28050 Stuart Ave · Southfield, MI 48076

$170,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 42 Days on market

Built 1957 8,276 sqft lot $164/sqft · 26% below area Est $228k · 26% under

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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 +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +4.9/10.0
• 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 28050 Stuart, a charming 3-bedroom, 1-bath brick ranch nestled in a peaceful Southfield neighborhood. This inviting one story home features a spacious, light-filled living area and an expansive backyard garden perfect for entertaining, relaxing, or enjoying family gatherings. A roof update completed in 2019 adds value & peace of mind for the next owner. Enjoy the convenience of being just minutes the Catalpa Oaks County Park, in progress of major renovations--offering updated amenities, walking trails, playgrounds, and beautiful green space. You'll also appreciate the close proximity to Simms Park, Anne Lathrup Park, and nearby municipal parks and recreation areas that add to the neighborhood's appeal. Its tranquil setting, outdoor space, and convenient access to local schools, shopping, dining, and major commuter routes make it a wonderful opportunity to enjoy comfortable living in a desirable location.

Key facts

• 8,276 sq ft lot
• Pool
• Built 1957

Property features AI

Finance

• Other: Subdivision: BONNIE ACRESNO 1; Lot dimensions approximately 60 x 140 (0.19 acres)

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick exterior; Facing direction not specified
• Construction: Built with brick construction; Asphalt roof; Slab foundation; Above-grade finished area approximately 1,036 square feet
• Exterior features: Deck; Fenced yard; Above-ground pool; Shed(s); Level lot; Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Dryer; Washer; Free-standing gas oven; Free-standing refrigerator; Laundry room; Total of 5 rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $77 ($921/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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; 26 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 $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 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 7.7

CMA / ARV

• ARV (median comp): $228,423
• List price: $170,000
• Delta: -25.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28464 Stuart Ave	0.20mi	3/1.0	1,036 (0%)	4mo	$210,000	$203	87
28426 Sutherland St	0.25mi	3/1.0	1,036 (0%)	4mo	$169,000	$163	84
28249 Red Leaf Ln	0.11mi	3/1.5	1,100 (+6%)	8mo	$236,000	$215	76
28110 Marshall St	0.48mi	3/1.0	1,056 (+2%)	2mo	$181,000	$171	72
28091 Everett St	0.34mi	3/1.0	997 (-4%)	8mo	$230,000	$231	71
28055 Aberdeen St	0.22mi	3/1.0	1,144 (+10%)	2mo	$235,000	$205	71
28578 Marshall St	0.57mi	3/1.5	1,056 (+2%)	2mo	$207,500	$196	66
3012 Greenfield Rd	0.63mi	3/1.0	1,065 (+3%)	0mo	$245,000	$230	65
28060 Aberdeen St	0.25mi	3/1.0	1,144 (+10%)	7mo	$170,000	$149	65
2690 Ellwood Ave	0.65mi	3/1.0	998 (-4%)	2mo	$175,000	$175	62
16940 W 11 Mile Rd	0.51mi	2/1.5 (-1)	1,080 (+4%)	2mo	$116,000	$107	60
28589 Brentwood St	0.59mi	4/1.0 (+1)	1,000 (-4%)	8mo	$199,900	$200	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.60×
• Total profit: $-19,065
• Equity at exit: $25,348

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $4,976
• Equity at exit: $14,698

Cash invested: $47,600 (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 48076

• Rents YoY: 4.8%
• Active inventory: 93
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$891
• Tax from tax record: −$405 /mo · $4,865/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $77

