6693 Maple Lakes Dr #62 · Farmington Hills, MI 48322

$204,000

2 bd · 2.0 ba · 1,609 sqft · Condo · 19 Days on market

Built 1985 $395/mo HOA · 18% 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).

• Cash flow +10.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highly sought-after spacious Maple Place upper ranch condo with private entrance. Two bedrooms, two bathrooms, library/bonus room, balcony, basement, and attached one car garage with direct access. Conveniently located to shopping, restaurants, major freeways and minutes to Henry Ford Hospital. Walk to Drake Sports Park with tennis courts, pickleball courts and walking trails. Amenities included in HOA dues: community swimming pool, club house, tennis/sport court, ground maintenance, snow and trash removal, and covers roof, doors, and windows. Award winning Walled Lake School district. BATVAI. Buyer to verify all information. NOTE: THIS IS A RECEIVERSHIP SALE. This is not a short-sale. Additional Road Assessment. Property will be sold “As Is” – No representations/warranties of any kind implied or expressed.

Key facts

• Library bonus room
• Private entrance
• Club house

Tags

• PRIVATE ENTRANCE
• LIBRARY BONUS ROOM
• COMMUNITY SWIMMING POOL
• CLUB HOUSE
• TENNIS SPORT COURT
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $204k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $187k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.5% in Farmington Hills — 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 81/100 on livability (#64 in MI, #1,364 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: amenities D, health & safety F.
• Walled Lake Consolidated Schools (suburban): math 52% / reading 60% proficiency, ranked #58 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-0.4%/yr); 181 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $6k 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 19 days — a 2% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $115k; list at $204k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $187,348 (8.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.05% ✓
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.19×
• Total profit: $-46,379
• Equity at exit: $30,417

10-year hold

• IRR: -38.6%
• Equity multiple: -0.28×
• Total profit: $-72,931
• Equity at exit: $17,638

Cash invested: $57,120 (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 48322

• Rents YoY: -0.4%
• Active inventory: 181
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,070
• Tax est. 1.5%: −$255 /mo · $3,060/yr
• Insurance: −$85
• HOA: −$395
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-115

Break-even live

Break-even rent $2,285

Max offer price $187,348

Occupancy floor —

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6560 Ridgefield Cir #104 West Bloomfield, MI	2.0	2.0	1307	$2,000	$1.53	1d	1	0.17mi
5460 Bentley Rd West Bloomfield, MI	2.0	1.0–2.0	1102	$1,875	$1.70	1d	12	0.80mi
6350 Aldingbrooke Circle Rd N West Bloomfield, MI	1.0–3.0	1.0–3.0	1900	$2,644	$1.39	1d	24	0.87mi
5202 Richard Run West Bloomfield, MI	3.0	2.5	1650	$2,500	$1.52	16d	1	0.90mi
5611 Drake Hollow Dr W West Bloomfield, MI	2.0	2.5	1553	$2,295	$1.48	10d	1	1.03mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Likely covers: trashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2025-10-15
   status Pending 869-char remark

   Show marketing remark (869 chars)

   Highly sought-after spacious Maple Place upper ranch condo with private entrance. Two bedrooms, two bathrooms, library/bonus room, balcony, basement, and attached one car garage with direct access. Conveniently located to shopping, restaurants, major freeways and minutes to Henry Ford Hospital. Walk to Drake Sports Park with tennis courts, pickleball courts and walking trails. Amenities included in HOA dues: community swimming pool, club house, tennis/sport court, ground maintenance, snow and trash removal, and covers roof, doors, and windows. Award winning Walled Lake School district. BATVAI. Buyer to verify all information. NOTE: THIS IS A RECEIVERSHIP SALE. This is not a short-sale. Additional Road Assessment. Property will be sold “As Is” – No representations/warranties of any kind implied or expressed.

2. 2025-10-15
   status Pending

   Show marketing remark (869 chars)

   Highly sought-after spacious Maple Place upper ranch condo with private entrance. Two bedrooms, two bathrooms, library/bonus room, balcony, basement, and attached one car garage with direct access. Conveniently located to shopping, restaurants, major freeways and minutes to Henry Ford Hospital. Walk to Drake Sports Park with tennis courts, pickleball courts and walking trails. Amenities included in HOA dues: community swimming pool, club house, tennis/sport court, ground maintenance, snow and trash removal, and covers roof, doors, and windows. Award winning Walled Lake School district. BATVAI. Buyer to verify all information. NOTE: THIS IS A RECEIVERSHIP SALE. This is not a short-sale. Additional Road Assessment. Property will be sold “As Is” – No representations/warranties of any kind implied or expressed.

3. 2025-09-26
   listed $204,000 Active

   Show marketing remark (869 chars)

   Highly sought-after spacious Maple Place upper ranch condo with private entrance. Two bedrooms, two bathrooms, library/bonus room, balcony, basement, and attached one car garage with direct access. Conveniently located to shopping, restaurants, major freeways and minutes to Henry Ford Hospital. Walk to Drake Sports Park with tennis courts, pickleball courts and walking trails. Amenities included in HOA dues: community swimming pool, club house, tennis/sport court, ground maintenance, snow and trash removal, and covers roof, doors, and windows. Award winning Walled Lake School district. BATVAI. Buyer to verify all information. NOTE: THIS IS A RECEIVERSHIP SALE. This is not a short-sale. Additional Road Assessment. Property will be sold “As Is” – No representations/warranties of any kind implied or expressed.

