7309 Creek View Cir · West Bloomfield, MI 48322

$289,000

3 bd · 2.5 ba · 3,285 sqft · Condo public records · 10 Days on market

Built 1974 $572/mo HOA · 19% 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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy Carefree living in this Immaculately-Kept and Nicely-Updated Condo with over 3000 Square Feet of finished Living Space in the sought-after Pebble Creek gated community. You will love the Natural Light provided by the Southern Exposure Door Walls in the Living Room, Library/Den/Office and Primary Bedroom AND the East-facing Breakfast Nook Doorwall that opens to the Private Courtyard. The remodeled kitchen showcases Shaker-style Cabinets, Granite Countertops and Backsplash, New Stainless Steel Appliances AND features a Gas Cooktop and Hood that is Vented to the Outside. Both Full Baths and the Powder Room have also been tastefully remodeled. The spacious lower level recreation/family room with Daylight Window offers an invitingly bright and welcoming space with an endless array of possibilities. Even the partially finished Exercise Room is bright and welcoming functional space. Outdoors, enjoy both a private courtyard with a well-maintained paver patio and a rear patio overlooking exceptional green space. Residents also enjoy access to the association pool during the summer months. For Peace of Mind, This unit comes with a My Choice Home Warranty that is Pre-Paid Through 2/22/2029. Most all of the Furnishing are Negotiable. Don't miss out on this Opportunity - Schedule your private showing today.

Key facts

• $572 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $-71 ($-848/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (4.3% below list).
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $277k (4.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• West Bloomfield School District (suburban): math 42% / reading 55% proficiency, ranked #83 of 540 in MI (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• This rent runs 32% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y ago 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 $118k; list at $289k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,516 (4.3% 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 1974 — 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. 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: 1.05% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.26×
• Total profit: $-59,861
• Equity at exit: $43,091

10-year hold

• IRR: -29.6%
• Equity multiple: -0.12×
• Total profit: $-90,822
• Equity at exit: $24,987

Cash invested: $80,920 (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 48322

• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,023 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$120
• HOA: −$572
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-71

Break-even live

Break-even rent $3,113

Max offer price $276,516

Occupancy floor 97%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6322 Aspen Ridge Blvd West Bloomfield, MI	2.0	2.5	2391	$3,500	$1.46	1d	1	1.07mi
6628 Heather Heath West Bloomfield, MI	4.0	2.5	2604	$3,000	$1.15	10d	1	1.19mi
29095 Oak Point Dr Farmington Hills, MI	4.0	3.5	3140	$3,000	$0.96	10d	1	1.44mi

HOA detail condo

• Monthly dues: $572 · $6,864/yr
• Likely covers: gaspoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-26
   status Pending 1321-char remark

   Show marketing remark (1321 chars)

   Enjoy Carefree living in this Immaculately-Kept and Nicely-Updated Condo with over 3000 Square Feet of finished Living Space in the sought-after Pebble Creek gated community. You will love the Natural Light provided by the Southern Exposure Door Walls in the Living Room, Library/Den/Office and Primary Bedroom AND the East-facing Breakfast Nook Doorwall that opens to the Private Courtyard. The remodeled kitchen showcases Shaker-style Cabinets, Granite Countertops and Backsplash, New Stainless Steel Appliances AND features a Gas Cooktop and Hood that is Vented to the Outside. Both Full Baths and the Powder Room have also been tastefully remodeled. The spacious lower level recreation/family room with Daylight Window offers an invitingly bright and welcoming space with an endless array of possibilities. Even the partially finished Exercise Room is bright and welcoming functional space. Outdoors, enjoy both a private courtyard with a well-maintained paver patio and a rear patio overlooking exceptional green space. Residents also enjoy access to the association pool during the summer months. For Peace of Mind, This unit comes with a My Choice Home Warranty that is Pre-Paid Through 2/22/2029. Most all of the Furnishing are Negotiable. Don't miss out on this Opportunity - Schedule your private showing today.

