30795 Shiawassee Rd #7 · Farmington, MI 48336

$125,000

2 bd · 2.0 ba · 1,020 sqft · Condo public records · 31 Days on market

Built 1971 $414/mo HOA · 28% 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 +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• Schools +4.6/10.0
• Livability +4.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, spacious, and move-in ready upper-level condo located within the highly desirable Farmington School District! This well-maintained 2-bedroom, 2 full bath unit features fresh paint and updated flooring throughout, offering a bright and inviting atmosphere. The functional floor plan includes a large living area with access to a covered private balcony, perfect for relaxing or entertaining. The oversized primary suite offers dual closets and a private full bath, while the second bedroom and additional full bath provide flexibility for guests, a home office, or everyday living. Additional storage space and convenient common basement laundry add to the home's practicality. Enjoy beautifully maintained grounds, a clubhouse, and an in-ground pool, all ideally situated near parks, shopping, dining, Downtown Farmington, and the Costick Center. HOA dues include water, gas, trash, snow removal, and grounds maintenance, making this an excellent opportunity for low-maintenance living in a prime location at a great value!

Key facts

• $414 HOA
• Community pool
• Built 1971

Property features AI

Finance

• Other: Pets allowed — contact association for details
• HOA & community: Has homeowners association; Monthly association fee of $414; Association fee covers gas, water, trash, snow removal, and grounds maintenance; Community amenities include pool and maintained grounds

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); One level; Ground-level entry with steps; Brick construction
• Construction: Brick exterior
• Exterior features: Covered terrace/patio; Exterior lighting; Paved road access; Community pool; Sidewalks

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher; Range hood; Disposal
• Bedrooms: 5 total rooms (includes bedrooms and living areas); Basement present (unfinished)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Range hood; Gas water heater
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (18.5% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $102k (18.5% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.6% in Farmington — 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 92/100 on livability (#3 in MI, #40 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• 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.
• Market conditions: Rents rising fast (+10.8%/yr); 157 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• It's been on market 31 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $64k; list at $125k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $101,930 (18.5% 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 31 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.18% ✓
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.41×
• Total profit: $-20,519
• Equity at exit: $18,638

10-year hold

• IRR: 2.4%
• Equity multiple: 1.23×
• Total profit: $7,941
• 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 48336

• Rents YoY: 10.8%
• Active inventory: 157
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$52
• HOA: −$414
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-131

Break-even live

Break-even rent $1,635

Max offer price $101,930

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-95	+0% $-131	+5% $-166	+10% $-201
Rent	-10% $-247	-5% $-189	+0% $-131	+5% $-73	+10% $-14
Rate	-1.0pp $-68	-0.5pp $-99	base $-131	+0.5pp $-163	+1.0pp $-196

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23085 Floral St Farmington, MI	2.0	1.0	950	$1,495	$1.57	12d	1	0.17mi
23237 Tulane Ave Farmington Hills, MI	3.0	1.5	1104	$2,000	$1.81	12d	1	0.69mi
23210 Middlebelt Rd Unit 205 Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	12d	1	0.78mi
23210 Middlebelt Rd Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	13d	1	0.78mi
23210 Middlebelt Rd Unit 108 Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	6d	1	0.78mi
23210 Middlebelt Rd Unit 206 Farmington Hills, MI	1.0	1.0	750	$1,195	$1.59	45d	1	0.78mi
23812 Middlebelt Rd Farmington Hills, MI	1.0	1.0	750	$1,110	$1.48	45d	1	0.90mi
23611 Bicking Ct Farmington, MI	3.0	1.0	1117	$2,100	$1.88	45d	1	0.90mi
33203 N Manor Dr Farmington, MI	1.0–2.0	1.0	855	$1,459	$1.71	0d	13	1.26mi
33354 Kingslane Ct Unit 11 Farmington, MI	1.0	1.0	1000	$1,000	$1.00	16d	1	1.26mi
31200 Morlock St Livonia, MI	1.0–2.0	1.0	900	$1,505	$1.67	0d	12	1.41mi

