025
• − Repairs & maintenance: −$3,073
• − Management: −$3,073
• − HOA: −$8,160
• − Depreciation: −$5,964
• Taxable income: $122
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,718/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: Bloomfield Hills Schools
• NCES district ID: 2606090
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $117,848
• Composite: 65.41/100
• National rank: #481
• State rank: #5 of 540 in MI

Livability — Bloomfield Hills

• Score: 72/100
• State rank: #263
• US rank: #6482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 34,892
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,387
• Household income: $143,204
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 85.0

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 (79%)
• Race & ethnicity: White 79% Asian 10% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% 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: ▼ -195.96%
• Current HPI: 160.6477
• 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

-98.6% since first listed

29 events — show timeline

• 2026-05-17 Rental Removed $2,100 REALSOURCE
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — REALCOMP
• 2026-02-25 Price Changed $205,000 MiRealSource-MiMLS
• 2026-02-24 Price Changed $205,000 REALCOMP
• 2026-02-23 Listed $205 REALCOMP
• 2026-02-23 Listed $205 MiRealSource-MiMLS
• 2026-01-31 Price Changed $2,100 REALSOURCE
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-11-23 Price Changed $199,900 MiRealSource-MiMLS
• 2025-11-22 Price Changed $199,900 REALCOMP
• 2025-10-23 Price Changed $215,000 MiRealSource-MiMLS
• 2025-10-23 Price Changed $215,000 REALCOMP
• 2025-10-16 Price Changed $220,000 MiRealSource-MiMLS
• 2025-10-15 Price Changed $220,000 REALCOMP
• 2025-09-19 Listed $229,000 MiRealSource-MiMLS
• 2025-09-19 Listed $229,000 REALCOMP
• 2025-09-18 Coming Soon — MiRealSource-MiMLS
• 2025-09-03 Listed for Rent $2,200 REALSOURCE
• 2024-06-10 Sold (Public Records) $180,000 Public Records
• 2024-05-28 Pending — REALCOMP
• 2024-05-23 Sold (MLS) $180,000 MiRealSource-MiMLS
• 2024-05-23 Sold (MLS) $180,000 REALCOMP
• 2024-05-03 Contingent — MiRealSource-MiMLS
• 2024-05-03 Contingent — REALCOMP
• 2024-04-20 Listed $199,000 MiRealSource-MiMLS
• 2024-04-20 Listed $199,000 REALCOMP
• 2000-02-07 Sold (Public Records) $152,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $5,515 · +256.6% YoY. Source: county tax records.