2. 2026-04-26
   status Pending

   Show marketing remark (1321 chars)

   Enjoy Carefree living in this Immaculately-Kept and Nicely-Updated Condo with over 3000 Square Feet of finished Living Space in the sought-after Pebble Creek gated community. You will love the Natural Light provided by the Southern Exposure Door Walls in the Living Room, Library/Den/Office and Primary Bedroom AND the East-facing Breakfast Nook Doorwall that opens to the Private Courtyard. The remodeled kitchen showcases Shaker-style Cabinets, Granite Countertops and Backsplash, New Stainless Steel Appliances AND features a Gas Cooktop and Hood that is Vented to the Outside. Both Full Baths and the Powder Room have also been tastefully remodeled. The spacious lower level recreation/family room with Daylight Window offers an invitingly bright and welcoming space with an endless array of possibilities. Even the partially finished Exercise Room is bright and welcoming functional space. Outdoors, enjoy both a private courtyard with a well-maintained paver patio and a rear patio overlooking exceptional green space. Residents also enjoy access to the association pool during the summer months. For Peace of Mind, This unit comes with a My Choice Home Warranty that is Pre-Paid Through 2/22/2029. Most all of the Furnishing are Negotiable. Don't miss out on this Opportunity - Schedule your private showing today.

3. 2026-04-17
   listed $289,000 Active 1321-char remark

   Show marketing remark (1321 chars)

   Enjoy Carefree living in this Immaculately-Kept and Nicely-Updated Condo with over 3000 Square Feet of finished Living Space in the sought-after Pebble Creek gated community. You will love the Natural Light provided by the Southern Exposure Door Walls in the Living Room, Library/Den/Office and Primary Bedroom AND the East-facing Breakfast Nook Doorwall that opens to the Private Courtyard. The remodeled kitchen showcases Shaker-style Cabinets, Granite Countertops and Backsplash, New Stainless Steel Appliances AND features a Gas Cooktop and Hood that is Vented to the Outside. Both Full Baths and the Powder Room have also been tastefully remodeled. The spacious lower level recreation/family room with Daylight Window offers an invitingly bright and welcoming space with an endless array of possibilities. Even the partially finished Exercise Room is bright and welcoming functional space. Outdoors, enjoy both a private courtyard with a well-maintained paver patio and a rear patio overlooking exceptional green space. Residents also enjoy access to the association pool during the summer months. For Peace of Mind, This unit comes with a My Choice Home Warranty that is Pre-Paid Through 2/22/2029. Most all of the Furnishing are Negotiable. Don't miss out on this Opportunity - Schedule your private showing today.

4. 2026-04-17
   listed $289,000 Active

   Show marketing remark (1321 chars)

   Enjoy Carefree living in this Immaculately-Kept and Nicely-Updated Condo with over 3000 Square Feet of finished Living Space in the sought-after Pebble Creek gated community. You will love the Natural Light provided by the Southern Exposure Door Walls in the Living Room, Library/Den/Office and Primary Bedroom AND the East-facing Breakfast Nook Doorwall that opens to the Private Courtyard. The remodeled kitchen showcases Shaker-style Cabinets, Granite Countertops and Backsplash, New Stainless Steel Appliances AND features a Gas Cooktop and Hood that is Vented to the Outside. Both Full Baths and the Powder Room have also been tastefully remodeled. The spacious lower level recreation/family room with Daylight Window offers an invitingly bright and welcoming space with an endless array of possibilities. Even the partially finished Exercise Room is bright and welcoming functional space. Outdoors, enjoy both a private courtyard with a well-maintained paver patio and a rear patio overlooking exceptional green space. Residents also enjoy access to the association pool during the summer months. For Peace of Mind, This unit comes with a My Choice Home Warranty that is Pre-Paid Through 2/22/2029. Most all of the Furnishing are Negotiable. Don't miss out on this Opportunity - Schedule your private showing today.

5. 2026-04-15
   historical $289,000 1321-char remark

   Show marketing remark (1321 chars)

   Enjoy Carefree living in this Immaculately-Kept and Nicely-Updated Condo with over 3000 Square Feet of finished Living Space in the sought-after Pebble Creek gated community. You will love the Natural Light provided by the Southern Exposure Door Walls in the Living Room, Library/Den/Office and Primary Bedroom AND the East-facing Breakfast Nook Doorwall that opens to the Private Courtyard. The remodeled kitchen showcases Shaker-style Cabinets, Granite Countertops and Backsplash, New Stainless Steel Appliances AND features a Gas Cooktop and Hood that is Vented to the Outside. Both Full Baths and the Powder Room have also been tastefully remodeled. The spacious lower level recreation/family room with Daylight Window offers an invitingly bright and welcoming space with an endless array of possibilities. Even the partially finished Exercise Room is bright and welcoming functional space. Outdoors, enjoy both a private courtyard with a well-maintained paver patio and a rear patio overlooking exceptional green space. Residents also enjoy access to the association pool during the summer months. For Peace of Mind, This unit comes with a My Choice Home Warranty that is Pre-Paid Through 2/22/2029. Most all of the Furnishing are Negotiable. Don't miss out on this Opportunity - Schedule your private showing today.

