689 E Fox Hills Dr #65 · Pontiac, MI 48304

$159,900

2 bd · 2.0 ba · 909 sqft · Condo · 33 Days on market

Built 1969 Good condition $327/mo HOA · 19% of rent ↓ 5% since listing

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +5.9/10.0
• Condition / age +4.0/5.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the sought-after Bloomfield Club section of Fox Hills and situated within the Bloomfield Hills School District. Freshly painted interior enhances this beautifully updated first-floor condo, ideally located just steps from the pool and clubhouse. Enjoy peaceful courtyard views, a designated carport, and ample guest parking. The kitchen boasts modern cabinetry and granite countertops, while a newer furnace, A/C, and water heater ensure year-round comfort and efficiency. Added conveniences include in-unit laundry and a private basement storage area. Easy access to I-75, shopping, and dining. ATTENTION INVESTORS! Also, for lease $1525.00/Monthly MLS# 20261011284.

Key facts

• Modern cabinetry
• Courtyard views
• Ample guest parking

Tags

• BLOOMFIELD CLUB SECTION
• COURTYARD VIEWS
• DESIGNATED CARPORT
• AMPLE GUEST PARKING
• MODERN CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Pets allowed (contact for details); Subdivision: BLOOMFIELD CLUB OCCPN 314; Directions: North of Square Lake Road, east off Opdyke on Fox Hills Drive; Cross streets: Square Lake and Opdyke
• HOA & community: Homeowners association with monthly fee of $327; HOA covers grounds maintenance, sewer, snow removal, and trash

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); One level; Ground-level entry; Brick and wood siding construction
• Construction: Asphalt roof
• Exterior features: Community outdoor in-ground pool; Clubhouse; Sidewalks; Cul-de-sac lot; Paved road

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Disposal; Range hood; Unfinished basement
• Laundry & utility: Washer; Washer/dryer stacked; Dryer; In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-51 ($-618/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $152k (4.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#499 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, crime F, amenities 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.
• Zoned schools: Eastover Elementary School (math 82% / reading 77%, grade A, #21 of 1,397 statewide, top 2%, 456 students, 16% FRL); East Hills Middle School (math 62% / reading 70%, grade A-, #35 of 493 statewide, top 7%, 571 students, 16% FRL); Bloomfield Hills High School (math 59% / reading 82%, grade B+, #32 of 713 statewide, top 4%, 1,598 students, 14% FRL).
• Market conditions: 134 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 15% of the median local income ($143k/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 $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 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.

Recommended offer $152,454 (4.7% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 7.6

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-28,961
• Equity at exit: $23,842

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-28,515
• Equity at exit: $13,825

Cash invested: $44,772 (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: 134
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$327
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-51

Break-even live

Break-even rent $1,813

Max offer price $152,454

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $4	+0% $-51	+5% $-107	+10% $-162
Rent	-10% $-190	-5% $-120	+0% $-51	+5% $18	+10% $87
Rate	-1.0pp $29	-0.5pp $-11	base $-51	+0.5pp $-93	+1.0pp $-135

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
E Fox Hills Dr Bloomfield Twp, MI	2.0	2.0	1055	$1,300	$1.23	19d	1	0.11mi
433 Fox Hills Dr S #5 Bloomfield Hills, MI	2.0	2.0	1089	$1,700	$1.56	15d	1	0.27mi
444 N Fox Hills Dr #3 Bloomfield Twp, MI	2.0	2.0	1089	$1,598	$1.47	26d	1	0.30mi
444 N Fox Hills Dr #7 Bloomfield Twp, MI	2.0	2.0	1089	$1,550	$1.42	26d	1	0.30mi
806 Bloomfield Village Blvd Unit K Auburn Hills, MI	2.0	1.0	881	$1,500	$1.70	46d	1	1.02mi
2862 Tall Oaks Ct Auburn Hills, MI	2.0	2.0	987	$1,512	$1.53	0d	6	1.07mi
3161 Bloomfield Ln Auburn Hills, MI	1.0–2.0	1.0–1.5	937	$1,499	$1.60	1d	22	1.10mi
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.5–2.0	1032	$1,700	$1.65	14d	2	1.28mi
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.0–2.0	1032	$1,625	$1.57	26d	3	1.28mi
2081 Oaknoll St Auburn Hills, MI	2.0	2.0	860	$1,600	$1.86	46d	1	1.31mi

HOA detail condo

• Monthly dues: $327 · $3,924/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-02
   statusdays on market $159,900 Pending 33 DOM
2. 2026-06-01
   days on market $159,900 Active 32 DOM
3. 2026-05-31
   days on market $159,900 Active 31 DOM
4. 2026-04-30
   historical

   Show marketing remark (678 chars)

   Located in the sought-after Bloomfield Club section of Fox Hills and situated within the Bloomfield Hills School District. Freshly painted interior enhances this beautifully updated first-floor condo, ideally located just steps from the pool and clubhouse. Enjoy peaceful courtyard views, a designated carport, and ample guest parking. The kitchen boasts modern cabinetry and granite countertops, while a newer furnace, A/C, and water heater ensure year-round comfort and efficiency. Added conveniences include in-unit laundry and a private basement storage area. Easy access to I-75, shopping, and dining. ATTENTION INVESTORS! Also, for lease $1525.00/Monthly MLS# 20261011284.