Break-even live

Break-even rent $1,731

Max offer price $170,000

Occupancy floor 91%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28051 Stuart Ave Southfield, MI	3.0	1.5	1441	$2,000	$1.39	16d	1	0.03mi
28291 Pierce St Southfield, MI	2.0	1.0	1332	$1,580	$1.19	24d	1	0.14mi
28124 Brentwood St Southfield, MI	3.0	1.0	1056	$1,800	$1.70	24d	1	0.53mi
17440 W Eleven Mile Rd Lathrup Village, MI	2.0	2.5	1264	$1,949	$1.54	5d	1	0.54mi
27435 Greenfield Rd Southfield, MI	2.0	2.0	1200	$1,399	$1.17	5d	1	0.61mi
15833 W Eleven Mile Rd Southfield, MI	1.0–2.0	1.0	905	$1,424	$1.57	2d	6	0.76mi
18248 W 12 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	902	$2,254	$2.50	1d	1	0.76mi
3644 Greenfield Rd Unit 3664 Greenfield Berkley, MI	2.0	1.5	950	$1,700	$1.79	18d	1	0.84mi
29890 Everett St Southfield, MI	3.0	1.5	1100	$2,200	$2.00	43d	1	1.02mi
3185 Buckingham Ave Berkley, MI	3.0	1.0	1091	$1,895	$1.74	24d	1	1.09mi
30256 Southfield Rd Southfield, MI	3.0	2.0	1238	$1,675	$1.35	24d	1	1.13mi
30256 Southfield Rd Southfield, MI	3.0	2.0	1227	$1,662	$1.35	5d	2	1.13mi
30276 Southfield Rd Unit 215 Southfield, MI	2.0	2.0	956	$1,399	$1.46	20d	1	1.16mi
30268 Southfield Rd #230 Southfield, MI	2.0	2.0	956	$1,450	$1.52	43d	1	1.21mi
18333 South Dr Southfield, MI	1.0–2.0	1.0–2.0	1044	$1,875	$1.80	2d	6	1.22mi
3936 Royal Ave Berkley, MI	3.0	2.0	900	$2,000	$2.22	43d	1	1.27mi
19500 W 11 Mile Rd Lathrup Village, MI	2.0	2.0	1393	$1,520	$1.09	12d	1	1.29mi
15075 Lincoln St Oak Park, MI	2.0	1.0–2.0	746	$1,240	$1.66	3d	1	1.36mi
14801 Lincoln St Oak Park, MI	2.0	1.0–1.5	990	$1,240	$1.25	3d	1	1.40mi
25500 Greenfield Rd Oak Park, MI	2.0	1.0	637	$1,310	$2.05	2d	12	1.43mi
18335 W 13 Mile Rd Southfield, MI	2.0	2.0	825	$1,858	$2.25	2d	9	1.47mi
25225 Greenfield Rd Southfield, MI	1.0–2.0	1.0	705	$1,133	$1.61	43d	6	1.48mi
25600 Briar Dr Oak Park, MI	2.0–3.0	1.5	1235	$1,935	$1.57	24d	7	1.49mi
2639 Oxford Rd Berkley, MI	2.0	1.0	1010	$2,495	$2.47	1d	1	1.49mi
2575 Catalpa Dr Unit 2575-06 Berkley, MI	2.0	2.0	1100	$1,695	$1.54	24d	1	1.50mi
2575 Catalpa Dr Unit 2575-16 Berkley, MI	2.0	1.0	1100	$1,495	$1.36	24d	1	1.50mi

Listing history 45 events

1. 2026-06-18
   status $170,000 Pending 42 DOM
2. 2026-06-17
   days on market $170,000 Active Under Contract 42 DOM

   Show marketing remark (934 chars)

   Welcome to 28050 Stuart, a charming 3-bedroom, 1-bath brick ranch nestled in a peaceful Southfield neighborhood. This inviting one story home features a spacious, light-filled living area and an expansive backyard garden perfect for entertaining, relaxing, or enjoying family gatherings. A roof update completed in 2019 adds value & peace of mind for the next owner. Enjoy the convenience of being just minutes the Catalpa Oaks County Park, in progress of major renovations--offering updated amenities, walking trails, playgrounds, and beautiful green space. You'll also appreciate the close proximity to Simms Park, Anne Lathrup Park, and nearby municipal parks and recreation areas that add to the neighborhood's appeal. Its tranquil setting, outdoor space, and convenient access to local schools, shopping, dining, and major commuter routes make it a wonderful opportunity to enjoy comfortable living in a desirable location.