6. 2009-11-03
   soldstatus $118,000
7. 2009-10-23
   soldstatus $118,000 330-char remark

   Show marketing remark (330 chars)

   WELL CARED FOR CONDO IN PEBBLECREEK SUB WITH 3 BR, 2.5 BATHS. KIT HAS 2 OVENS, FORMAL DINING RM, MASTER BEDROOM HAS WALK IN CLOSET & BATH, LL HAS OFFICE OR 4TH BDRM, CONVENIENT 1ST FLR LDY, 4 DOORWALLS, NEW FURNACE, C/A, 1 LAYER SHINGES. DECK & PATIO OFF OF DEN. READY TO BE MOVED INTO PLUS ENJOY THE POOL THIS SUMMER!

8. 2009-08-29
   listed $132,000 330-char remark

   Show marketing remark (330 chars)

   WELL CARED FOR CONDO IN PEBBLECREEK SUB WITH 3 BR, 2.5 BATHS. KIT HAS 2 OVENS, FORMAL DINING RM, MASTER BEDROOM HAS WALK IN CLOSET & BATH, LL HAS OFFICE OR 4TH BDRM, CONVENIENT 1ST FLR LDY, 4 DOORWALLS, NEW FURNACE, C/A, 1 LAYER SHINGES. DECK & PATIO OFF OF DEN. READY TO BE MOVED INTO PLUS ENJOY THE POOL THIS SUMMER!

9. 2009-08-29
   historical

   Show marketing remark (330 chars)

   WELL CARED FOR CONDO IN PEBBLECREEK SUB WITH 3 BR, 2.5 BATHS. KIT HAS 2 OVENS, FORMAL DINING RM, MASTER BEDROOM HAS WALK IN CLOSET & BATH, LL HAS OFFICE OR 4TH BDRM, CONVENIENT 1ST FLR LDY, 4 DOORWALLS, NEW FURNACE, C/A, 1 LAYER SHINGES. DECK & PATIO OFF OF DEN. READY TO BE MOVED INTO PLUS ENJOY THE POOL THIS SUMMER!

10. 2009-07-01
    listed $139,000
11. 2007-10-11
    historical
12. 2007-10-10
    listed $239,000

ⓘ 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: $3,012 · $251/mo
• Projected year-2 tax: $3,731 · $311/mo
• Expected delta: +$720/yr (+$60/mo · 23.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $36,277
• − Mortgage interest: −$16,188
• − Property taxes: −$3,012
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,902
• − Management: −$2,902
• − HOA: −$6,864
• − Depreciation: −$8,407
• Taxable loss: −$5,443
• Est. tax savings @ 24.0%: +$1,306
• After-tax cash flow: $458/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: West Bloomfield School District
• NCES district ID: 2635820
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $89,668
• Composite: 45.28/100
• National rank: #2653
• State rank: #83 of 540 in MI

Livability — West Bloomfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 49,983
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,885
• Household income: $113,865
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 911.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Asian 10% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Arab 9% Romanian 5% Scotch-Irish 4%
• Foreign-born: 25% · Canada, China
• Languages at home: 71% English-only · Arabic 8% Other Indo-European 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: ▼ -220.52%
• Current HPI: 149.0523
• Rent YoY: ▼ -0.43%
• 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

+20.9% since first listed

12 events — show timeline

• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-26 Pending — REALCOMP
• 2026-04-17 Listed $289,000 MiRealSource-MiMLS
• 2026-04-17 Listed $289,000 REALCOMP
• 2026-04-15 Coming Soon $289,000 MiRealSource-MiMLS
• 2009-11-03 Sold (Public Records) $118,000 Public Records
• 2009-10-23 Sold (MLS) $118,000 REALCOMP
• 2009-08-29 Listing Removed — REALCOMP
• 2009-08-29 Listed $132,000 REALCOMP
• 2009-07-01 Listed $139,000 REALCOMP
• 2007-10-11 Listing Removed — REALCOMP
• 2007-10-10 Listed $239,000 REALCOMP

Property tax history

+1.3%/yr

Latest (2025): $3,012 · +2.4% YoY. Source: county tax records.