HOA detail condo

• Monthly dues: $414 · $4,968/yr
• Likely covers: watertrashgaslandscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 31 DOM
2. 2026-06-18
   days on market $125,000 Active 28 DOM
3. 2026-06-17
   days on market $125,000 Active 27 DOM
4. 2026-06-16
   days on market $125,000 Active 26 DOM
5. 2026-06-15
   days on market $125,000 Active 25 DOM
6. 2026-06-13
   days on market $125,000 Active 23 DOM
7. 2026-06-13
   days on market $125,000 Active 22 DOM
8. 2026-06-09
   days on market $125,000 Active 19 DOM
9. 2026-06-08
   days on market $125,000 Active 18 DOM
10. 2026-06-07
    days on market $125,000 Active 17 DOM
11. 2026-06-04
    days on market $125,000 Active 14 DOM
12. 2026-06-02
    days on market $125,000 Active 12 DOM
13. 2026-06-01
    days on market $125,000 Active 11 DOM
14. 2026-05-31
    days on market $125,000 Active 10 DOM
15. 2026-05-22
    listed $125,000 Active 1030-char remark

    Show marketing remark (1030 chars)

    Clean, spacious, and move-in ready upper-level condo located within the highly desirable Farmington School District! This well-maintained 2-bedroom, 2 full bath unit features fresh paint and updated flooring throughout, offering a bright and inviting atmosphere. The functional floor plan includes a large living area with access to a covered private balcony, perfect for relaxing or entertaining. The oversized primary suite offers dual closets and a private full bath, while the second bedroom and additional full bath provide flexibility for guests, a home office, or everyday living. Additional storage space and convenient common basement laundry add to the home's practicality. Enjoy beautifully maintained grounds, a clubhouse, and an in-ground pool, all ideally situated near parks, shopping, dining, Downtown Farmington, and the Costick Center. HOA dues include water, gas, trash, snow removal, and grounds maintenance, making this an excellent opportunity for low-maintenance living in a prime location at a great value!

16. 2026-05-22
    listed $125,000 Active

    Show marketing remark (1030 chars)

    Clean, spacious, and move-in ready upper-level condo located within the highly desirable Farmington School District! This well-maintained 2-bedroom, 2 full bath unit features fresh paint and updated flooring throughout, offering a bright and inviting atmosphere. The functional floor plan includes a large living area with access to a covered private balcony, perfect for relaxing or entertaining. The oversized primary suite offers dual closets and a private full bath, while the second bedroom and additional full bath provide flexibility for guests, a home office, or everyday living. Additional storage space and convenient common basement laundry add to the home's practicality. Enjoy beautifully maintained grounds, a clubhouse, and an in-ground pool, all ideally situated near parks, shopping, dining, Downtown Farmington, and the Costick Center. HOA dues include water, gas, trash, snow removal, and grounds maintenance, making this an excellent opportunity for low-maintenance living in a prime location at a great value!

17. 2026-05-21
    historical $125,000 1030-char remark

    Show marketing remark (1030 chars)

    Clean, spacious, and move-in ready upper-level condo located within the highly desirable Farmington School District! This well-maintained 2-bedroom, 2 full bath unit features fresh paint and updated flooring throughout, offering a bright and inviting atmosphere. The functional floor plan includes a large living area with access to a covered private balcony, perfect for relaxing or entertaining. The oversized primary suite offers dual closets and a private full bath, while the second bedroom and additional full bath provide flexibility for guests, a home office, or everyday living. Additional storage space and convenient common basement laundry add to the home's practicality. Enjoy beautifully maintained grounds, a clubhouse, and an in-ground pool, all ideally situated near parks, shopping, dining, Downtown Farmington, and the Costick Center. HOA dues include water, gas, trash, snow removal, and grounds maintenance, making this an excellent opportunity for low-maintenance living in a prime location at a great value!

18. 2016-12-22
    soldstatus $64,000
19. 1973-07-01
    soldstatus $26,400

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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 3/10 Moderate 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: $17,641
• − Mortgage interest: −$7,002
• − Property taxes: −$2,044
• − Insurance: −$625
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − HOA: −$4,968
• − Depreciation: −$3,636
• Taxable loss: −$3,457
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $-737/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

• Score: 92/100
• State rank: #3
• US rank: #40

Category grades

Amenities A+ Commute A+ Cost of living A+ 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: Farmington, MI
• County: Oakland County · 1,009,092 people
• City population: 25,077
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,432
• Household income: $88,938
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 733.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 7% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 5% Arabic 2% Spanish 2%

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: ▼ -273.86%
• Current HPI: 177.4299
• Rent YoY: ▲ 10.83%
• 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

+373.5% since first listed

5 events — show timeline

• 2026-05-22 Listed $125,000 MiRealSource-MiMLS
• 2026-05-22 Listed $125,000 REALCOMP
• 2026-05-21 Coming Soon $125,000 MiRealSource-MiMLS
• 2016-12-22 Sold (Public Records) $64,000 Public Records
• 1973-07-01 Sold (Public Records) $26,400 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,044 · +2.8% YoY. Source: county tax records.