3. 2026-06-16
   days on market $170,000 Active Under Contract 41 DOM
4. 2026-06-15
   days on market $170,000 Active Under Contract 40 DOM
5. 2026-06-13
   days on market $170,000 Active Under Contract 38 DOM
6. 2026-06-13
   days on market $170,000 Active Under Contract 37 DOM
7. 2026-06-09
   days on market $170,000 Active Under Contract 34 DOM
8. 2026-06-08
   days on market $170,000 Active Under Contract 33 DOM
9. 2026-06-07
   statusdays on market $170,000 Active Under Contract 32 DOM
10. 2026-06-04
    days on market $170,000 Active 29 DOM
11. 2026-06-03
    days on market $170,000 Active 28 DOM
12. 2026-06-02
    days on market $170,000 Active 27 DOM

    Show marketing remark (934 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom, 1-bath brick ranch nestled in a peaceful Southfield neighborhood. This inviting one story home features a spacious, light-filled living area and an expansive backyard garden perfect for entertaining, relaxing, or enjoying family gatherings. A roof update completed in 2019 adds value & peace of mind for the next owner. Enjoy the convenience of being just minutes the Catalpa Oaks County Park, in progress of major renovations--offering updated amenities, walking trails, playgrounds, and beautiful green space. You'll also appreciate the close proximity to Simms Park, Anne Lathrup Park, and nearby municipal parks and recreation areas that add to the neighborhood's appeal. Its tranquil setting, outdoor space, and convenient access to local schools, shopping, dining, and major commuter routes make it a wonderful opportunity to enjoy comfortable living in a desirable location.

13. 2026-06-02
    price $170,000 Active 26 DOM

    Show marketing remark (934 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom, 1-bath brick ranch nestled in a peaceful Southfield neighborhood. This inviting one story home features a spacious, light-filled living area and an expansive backyard garden perfect for entertaining, relaxing, or enjoying family gatherings. A roof update completed in 2019 adds value & peace of mind for the next owner. Enjoy the convenience of being just minutes the Catalpa Oaks County Park, in progress of major renovations--offering updated amenities, walking trails, playgrounds, and beautiful green space. You'll also appreciate the close proximity to Simms Park, Anne Lathrup Park, and nearby municipal parks and recreation areas that add to the neighborhood's appeal. Its tranquil setting, outdoor space, and convenient access to local schools, shopping, dining, and major commuter routes make it a wonderful opportunity to enjoy comfortable living in a desirable location.

14. 2026-06-01
    days on market $175,000 Active 26 DOM
15. 2026-05-31
    days on market $175,000 Active 25 DOM
16. 2026-05-07
    listed $175,000 Active 934-char remark

    Show marketing remark (934 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom, 1-bath brick ranch nestled in a peaceful Southfield neighborhood. This inviting one story home features a spacious, light-filled living area and an expansive backyard garden perfect for entertaining, relaxing, or enjoying family gatherings. A roof update completed in 2019 adds value & peace of mind for the next owner. Enjoy the convenience of being just minutes the Catalpa Oaks County Park, in progress of major renovations--offering updated amenities, walking trails, playgrounds, and beautiful green space. You'll also appreciate the close proximity to Simms Park, Anne Lathrup Park, and nearby municipal parks and recreation areas that add to the neighborhood's appeal. Its tranquil setting, outdoor space, and convenient access to local schools, shopping, dining, and major commuter routes make it a wonderful opportunity to enjoy comfortable living in a desirable location.

17. 2026-05-07
    listed $175,000 Active 946-char remark

    Show marketing remark (934 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom, 1-bath brick ranch nestled in a peaceful Southfield neighborhood. This inviting one story home features a spacious, light-filled living area and an expansive backyard garden perfect for entertaining, relaxing, or enjoying family gatherings. A roof update completed in 2019 adds value & peace of mind for the next owner. Enjoy the convenience of being just minutes the Catalpa Oaks County Park, in progress of major renovations--offering updated amenities, walking trails, playgrounds, and beautiful green space. You'll also appreciate the close proximity to Simms Park, Anne Lathrup Park, and nearby municipal parks and recreation areas that add to the neighborhood's appeal. Its tranquil setting, outdoor space, and convenient access to local schools, shopping, dining, and major commuter routes make it a wonderful opportunity to enjoy comfortable living in a desirable location.