5. 2026-04-30
   listed $159,900 Active 678-char remark

   Show marketing remark (678 chars)

   Located in the sought-after Bloomfield Club section of Fox Hills and situated within the Bloomfield Hills School District. Freshly painted interior enhances this beautifully updated first-floor condo, ideally located just steps from the pool and clubhouse. Enjoy peaceful courtyard views, a designated carport, and ample guest parking. The kitchen boasts modern cabinetry and granite countertops, while a newer furnace, A/C, and water heater ensure year-round comfort and efficiency. Added conveniences include in-unit laundry and a private basement storage area. Easy access to I-75, shopping, and dining. ATTENTION INVESTORS! Also, for lease $1525.00/Monthly MLS# 20261011284.

6. 2026-04-30
   historical

   Show marketing remark (678 chars)

   Located in the sought-after Bloomfield Club section of Fox Hills and situated within the Bloomfield Hills School District. Freshly painted interior enhances this beautifully updated first-floor condo, ideally located just steps from the pool and clubhouse. Enjoy peaceful courtyard views, a designated carport, and ample guest parking. The kitchen boasts modern cabinetry and granite countertops, while a newer furnace, A/C, and water heater ensure year-round comfort and efficiency. Added conveniences include in-unit laundry and a private basement storage area. Easy access to I-75, shopping, and dining. ATTENTION INVESTORS! Also, for lease $1525.00/Monthly MLS# 20261011284.

7. 2026-04-30
   listed $159,900 Active

   Show marketing remark (678 chars)

   Located in the sought-after Bloomfield Club section of Fox Hills and situated within the Bloomfield Hills School District. Freshly painted interior enhances this beautifully updated first-floor condo, ideally located just steps from the pool and clubhouse. Enjoy peaceful courtyard views, a designated carport, and ample guest parking. The kitchen boasts modern cabinetry and granite countertops, while a newer furnace, A/C, and water heater ensure year-round comfort and efficiency. Added conveniences include in-unit laundry and a private basement storage area. Easy access to I-75, shopping, and dining. ATTENTION INVESTORS! Also, for lease $1525.00/Monthly MLS# 20261011284.

8. 2026-02-24
   listed $1,525
9. 2025-12-12
   listed $164,900 Active
10. 2025-12-12
    listed $164,900 Active
11. 2025-12-12
    historical
12. 2025-12-12
    historical
13. 2025-11-13
    listed $164,900 Active
14. 2025-11-13
    listed $164,900 Active
15. 2025-11-13
    historical
16. 2025-11-13
    historical
17. 2025-10-28
    price $164,900
18. 2025-10-28
    price $164,900
19. 2025-10-07
    listed $169,000 Active
20. 2025-10-07
    listed $169,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,971
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − HOA: −$3,924
• − Depreciation: −$4,652
• Taxable loss: −$3,115
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $130/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, freshly painted first-floor condo in a sought-after location offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both update flooring — Modernize living spaces and improve rental appeal
• Both update kitchen appliances — Modernize kitchen and improve resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both update flooring — Modernize living spaces and improve rental appeal ↑
• Both update kitchen appliances — Modernize kitchen and improve resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Pontiac

• Score: 64/100
• State rank: #499
• US rank: #14703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 44,593
• 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

-5.4% since first listed

17 events — show timeline

• 2026-04-30 Listed $159,900 REALCOMP
• 2026-04-30 Listing Removed — REALCOMP
• 2026-04-30 Listed $159,900 MiRealSource-MiMLS
• 2026-04-30 Listing Removed — MiRealSource-MiMLS
• 2026-02-24 Listed for Rent $1,525 REALSOURCE
• 2025-12-12 Listing Removed — REALCOMP
• 2025-12-12 Listing Removed — MiRealSource-MiMLS
• 2025-12-12 Listed $164,900 REALCOMP
• 2025-12-12 Listed $164,900 MiRealSource-MiMLS
• 2025-11-13 Listed $164,900 REALCOMP
• 2025-11-13 Listing Removed — MiRealSource-MiMLS
• 2025-11-13 Listing Removed — REALCOMP
• 2025-11-13 Listed $164,900 MiRealSource-MiMLS
• 2025-10-28 Price Changed $164,900 MiRealSource-MiMLS
• 2025-10-28 Price Changed $164,900 REALCOMP
• 2025-10-07 Listed $169,000 MiRealSource-MiMLS
• 2025-10-07 Listed $169,000 REALCOMP