41272 Lehigh Ct · Northville, MI 48167

$220,000

3 bd · 1.5 ba · 1,368 sqft · Condo public records · 145 Days on market

Built 1971 $531/mo HOA · 26% 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).

• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Cash flow +6.5/30.0
• Livability +4.4/5.0
• 1% rule +4.2/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

Key facts

• Private clubhouse
• $531 HOA
• Built 1971

Tags

• PRIVATE CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (8.5% below list).
• Recommended offer: $154k (29.8% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 1.8% in Northville — 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 88/100 on livability (#13 in MI, #205 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F.
• Northville Public Schools (suburban): math 68% / reading 75% proficiency, ranked #4 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Silver Springs Elementary School (math 62% / reading 62%, grade B, #160 of 1,397 statewide, top 13%, 354 students, 19% FRL); Meads Mill Middle School (math 65% / reading 74%, grade A, #28 of 493 statewide, top 6%, 671 students, 9% FRL); Northville High School (math 68% / reading 86%, grade A-, #11 of 713 statewide, top 2%, 2,499 students, 7% FRL).
• Market conditions: Rents rising (+4.0%/yr); 222 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $154,419 (29.8% 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 145 days. Have you received any prior offers? Is the seller open to a 30% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 0.92% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.23%
• DSCR: 0.68
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -27.2%
• Equity multiple: 0.07×
• Total profit: $-57,008
• Equity at exit: $32,803

10-year hold

• IRR: -20.6%
• Equity multiple: -0.15×
• Total profit: $-70,557
• Equity at exit: $19,022

Cash invested: $61,600 (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 48167

• Rents YoY: 4.0%
• Active inventory: 222
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$92
• HOA: −$531
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-371

Break-even live

Break-even rent $2,484

Max offer price $154,419

Occupancy floor —

Sensitivity live

Price	-10% $-247	-5% $-309	+0% $-371	+5% $-434	+10% $-496
Rent	-10% $-530	-5% $-451	+0% $-371	+5% $-292	+10% $-212
Rate	-1.0pp $-260	-0.5pp $-315	base $-371	+0.5pp $-428	+1.0pp $-486

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42480 Corlina Dr Northville, MI	2.0	2.5	1800	$2,400	$1.33	45d	1	0.32mi
19200 W Harbour Village Dr Northville, MI	2.0	2.0	1222	$1,874	$1.53	13d	10	0.32mi
42824 Swan Lake Dr Northville, MI	1.0–2.0	1.0–2.0	1062	$1,699	$1.60	6d	15	0.37mi
19675 Ironwood Ct Northville, MI	2.0	1.5	1208	$2,000	$1.66	6d	1	0.38mi
19439 Northridge Dr Northville, MI	2.0	1.0–2.0	880	$1,484	$1.69	45d	4	0.44mi
19130 Northridge Dr Northville, MI	2.0	2.0	976	$1,750	$1.79	7d	1	0.47mi
19112 Northridge Dr Northville, MI	2.0	2.0	1179	$1,950	$1.65	45d	1	0.47mi
43001 Northville Place Dr Northville, MI	1.0–2.0	1.0–2.0	988	$2,101	$2.13	0d	49	0.51mi
18800 Innsbrook Dr Northville, MI	1.0–3.0	1.0–2.0	1061	$1,975	$1.86	1d	4	0.52mi
19154 Northridge Dr Northville, MI	2.0	2.0	1004	$1,950	$1.94	45d	1	0.53mi
20828 W Glen Haven Cir Northville, MI	3.0	2.5	1863	$2,000	$1.07	3d	1	0.69mi
20969 Woodland Glen Dr Northville, MI	1.0–2.0	1.0–2.0	947	$1,639	$1.73	5d	12	0.74mi
410 E Main St Northville, MI	2.0	1.0	1100	$2,000	$1.82	26d	1	0.80mi
695 River Park Village Blvd Northville, MI	2.0	1.5	1251	$2,180	$1.74	0d	1	0.85mi
150 Maincentre Northville, MI	1.0–2.0	1.0–2.0	900	$2,524	$2.80	0d	5	1.04mi
646 East St Northville, MI	2.0	2.5	1147	$2,850	$2.48	45d	1	1.26mi

HOA detail condo

• Monthly dues: $531 · $6,372/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-05-06
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

2. 2026-05-06
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

3. 2026-03-31
   price $220,000 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

4. 2026-03-30
   price $220,000 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

5. 2026-01-23
   price $234,000 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

6. 2026-01-22
   price $234,000 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

7. 2025-12-12
   listed $239,000 Active 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

8. 2025-12-12
   listed $239,000 Active 169-char remark

   Show marketing remark (169 chars)

   Charming 3-bed, 1.5-bath home in Northville! Enjoy a pool, private clubhouse, and proximity to shopping and dining. Your perfect blend of comfort and convenience awaits!