18. 2026-05-06
    historical $175,000 934-char remark

    Show marketing remark (934 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom, 1-bath brick ranch nestled in a peaceful Southfield neighborhood. This inviting one story home features a spacious, light-filled living area and an expansive backyard garden perfect for entertaining, relaxing, or enjoying family gatherings. A roof update completed in 2019 adds value & peace of mind for the next owner. Enjoy the convenience of being just minutes the Catalpa Oaks County Park, in progress of major renovations--offering updated amenities, walking trails, playgrounds, and beautiful green space. You'll also appreciate the close proximity to Simms Park, Anne Lathrup Park, and nearby municipal parks and recreation areas that add to the neighborhood's appeal. Its tranquil setting, outdoor space, and convenient access to local schools, shopping, dining, and major commuter routes make it a wonderful opportunity to enjoy comfortable living in a desirable location.

19. 2024-10-18
    soldstatus $175,000
20. 2024-10-10
    soldstatus $175,000 Sold

    Show marketing remark (489 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom brick ranch nestled in a serene Southfield neighborhood. This inviting home offers a spacious, light-filled living area and an expansive backyard ideal for gatherings, with a roof updated in 2019 ensuring peace of mind. Although it doesn’t have a garage, the tranquil setting and proximity to local schools, parks, and shopping enhance its appeal. For more information or to schedule a visit, please reach out to Realtor Andre Wadley Jr.

21. 2024-10-10
    soldstatus $175,000 Closed

    Show marketing remark (489 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom brick ranch nestled in a serene Southfield neighborhood. This inviting home offers a spacious, light-filled living area and an expansive backyard ideal for gatherings, with a roof updated in 2019 ensuring peace of mind. Although it doesn’t have a garage, the tranquil setting and proximity to local schools, parks, and shopping enhance its appeal. For more information or to schedule a visit, please reach out to Realtor Andre Wadley Jr.

22. 2024-09-23
    status Pending

    Show marketing remark (489 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom brick ranch nestled in a serene Southfield neighborhood. This inviting home offers a spacious, light-filled living area and an expansive backyard ideal for gatherings, with a roof updated in 2019 ensuring peace of mind. Although it doesn’t have a garage, the tranquil setting and proximity to local schools, parks, and shopping enhance its appeal. For more information or to schedule a visit, please reach out to Realtor Andre Wadley Jr.

23. 2024-09-23
    status Pending

    Show marketing remark (489 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom brick ranch nestled in a serene Southfield neighborhood. This inviting home offers a spacious, light-filled living area and an expansive backyard ideal for gatherings, with a roof updated in 2019 ensuring peace of mind. Although it doesn’t have a garage, the tranquil setting and proximity to local schools, parks, and shopping enhance its appeal. For more information or to schedule a visit, please reach out to Realtor Andre Wadley Jr.

24. 2024-09-11
    listed $189,000 Active

    Show marketing remark (489 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom brick ranch nestled in a serene Southfield neighborhood. This inviting home offers a spacious, light-filled living area and an expansive backyard ideal for gatherings, with a roof updated in 2019 ensuring peace of mind. Although it doesn’t have a garage, the tranquil setting and proximity to local schools, parks, and shopping enhance its appeal. For more information or to schedule a visit, please reach out to Realtor Andre Wadley Jr.

25. 2024-09-11
    listed $189,000 Active

    Show marketing remark (489 chars)

    Welcome to 28050 Stuart, a charming 3-bedroom brick ranch nestled in a serene Southfield neighborhood. This inviting home offers a spacious, light-filled living area and an expansive backyard ideal for gatherings, with a roof updated in 2019 ensuring peace of mind. Although it doesn’t have a garage, the tranquil setting and proximity to local schools, parks, and shopping enhance its appeal. For more information or to schedule a visit, please reach out to Realtor Andre Wadley Jr.

