6605 Firestone Ct · Farmington Hills, MI 48322

$249,900

2 bd · 2.0 ba · 1,450 sqft · Condo public records · 13 Days on market

Built 1984 $489/mo HOA · 24% of rent

---

Why this score? — see what drove the F 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
• Cash flow +4.8/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectly situated in the heart of West Bloomfield, this beautiful condo is walking distance to premier shopping, dining, and entertainment. Residents enjoy exceptional community amenities including a clubhouse, pool, and tennis courts, creating a resort-style experience right at home. Step inside to an inviting open floor plan filled with an abundance of natural light. The updated kitchen features shaker-style full overlay cabinetry, stainless steel appliances, and a custom spalted wood countertop with overhang seating, perfect for casual dining. A cozy breakfast nook adds charm and functionality to the space. The spacious family room showcases soaring vaulted ceilings, a stunning fireplace with stone surround and hearth, and a large door wall leading to a private balcony - the perfect place to unwind or enjoy morning coffee. The generous primary suite features a walk-in closet and a private bath complete with a relaxing jetted tub. An additional spacious second bedroom provides flexibility for guests, family, or a home office. The finished lower level offers exceptional additional living and entertaining space along with abundant storage options. Completing the home is a convenient 1-car attached garage. Offering an unbeatable location, outstanding amenities, and stylish updates throughout, this move-in ready condo is the perfect place to call home.

Key facts

• Open floor plan
• Clubhouse
• Community amenities

Tags

• WALKING DISTANCE TO SHOPPING
• COMMUNITY AMENITIES
• CLUBHOUSE
• POOL
• TENNIS COURTS
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee of $489; Community clubhouse; Tennis courts; Community pool

Exterior

• Parking: Attached garage with direct access (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential condominium; One level; Ground-level entry; Brick and vinyl siding
• Construction: Brick and vinyl siding construction
• Exterior features: Balcony; Porch; Terrace; Community in-ground outdoor pool

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heat
• Interior features: Gas water heater; Fireplace in family room; Partially finished basement; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.1% below list).
• Recommended offer: $142k (43.1% below list) — sets the bar for cash-flow.

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.
• West Bloomfield School District (suburban): math 42% / reading 55% proficiency, ranked #83 of 540 in MI (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Doherty Elementary School (479 students, 36% FRL); West Bloomfield Middle School (math 46% / reading 55%, grade C, #110 of 493 statewide, top 23%, 941 students, 42% FRL); West Bloomfield High School (math 40% / reading 61%, grade D+, #146 of 713 statewide, top 21%, 1,652 students, 34% FRL).
• Market conditions: Rents soft (-0.4%/yr); 185 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $142,224 (43.1% 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: 0.81% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.45%
• DSCR: 0.53
• GRM: 10.3

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: -39.7%
• Equity multiple: -0.21×
• Total profit: $-84,912
• Equity at exit: $37,261

10-year hold

• IRR: -94.5%
• Equity multiple: -1.08×
• Total profit: $-145,494
• Equity at exit: $21,607

Cash invested: $69,972 (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: 185
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,021 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$104
• HOA: −$489
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-610

Break-even live

Break-even rent $2,792

Max offer price $142,224

Occupancy floor —

Sensitivity live

Price	-10% $-468	-5% $-539	+0% $-610	+5% $-680	+10% $-751
Rent	-10% $-769	-5% $-689	+0% $-610	+5% $-530	+10% $-450
Rate	-1.0pp $-484	-0.5pp $-546	base $-610	+0.5pp $-674	+1.0pp $-740

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6834 Chimney Hill Dr West Bloomfield, MI	2.0	1.5–2.0	1085	$1,888	$1.74	0d	19	0.07mi
6616 Embers Ct West Bloomfield, MI	2.0	2.0	1059	$1,800	$1.70	45d	1	0.11mi
6600 Bellows Ct West Bloomfield, MI	2.0	2.0	1059	$2,100	$1.98	14d	1	0.12mi
6625 Fireside Ct West Bloomfield Township, MI	2.0	2.0	1450	$2,000	$1.38	26d	1	0.14mi
7020 Orchard Lake Rd West Bloomfield, MI	1.0–2.0	1.0–2.0	1103	$4,470	$4.05	0d	28	0.38mi
7110 Orchard Lake Rd West Bloomfield Township, MI	1.0–2.0	1.0–2.0	1020	$2,619	$2.57	0d	14	0.43mi
31200 Hunters Dr Farmington Hills, MI	1.0–3.0	1.0–2.5	1520	$1,834	$1.21	0d	15	0.87mi
5202 Richard Run West Bloomfield, MI	3.0	2.5	1650	$2,500	$1.52	18d	1	1.00mi
5460 Bentley Rd West Bloomfield, MI	2.0	1.0–2.0	1102	$1,875	$1.70	0d	10	1.06mi

HOA detail condo

• Monthly dues: $489 · $5,868/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $249,900 Active 13 DOM
2. 2026-06-18
   days on market $249,900 Active 10 DOM
3. 2026-06-17
   days on market $249,900 Active 9 DOM
4. 2026-06-16
   days on market $249,900 Active 8 DOM
5. 2026-06-15
   days on market $249,900 Active 7 DOM
6. 2026-06-13
   days on market $249,900 Active 5 DOM
7. 2026-06-08
   pricedays on marketlisting id $249,900 Active 1 DOM
8. 2026-06-07
   days on market $265,000 Active 9 DOM
9. 2026-06-04
   days on market $265,000 Active 6 DOM
10. 2026-06-03
    days on market $265,000 Active 5 DOM
11. 2026-06-02
    days on market $265,000 Active 4 DOM
12. 2026-06-01
    days on market $265,000 Active 3 DOM
13. 2026-05-31
    days on market $265,000 Active 2 DOM

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $3,737 · $311/mo
• Expected delta: +$111/yr (+$9/mo · 3.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $24,247
• − Mortgage interest: −$13,998
• − Property taxes: −$3,626
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$5,868
• − Depreciation: −$7,270
• Taxable loss: −$11,644
• Est. tax savings @ 24.0%: +$2,795
• After-tax cash flow: $-4,520/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: West Bloomfield School District
• NCES district ID: 2635820
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $89,668
• Composite: 45.28/100
• National rank: #2653
• State rank: #83 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

+89.4% since first listed

13 events — show timeline

• 2026-05-29 Listed $265,000 MiRealSource-MiMLS
• 2026-05-29 Listed $265,000 REALCOMP
• 2016-05-17 Sold (Public Records) $130,000 Public Records
• 2016-05-05 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2016-05-05 Sold (MLS) $130,000 REALCOMP
• 2016-04-07 Pending — MiRealSource-MiMLS
• 2016-04-01 Pending — REALCOMP
• 2016-03-22 Relisted — REALCOMP
• 2016-03-07 Pending — REALCOMP
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $133,900 MiRealSource-MiMLS
• 2016-02-04 Price Changed $133,900 REALCOMP
• 2016-02-04 Listed $139,900 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $3,626 · +2.4% YoY. Source: county tax records.