4. 2025-09-26
   listed $204,000 Active 869-char remark

   Show marketing remark (869 chars)

   Highly sought-after spacious Maple Place upper ranch condo with private entrance. Two bedrooms, two bathrooms, library/bonus room, balcony, basement, and attached one car garage with direct access. Conveniently located to shopping, restaurants, major freeways and minutes to Henry Ford Hospital. Walk to Drake Sports Park with tennis courts, pickleball courts and walking trails. Amenities included in HOA dues: community swimming pool, club house, tennis/sport court, ground maintenance, snow and trash removal, and covers roof, doors, and windows. Award winning Walled Lake School district. BATVAI. Buyer to verify all information. NOTE: THIS IS A RECEIVERSHIP SALE. This is not a short-sale. Additional Road Assessment. Property will be sold “As Is” – No representations/warranties of any kind implied or expressed.

5. 2013-06-04
   soldstatus $115,000 192-char remark

   Show marketing remark (192 chars)

   GREAT UPPER UNIT SPACIOUS RANCH CONDO WITH 2 BEDROOMS 2 FULL BATHS AND LIBRARY. FULL BASEMENT CAR GARAGE. POOL CLUBHOUSE. YOU WON'T WANT TO MISS THIS ONE. SELLERS SAY MAKE US AN OFFER. BATVAM

6. 2013-06-04
   soldstatus $115,000

   Show marketing remark (192 chars)

   GREAT UPPER UNIT SPACIOUS RANCH CONDO WITH 2 BEDROOMS 2 FULL BATHS AND LIBRARY. FULL BASEMENT CAR GARAGE. POOL CLUBHOUSE. YOU WON'T WANT TO MISS THIS ONE. SELLERS SAY MAKE US AN OFFER. BATVAM

7. 2013-06-03
   historical 192-char remark

   Show marketing remark (192 chars)

   GREAT UPPER UNIT SPACIOUS RANCH CONDO WITH 2 BEDROOMS 2 FULL BATHS AND LIBRARY. FULL BASEMENT CAR GARAGE. POOL CLUBHOUSE. YOU WON'T WANT TO MISS THIS ONE. SELLERS SAY MAKE US AN OFFER. BATVAM

8. 2013-06-03
   historical

   Show marketing remark (192 chars)

   GREAT UPPER UNIT SPACIOUS RANCH CONDO WITH 2 BEDROOMS 2 FULL BATHS AND LIBRARY. FULL BASEMENT CAR GARAGE. POOL CLUBHOUSE. YOU WON'T WANT TO MISS THIS ONE. SELLERS SAY MAKE US AN OFFER. BATVAM

9. 2013-05-01
   listed $115,000 192-char remark

   Show marketing remark (192 chars)

   GREAT UPPER UNIT SPACIOUS RANCH CONDO WITH 2 BEDROOMS 2 FULL BATHS AND LIBRARY. FULL BASEMENT CAR GARAGE. POOL CLUBHOUSE. YOU WON'T WANT TO MISS THIS ONE. SELLERS SAY MAKE US AN OFFER. BATVAM

10. 2013-05-01
    listed $115,000

    Show marketing remark (192 chars)

    GREAT UPPER UNIT SPACIOUS RANCH CONDO WITH 2 BEDROOMS 2 FULL BATHS AND LIBRARY. FULL BASEMENT CAR GARAGE. POOL CLUBHOUSE. YOU WON'T WANT TO MISS THIS ONE. SELLERS SAY MAKE US AN OFFER. BATVAM

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,667
• − Mortgage interest: −$11,427
• − Property taxes: −$3,060
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$4,740
• − Depreciation: −$5,935
• Taxable loss: −$4,622
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $-272/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: Walled Lake Consolidated Schools
• NCES district ID: 2635160
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,184
• Composite: 49.57/100
• National rank: #1987
• State rank: #58 of 540 in MI

Livability — Farmington Hills

• Score: 81/100
• State rank: #64
• US rank: #1364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,885
• Household income: $113,865
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 911.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Asian 10% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Arab 9% Romanian 5% Scotch-Irish 4%
• Foreign-born: 25% · Canada, China
• Languages at home: 71% English-only · Arabic 8% Other Indo-European 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: ▼ -220.52%
• Current HPI: 149.0523
• Rent YoY: ▼ -0.43%
• 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

+77.4% since first listed

10 events — show timeline

• 2025-10-15 Pending — MiRealSource-MiMLS
• 2025-10-15 Pending — REALCOMP
• 2025-09-26 Listed $204,000 REALCOMP
• 2025-09-26 Listed $204,000 MiRealSource-MiMLS
• 2013-06-04 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2013-06-04 Sold (MLS) $115,000 REALCOMP
• 2013-06-03 Listing Removed — MiRealSource-MiMLS
• 2013-06-03 Listing Removed — REALCOMP
• 2013-05-01 Listed $115,000 MiRealSource-MiMLS
• 2013-05-01 Listed $115,000 REALCOMP