26. 2016-01-06
    soldstatus $68,500
27. 2016-01-06
    status Pending
28. 2015-12-17
    soldstatus $68,500 Sold
29. 2015-12-17
    soldstatus $68,500
30. 2015-11-20
    historical
31. 2015-11-16
    historical
32. 2015-10-20
    listed $72,900 Active
33. 2015-10-19
    listed $72,900
34. 2015-10-18
    listed $72,900
35. 2015-10-18
    historical
36. 2015-10-18
    historical
37. 2015-10-18
    listed $72,900
38. 2010-12-03
    soldstatus $16,500
39. 2010-12-03
    soldstatus $16,500
40. 2010-11-17
    historical
41. 2010-11-03
    listed $19,440
42. 2010-11-03
    listed $19,440
43. 2002-01-16
    soldstatus $60,000
44. 2002-01-16
    soldstatus $100,000
45. 1993-08-24
    soldstatus $60,000

ⓘ 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: $4,865 · $405/mo
• Projected year-2 tax: $4,865 · $405/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,943
• − Mortgage interest: −$9,523
• − Property taxes: −$4,865
• − Insurance: −$850
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,945
• Taxable loss: −$1,752
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $1,342/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

+183.3% since first listed

36 events — show timeline

• 2026-06-17 Pending — MiRealSource-MiMLS
• 2026-06-17 Pending — REALCOMP
• 2026-06-06 Contingent — MiRealSource-MiMLS
• 2026-06-06 Contingent — REALCOMP
• 2026-06-02 Price Changed $170,000 MiRealSource-MiMLS
• 2026-06-01 Price Changed $170,000 REALCOMP
• 2026-05-07 Listed $175,000 MiRealSource-MiMLS
• 2026-05-07 Listed $175,000 REALCOMP
• 2026-05-06 Coming Soon $175,000 MiRealSource-MiMLS
• 2024-10-18 Sold (Public Records) $175,000 Public Records
• 2024-10-10 Sold (MLS) $175,000 MiRealSource-MiMLS
• 2024-10-10 Sold (MLS) $175,000 REALCOMP
• 2024-09-23 Pending — MiRealSource-MiMLS
• 2024-09-23 Pending — REALCOMP
• 2024-09-11 Listed $189,000 MiRealSource-MiMLS
• 2024-09-11 Listed $189,000 REALCOMP
• 2016-01-06 Sold (Public Records) $68,500 Public Records
• 2016-01-06 Pending — REALCOMP
• 2015-12-17 Sold (MLS) $68,500 MiRealSource-MiMLS
• 2015-12-17 Sold (MLS) $68,500 REALCOMP
• 2015-11-20 Listing Removed — REALCOMP
• 2015-11-16 Listing Removed — MiRealSource-MiMLS
• 2015-10-20 Listed $72,900 REALCOMP
• 2015-10-19 Listed $72,900 MiRealSource-MiMLS
• 2015-10-18 Listing Removed — MiRealSource-MiMLS
• 2015-10-18 Listed $72,900 MiRealSource-MiMLS
• 2015-10-18 Listing Removed — REALCOMP
• 2015-10-18 Listed $72,900 REALCOMP
• 2010-12-03 Sold (MLS) $16,500 MiRealSource-MiMLS
• 2010-12-03 Sold (MLS) $16,500 REALCOMP
• 2010-11-17 Listing Removed — MiRealSource-MiMLS
• 2010-11-03 Listed $19,440 MiRealSource-MiMLS
• 2010-11-03 Listed $19,440 REALCOMP
• 2002-01-16 Sold (Public Records) $100,000 Public Records
• 2002-01-16 Sold (Public Records) $60,000 Public Records
• 1993-08-24 Sold (Public Records) $60,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $4,865 · +128.1% YoY. Source: county tax records.