25104 Hamilton Ct #4 · South Lyon, MI 48178

$125,000

2 bd · 2.0 ba · 1,700 sqft · Condo · 85 Days on market

Built 1984 Good condition $74/sqft · 9% below area Est $137k · 9% under $475/mo HOA · 25% 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 +21.5/30.0
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +6.9/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to live in Colonial Acres ! 55+ Community Is exacty what you are looking for IMMEDIATE OCCUPANCY!! PRIVATE ENTRY GATED COURTYARD. Open Floor Plan Living Room Offers Pond View and Cathedral Ceilings. Kitchen with skylight all appliances stay. 2 Bedrooms on Main Level. Master Bedroom & 2nd Bedroom with Washer Dryer Hook Ups For First Floor Laundry. NEWER WINDOWS! Gorgeous Sun Room with Walk Out Slider to Private Backyard. Finished Basement w/ Family Room, 3rd Bedroom and Full Bath. Water Softner stays, Water Filter System, Cedar Closet. Priced to accommodate your updates. Clubhouse with Heated In ground pool. Walk to Senior center, Downtown, Walking and Bike Trails. Close to Shopping. HOA includes Lawn Maintenance, Water, Trash, Roof, Furnace, Hot Water Heater, Snow Removal 2 Assigned Parking spots. Don't Miss Out!!!! Great Price!!!!

Key facts

• Open floor plan
• Washer dryer hook up
• Newer windows

Tags

• OPEN FLOOR PLAN
• KITCHEN WITH SKYLIGHT
• LIVING ROOM CATHEDRAL CEILING
• DOORWALL TO 3 SEASON ROOM
• WASHER DRYER HOOK UP
• NEWER WINDOWS

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.6% in South Lyon — 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 83/100 on livability (#46 in MI, #953 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 350 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 18% of the median local income ($132k/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

• It's been on market 85 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 25% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 5.4

CMA / ARV

• ARV (median comp): $137,392
• List price: $125,000
• Delta: -9.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-12,211
• Equity at exit: $18,638

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $730
• 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 48178

• Active inventory: 350
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$475
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $121

Break-even live

Break-even rent $1,779

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $207	-5% $164	+0% $121	+5% $77	+10% $34
Rent	-10% $-32	-5% $44	+0% $121	+5% $197	+10% $273
Rate	-1.0pp $184	-0.5pp $152	base $121	+0.5pp $88	+1.0pp $55

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
671 E Crest Ln South Lyon, MI	3.0	1.5	1589	$2,250	$1.42	18d	1	0.25mi
663 Jamie Vis South Lyon, MI	3.0	2.5	1560	$2,749	$1.76	0d	1	0.31mi
425 Donovan St South Lyon, MI	2.0–3.0	1.0	1027	$1,500	$1.46	0d	1	0.64mi
113 W Liberty St Unit 1 South Lyon, MI	3.0	1.0	1050	$1,700	$1.62	19d	1	0.79mi
200 Brookwood Dr South Lyon, MI	2.0	2.0	1193	$1,672	$1.40	4d	3	1.10mi
249 Brookwood Dr #2 South Lyon, MI	2.0	1.0	1079	$1,475	$1.37	45d	1	1.20mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: watertrashsnow removalpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-21
   days on market $125,000 Active 85 DOM
2. 2026-06-18
   days on market $125,000 Active 82 DOM
3. 2026-06-17
   days on market $125,000 Active 81 DOM
4. 2026-06-16
   days on market $125,000 Active 80 DOM
5. 2026-06-15
   price $125,000 Active 79 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   days on market $129,900 Active 79 DOM
8. 2026-06-13
   days on market $129,900 Active 77 DOM
9. 2026-06-13
   days on market $129,900 Active 76 DOM
10. 2026-06-09
    days on market $129,900 Active 73 DOM
11. 2026-06-08
    days on market $129,900 Active 72 DOM
12. 2026-06-07
    days on market $129,900 Active 71 DOM
13. 2026-06-04
    days on market $129,900 Active 68 DOM
14. 2026-06-03
    days on market $129,900 Active 67 DOM
15. 2026-06-02
    days on market $129,900 Active 66 DOM
16. 2026-06-01
    days on market $129,900 Active 65 DOM
17. 2026-05-31
    days on market $129,900 Active 64 DOM
18. 2026-03-28
    listed $129,900 Active 868-char remark

    Show marketing remark (867 chars)

    Great Opportunity to live in Colonial Acres ! 55+ Community Is exacty what you are looking for IMMEDIATE OCCUPANCY!! PRIVATE ENTRY GATED COURTYARD. Open Floor Plan Living Room Offers Pond View and Cathedral Ceilings. Kitchen with skylight all appliances stay. 2 Bedrooms on Main Level. Master Bedroom & 2nd Bedroom with Washer Dryer Hook Ups For First Floor Laundry. NEWER WINDOWS! Gorgeous Sun Room with Walk Out Slider to Private Backyard. Finished Basement w/ Family Room, 3rd Bedroom and Full Bath. Water Softner stays, Water Filter System, Cedar Closet. Priced to accommodate your updates. Clubhouse with Heated In ground pool. Walk to Senior center, Downtown, Walking and Bike Trails. Close to Shopping. HOA includes Lawn Maintenance, Water, Trash, Roof, Furnace, Hot Water Heater, Snow Removal 2 Assigned Parking spots. Don't Miss Out!!!! Great Price!!!!