9. 2022-10-25
   soldstatus $199,900
10. 2022-10-24
    status Pending
11. 2022-10-21
    soldstatus $199,900 Sold
12. 2022-10-21
    soldstatus $199,900 Closed
13. 2022-10-01
    historical
14. 2022-09-22
    historical Accepting Backup Offers
15. 2022-09-22
    historical Accepting Backup Offers
16. 2022-09-08
    price $199,900
17. 2022-09-08
    price $199,900
18. 2022-08-22
    listed $215,000 Active
19. 2022-08-22
    listed $215,000 Active
20. 2018-07-11
    soldstatus $103,000
21. 2018-06-20
    soldstatus $103,000 Sold
22. 2018-06-20
    soldstatus $103,000 Closed
23. 2018-04-03
    listed $99,000
24. 2018-04-03
    historical
25. 2018-04-03
    historical
26. 2018-04-03
    listed $99,000
27. 2006-03-07
    soldstatus $148,000

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,808 · $234/mo
• Expected delta: +$580/yr (+$48/mo · 26.0%)

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

Taxation est. · year 1

• Rental income: $24,164
• − Mortgage interest: −$12,323
• − Property taxes: −$2,228
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$6,372
• − Depreciation: −$6,400
• Taxable loss: −$8,126
• Est. tax savings @ 24.0%: +$1,950
• After-tax cash flow: $-2,505/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: Northville Public Schools
• NCES district ID: 2625980
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $108,824
• Composite: 66.21/100
• National rank: #431
• State rank: #4 of 540 in MI

Livability — Northville

• Score: 88/100
• State rank: #13
• US rank: #205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 24,713
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,713
• Household income: $124,630
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 441.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 10% Two or more races 5% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Other Asian/Pacific 3% Chinese 2%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.65%
• Current HPI: 176.171
• Rent YoY: ▲ 3.97%
• 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

+48.6% since first listed

27 events — show timeline

• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-03-31 Price Changed $220,000 MiRealSource-MiMLS
• 2026-03-30 Price Changed $220,000 REALCOMP
• 2026-01-23 Price Changed $234,000 MiRealSource-MiMLS
• 2026-01-22 Price Changed $234,000 REALCOMP
• 2025-12-12 Listed $239,000 REALCOMP
• 2025-12-12 Listed $239,000 MiRealSource-MiMLS
• 2022-10-25 Sold (Public Records) $199,900 Public Records
• 2022-10-24 Pending — REALCOMP
• 2022-10-21 Sold (MLS) $199,900 MiRealSource-MiMLS
• 2022-10-21 Sold (MLS) $199,900 REALCOMP
• 2022-10-01 Listing Removed — MiRealSource-MiMLS
• 2022-09-22 Contingent — MiRealSource-MiMLS
• 2022-09-22 Contingent — REALCOMP
• 2022-09-08 Price Changed $199,900 MiRealSource-MiMLS
• 2022-09-08 Price Changed $199,900 REALCOMP
• 2022-08-22 Listed $215,000 MiRealSource-MiMLS
• 2022-08-22 Listed $215,000 REALCOMP
• 2018-07-11 Sold (Public Records) $103,000 Public Records
• 2018-06-20 Sold (MLS) $103,000 MiRealSource-MiMLS
• 2018-06-20 Sold (MLS) $103,000 REALCOMP
• 2018-04-03 Listed $99,000 MiRealSource-MiMLS
• 2018-04-03 Listing Removed — MiRealSource-MiMLS
• 2018-04-03 Listing Removed — REALCOMP
• 2018-04-03 Listed $99,000 REALCOMP
• 2006-03-07 Sold (Public Records) $148,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,228 · -38.3% YoY. Source: county tax records.