30260 Southfield Rd. Rd #258 · Southfield, MI 48076

$105,000

1 bd · 1.0 ba · 752 sqft · Condo · 142 Days on market

Built 1966 $255/mo HOA · 18% 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 +19.2/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 30260 Southfield Rd Unit #258 – a well-maintained 1-bedroom, 1-bath condo in a highly desirable area of Southfield. Currently tenant-occupied at $1,250/month, this unit offers immediate income potential for savvy investors. Inside, you'll find a spacious layout with ample natural light, updated flooring, and a private balcony. The kitchen includes all major appliances, and the condo features generous storage and closet space throughout. Situated in a secure, professionally managed complex with easy access to shopping, dining, and major highways. Whether you're looking to grow your portfolio or secure a low-maintenance property with steady cash flow, this is an excellent addition to any investment strategy. Please do not disturb the tenant. Showings require advance notice.

Key facts

• $255 HOA
• Built 1966
• Listed 141 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $255; HOA covers internet, grounds maintenance, pest control, snow removal, and trash; Association-managed grounds maintenance

Exterior

• Parking: Parking lot (no garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: One-story; Brick construction
• Construction: Brick construction
• Exterior features: Paved road access; Ground-level entry with steps; Condominium property

Interior

• Bedrooms: 3 rooms total
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; Smoke detectors installed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.4% in Southfield — 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 (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 93 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $726 of loan paydown is wiped out by about $3k 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 142 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $699; list at $105k implies a 14921% gain — meaningful room to come down on a strong offer.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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 D-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. 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: 1.32% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.76×
• Total profit: $-7,067
• Equity at exit: $15,656

10-year hold

• IRR: 6.1%
• Equity multiple: 1.51×
• Total profit: $14,904
• Equity at exit: $9,078

Cash invested: $29,400 (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 48076

• Rents YoY: 4.8%
• Active inventory: 93
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$255
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $112

Break-even live

Break-even rent $1,241

Max offer price $105,000

Occupancy floor 87%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30268 Southfield Rd #230 Southfield, MI	2.0	2.0	956	$1,450	$1.52	44d	1	0.01mi
30276 Southfield Rd Unit 215 Southfield, MI	2.0	2.0	956	$1,399	$1.46	20d	1	0.05mi
18333 South Dr Southfield, MI	1.0–2.0	1.0–2.0	1044	$1,365	$1.31	2d	6	0.16mi
30300 Southfield Rd Southfield, MI	1.0	1.0	1100	$1,445	$1.31	3d	2	0.19mi
18335 W 13 Mile Rd Southfield, MI	2.0	2.0	825	$1,492	$1.81	2d	9	0.28mi
31065 Huntley Sq W Beverly Hills, MI	2.0–3.0	1.5–2.0	1375	$1,465	$1.07	2d	7	0.46mi
18248 W 12 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	902	$1,722	$1.91	2d	1	0.59mi
3214 Greenfield Rd Royal Oak, MI	1.0	1.0	800	$1,025	$1.28	24d	1	1.02mi
3210 Greenfield Rd Unit 3210-8 Royal Oak, MI	1.0	1.0	800	$1,025	$1.28	18d	1	1.03mi
3210 Greenfield Rd Unit 3214-8 Royal Oak, MI	1.0	1.0	800	$1,025	$1.28	24d	1	1.03mi
4314 Albert Ave Royal Oak, MI	1.0	1.0	650	$960	$1.48	24d	1	1.06mi
3644 Greenfield Rd Unit 3664 Greenfield Berkley, MI	2.0	1.5	950	$1,700	$1.79	18d	1	1.14mi
4312 13 Mile Rd Royal Oak, MI	1.0	1.0	800	$1,400	$1.75	24d	1	1.15mi
4312-4316 13 Mile and 3415 Fairmont Royal Oak, MI	1.0	1.0	525	$1,100	$2.10	5d	2	1.15mi
4302 W 13 Mile Rd Royal Oak, MI	1.0	1.0	600	$1,095	$1.82	24d	1	1.16mi
4120 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	775	$1,120	$1.45	2d	5	1.22mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	18d	1	1.35mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	20d	1	1.35mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,600	$2.21	24d	1	1.35mi
4000 W 13 Mile Rd Royal Oak, MI	2.0	1.0	780	$1,444	$1.85	2d	3	1.39mi

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $105,000 Active 142 DOM
2. 2026-06-17
   days on market $105,000 Active 141 DOM
3. 2026-06-16
   days on market $105,000 Active 140 DOM
4. 2026-06-15
   days on market $105,000 Active 139 DOM
5. 2026-06-13
   days on market $105,000 Active 137 DOM
6. 2026-06-13
   days on market $105,000 Active 136 DOM
7. 2026-06-09
   pricedays on market $105,000 Active 133 DOM
8. 2026-06-08
   days on market $110,000 Active 132 DOM
9. 2026-06-07
   days on market $110,000 Active 131 DOM
10. 2026-06-04
    days on market $110,000 Active 128 DOM
11. 2026-06-03
    days on market $110,000 Active 127 DOM
12. 2026-06-02
    days on market $110,000 Active 126 DOM
13. 2026-06-01
    days on market $110,000 Active 125 DOM
14. 2026-05-31
    days on market $110,000 Active 124 DOM
15. 2026-05-21
    price $110,000 812-char remark

    Show marketing remark (812 chars)

    Welcome to 30260 Southfield Rd Unit #258 – a well-maintained 1-bedroom, 1-bath condo in a highly desirable area of Southfield. Currently tenant-occupied at $1,250/month, this unit offers immediate income potential for savvy investors. Inside, you'll find a spacious layout with ample natural light, updated flooring, and a private balcony. The kitchen includes all major appliances, and the condo features generous storage and closet space throughout. Situated in a secure, professionally managed complex with easy access to shopping, dining, and major highways. Whether you're looking to grow your portfolio or secure a low-maintenance property with steady cash flow, this is an excellent addition to any investment strategy. Please do not disturb the tenant. Showings require advance notice.