19. 2026-03-28
    listed $129,900 Active 867-char remark

    Show marketing remark (867 chars)

    Great Opportunity to live in Colonial Acres ! 55+ Community Is exacty what you are looking for IMMEDIATE OCCUPANCY!! PRIVATE ENTRY GATED COURTYARD. Open Floor Plan Living Room Offers Pond View and Cathedral Ceilings. Kitchen with skylight all appliances stay. 2 Bedrooms on Main Level. Master Bedroom & 2nd Bedroom with Washer Dryer Hook Ups For First Floor Laundry. NEWER WINDOWS! Gorgeous Sun Room with Walk Out Slider to Private Backyard. Finished Basement w/ Family Room, 3rd Bedroom and Full Bath. Water Softner stays, Water Filter System, Cedar Closet. Priced to accommodate your updates. Clubhouse with Heated In ground pool. Walk to Senior center, Downtown, Walking and Bike Trails. Close to Shopping. HOA includes Lawn Maintenance, Water, Trash, Roof, Furnace, Hot Water Heater, Snow Removal 2 Assigned Parking spots. Don't Miss Out!!!! Great Price!!!!

20. 2026-03-26
    historical
21. 2026-03-25
    status Active
22. 2026-03-25
    status Active
23. 2026-03-14
    historical Accepting Backup Offers
24. 2026-03-14
    historical Active Under Contract
25. 2026-02-11
    price $129,000
26. 2026-02-10
    price $129,000
27. 2025-11-25
    status Active
28. 2025-11-25
    status Active
29. 2025-11-25
    status Active
30. 2025-10-30
    historical
31. 2025-10-30
    historical
32. 2025-09-26
    status Active
33. 2025-09-26
    historical Active Under Contract
34. 2025-09-12
    price $139,900
35. 2025-09-11
    price $139,900
36. 2025-07-20
    listed $149,900 Active
37. 2025-07-20
    listed $149,900 Active
38. 2025-07-13
    historical
39. 1999-06-04
    soldstatus $89,800
40. 1999-03-02
    listed $93,500

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,179
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − HOA: −$5,700
• − Depreciation: −$3,636
• Taxable loss: −$166
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $1,487/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 · 1 photo

Good 75/100 Cosmetic rehab

This condo is in good condition with cosmetic updates needed to enhance curb appeal and interior aesthetics, making it a great opportunity for a move-in-ready home.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Modernizes spaces and improves aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modernizes spaces and improves aesthetics ↑

ⓘ 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: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — South Lyon

• Score: 83/100
• State rank: #46
• US rank: #953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lyon, MI
• County: Oakland County · 1,009,092 people
• City population: 37,789
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 37,789
• Household income: $131,558
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 141.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, South Korea, China
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 1% Chinese 1%

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: ▼ -251.96%
• Current HPI: 197.5122
• 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

+38.9% since first listed

23 events — show timeline

• 2026-03-28 Listed $129,900 REALCOMP
• 2026-03-28 Listed $129,900 MiRealSource-MiMLS
• 2026-03-26 Listing Removed — MiRealSource-MiMLS
• 2026-03-25 Relisted — MiRealSource-MiMLS
• 2026-03-25 Relisted — REALCOMP
• 2026-03-14 Contingent — MiRealSource-MiMLS
• 2026-03-14 Contingent — REALCOMP
• 2026-02-11 Price Changed $129,000 MiRealSource-MiMLS
• 2026-02-10 Price Changed $129,000 REALCOMP
• 2025-11-25 Relisted — REALCOMP
• 2025-11-25 Relisted — MiRealSource-MiMLS
• 2025-11-25 Relisted — REALCOMP
• 2025-10-30 Listing Removed — REALCOMP
• 2025-10-30 Listing Removed — MiRealSource-MiMLS
• 2025-09-26 Relisted — REALCOMP
• 2025-09-26 Contingent — REALCOMP
• 2025-09-12 Price Changed $139,900 MiRealSource-MiMLS
• 2025-09-11 Price Changed $139,900 REALCOMP
• 2025-07-20 Listed $149,900 MiRealSource-MiMLS
• 2025-07-20 Listed $149,900 REALCOMP
• 2025-07-13 Coming Soon — MiRealSource-MiMLS
• 1999-06-04 Sold (MLS) $89,800 REALCOMP
• 1999-03-02 Listed $93,500 REALCOMP