16. 2026-05-21
    price $110,000

    Show marketing remark (812 chars)

    Welcome to 30260 Southfield Rd Unit #258 – a well-maintained 1-bedroom, 1-bath condo in a highly desirable area of Southfield. Currently tenant-occupied at $1,250/month, this unit offers immediate income potential for savvy investors. Inside, you'll find a spacious layout with ample natural light, updated flooring, and a private balcony. The kitchen includes all major appliances, and the condo features generous storage and closet space throughout. Situated in a secure, professionally managed complex with easy access to shopping, dining, and major highways. Whether you're looking to grow your portfolio or secure a low-maintenance property with steady cash flow, this is an excellent addition to any investment strategy. Please do not disturb the tenant. Showings require advance notice.

17. 2026-01-28
    listed $105,000 Active 812-char remark

    Show marketing remark (812 chars)

    Welcome to 30260 Southfield Rd Unit #258 – a well-maintained 1-bedroom, 1-bath condo in a highly desirable area of Southfield. Currently tenant-occupied at $1,250/month, this unit offers immediate income potential for savvy investors. Inside, you'll find a spacious layout with ample natural light, updated flooring, and a private balcony. The kitchen includes all major appliances, and the condo features generous storage and closet space throughout. Situated in a secure, professionally managed complex with easy access to shopping, dining, and major highways. Whether you're looking to grow your portfolio or secure a low-maintenance property with steady cash flow, this is an excellent addition to any investment strategy. Please do not disturb the tenant. Showings require advance notice.

18. 2026-01-28
    listed $105,000 Active

    Show marketing remark (812 chars)

    Welcome to 30260 Southfield Rd Unit #258 – a well-maintained 1-bedroom, 1-bath condo in a highly desirable area of Southfield. Currently tenant-occupied at $1,250/month, this unit offers immediate income potential for savvy investors. Inside, you'll find a spacious layout with ample natural light, updated flooring, and a private balcony. The kitchen includes all major appliances, and the condo features generous storage and closet space throughout. Situated in a secure, professionally managed complex with easy access to shopping, dining, and major highways. Whether you're looking to grow your portfolio or secure a low-maintenance property with steady cash flow, this is an excellent addition to any investment strategy. Please do not disturb the tenant. Showings require advance notice.

19. 2026-01-23
    historical $105,000 812-char remark

    Show marketing remark (812 chars)

    Welcome to 30260 Southfield Rd Unit #258 – a well-maintained 1-bedroom, 1-bath condo in a highly desirable area of Southfield. Currently tenant-occupied at $1,250/month, this unit offers immediate income potential for savvy investors. Inside, you'll find a spacious layout with ample natural light, updated flooring, and a private balcony. The kitchen includes all major appliances, and the condo features generous storage and closet space throughout. Situated in a secure, professionally managed complex with easy access to shopping, dining, and major highways. Whether you're looking to grow your portfolio or secure a low-maintenance property with steady cash flow, this is an excellent addition to any investment strategy. Please do not disturb the tenant. Showings require advance notice.

20. 2025-03-21
    historical $1,250
21. 2025-02-02
    listed $1,250
22. 2020-05-18
    historical
23. 2020-05-18
    historical
24. 2020-05-16
    historical Keep Showing-Contgcy Appl
25. 2020-05-16
    historical Contingent - Continue To Show
26. 2020-02-14
    listed $99,000 Active
27. 2020-02-14
    listed $99,000 Active
28. 2015-04-23
    soldstatus $699
29. 2015-04-20
    historical
30. 2015-02-23
    listed $699

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

Taxation est. · year 1

• Rental income: $16,604
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − HOA: −$3,060
• − Depreciation: −$3,055
• Taxable loss: −$149
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,385/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,405
• Household income: $90,058
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 607.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 3% Arabic 2% Russian/Polish/Slavic 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: ▼ -192.13%
• Current HPI: 229.2304
• Rent YoY: ▲ 4.84%
• 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

+11.1% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $110,000 MiRealSource-MiMLS
• 2026-05-21 Price Changed $110,000 REALCOMP
• 2026-01-28 Listed $105,000 MiRealSource-MiMLS
• 2026-01-28 Listed $105,000 REALCOMP
• 2026-01-23 Coming Soon $105,000 MiRealSource-MiMLS
• 2025-03-21 Rental Removed $1,250 Avail
• 2025-02-02 Listed for Rent $1,250 Avail
• 2020-05-18 Listing Removed — REALCOMP
• 2020-05-18 Listing Removed — MiRealSource-MiMLS
• 2020-05-16 Contingent — MiRealSource-MiMLS
• 2020-05-16 Contingent — REALCOMP
• 2020-02-14 Listed $99,000 MiRealSource-MiMLS
• 2020-02-14 Listed $99,000 REALCOMP
• 2015-04-23 Sold (MLS) $699 MiRealSource-MiMLS
• 2015-04-20 Listing Removed — MiRealSource-MiMLS
• 2015-02-23 Listed $699 MiRealSource-MiMLS