28442 Thorny Brae Rd · Farmington Hills, MI 48331

$325,000

3 bd · 1.5 ba · 1,245 sqft · SingleFamily public records · 5 Days on market

Built 1956 0.35 ac lot Est $299k · 9% over

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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 +10.0/30.0
• Rent growth +4.9/5.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Dream Come True! Attractive brick ranch on a park-like lot boasts a spacious living room with a natural fireplace and large picture window. Formal dining room leads to backyard deck. Hardwood flooring throughout most of the main level. The kitchen has a built-in dishwasher and an updated electric cooktop and refrigerator along with a breakfast bar overlooking the backyard. Updates in this home include furnace and central air (`16), electric panel (`18), most interior doors, many windows, hot water heater (`17), gutters with a gutter guard system. Wonderful finished, carpeted basement with Rec. room, full bathroom and a flex room for an office or guest visits. Newer (`20) washer and dryer included. The backyard has privacy fencing and a spacious deck and concrete patio. Two car, side-entry garage with door opener. Occupancy is negotiable.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1956

Property features AI

Finance

• Other: Property type: Residential; Subdivision: KENDALLWOOD; Lot dimensions approx. 110 x 140 (0.35 acres); Directions: Take Bayberry north off 12 Mile, turn left onto Thorny Brae. Home is on the right side of the street.

Exterior

• Parking: Attached garage with direct access; Garage door opener; Garage faces side; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service with circuit breakers and 220 volts
• Home design: Single-family residence; One level above grade; Ground-level entry
• Construction: Brick construction; Asphalt roof; Block foundation; Built area above grade: 1,245; Finished below-grade area: 1,000
• Exterior features: Deck; Patio; Back yard fencing (fenced); Shed(s); Paved road access

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Range hood; Dishwasher; Disposal; Free-standing refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: High speed internet; Finished basement; Wood-burning fireplace in the living room
• Laundry & utility: Washer; Dryer; Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (22.5% below list).
• Recommended offer: $252k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.4% 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.
• Farmington Public School District (urban): math 45% / reading 58% proficiency, ranked #78 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Kenbrook Elementary School (math 52% / reading 47%, grade D, #382 of 1,397 statewide, top 30%, 392 students, 32% FRL); Warner Middle School (math 37% / reading 56%, grade D+, #150 of 493 statewide, top 31%, 571 students, 34% FRL); North Farmington High School (math 48% / reading 67%, grade C, #95 of 713 statewide, top 14%, 1,268 students, 30% FRL).
• Market conditions: Rents rising fast (+9.7%/yr); 89 active listings in the ZIP; 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 $10k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 29y 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 $188k; list at $325k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,837 (22.5% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $298,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28357 New Castle Rd	0.13mi	3/2.0	1,375 (+10%)	2mo	$330,000	$240	73

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.43×
• Total profit: $-51,823
• Equity at exit: $48,459

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-604
• Equity at exit: $28,100

Cash invested: $91,000 (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 48331

• Rents YoY: 9.7%
• Active inventory: 89
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,518 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$346 /mo · $4,146/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-196

Break-even live

Break-even rent $2,766

Max offer price $290,416

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-104	+0% $-196	+5% $-288	+10% $-380
Rent	-10% $-395	-5% $-295	+0% $-196	+5% $-96	+10% $3
Rate	-1.0pp $-32	-0.5pp $-113	base $-196	+0.5pp $-280	+1.0pp $-366

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-05-22
   listed $325,000 Active 851-char remark

   Show marketing remark (851 chars)

   A Dream Come True! Attractive brick ranch on a park-like lot boasts a spacious living room with a natural fireplace and large picture window. Formal dining room leads to backyard deck. Hardwood flooring throughout most of the main level. The kitchen has a built-in dishwasher and an updated electric cooktop and refrigerator along with a breakfast bar overlooking the backyard. Updates in this home include furnace and central air (`16), electric panel (`18), most interior doors, many windows, hot water heater (`17), gutters with a gutter guard system. Wonderful finished, carpeted basement with Rec. room, full bathroom and a flex room for an office or guest visits. Newer (`20) washer and dryer included. The backyard has privacy fencing and a spacious deck and concrete patio. Two car, side-entry garage with door opener. Occupancy is negotiable.

2. 2026-05-22
   listed $325,000 Active

   Show marketing remark (851 chars)

   A Dream Come True! Attractive brick ranch on a park-like lot boasts a spacious living room with a natural fireplace and large picture window. Formal dining room leads to backyard deck. Hardwood flooring throughout most of the main level. The kitchen has a built-in dishwasher and an updated electric cooktop and refrigerator along with a breakfast bar overlooking the backyard. Updates in this home include furnace and central air (`16), electric panel (`18), most interior doors, many windows, hot water heater (`17), gutters with a gutter guard system. Wonderful finished, carpeted basement with Rec. room, full bathroom and a flex room for an office or guest visits. Newer (`20) washer and dryer included. The backyard has privacy fencing and a spacious deck and concrete patio. Two car, side-entry garage with door opener. Occupancy is negotiable.

3. 2026-05-21
   historical $325,000 851-char remark

   Show marketing remark (851 chars)

   A Dream Come True! Attractive brick ranch on a park-like lot boasts a spacious living room with a natural fireplace and large picture window. Formal dining room leads to backyard deck. Hardwood flooring throughout most of the main level. The kitchen has a built-in dishwasher and an updated electric cooktop and refrigerator along with a breakfast bar overlooking the backyard. Updates in this home include furnace and central air (`16), electric panel (`18), most interior doors, many windows, hot water heater (`17), gutters with a gutter guard system. Wonderful finished, carpeted basement with Rec. room, full bathroom and a flex room for an office or guest visits. Newer (`20) washer and dryer included. The backyard has privacy fencing and a spacious deck and concrete patio. Two car, side-entry garage with door opener. Occupancy is negotiable.

4. 2014-07-24
   soldstatus $187,500
5. 2014-05-30
   soldstatus $187,500 467-char remark

   Show marketing remark (467 chars)

   Sharp ranch! Hrdwd floors in living, bedrms & dining. Door from dining to large deck & patio. Master w/ 2 closets. Kitchen w/ ceramic, appliances. 1/2 bath w/ pedestal sink. Partially finished basement w/ 4th bed, family rm, bath & walk-in closet. 2 car attached garage. Wooded back yard w/ new concrete patio, sidewalks & many perennials! Great sub close/walking distance to grocery, drug store, eateries, parks, YMCA, etc. Home warranty too!

6. 2014-05-30
   soldstatus $187,500

   Show marketing remark (467 chars)

   Sharp ranch! Hrdwd floors in living, bedrms & dining. Door from dining to large deck & patio. Master w/ 2 closets. Kitchen w/ ceramic, appliances. 1/2 bath w/ pedestal sink. Partially finished basement w/ 4th bed, family rm, bath & walk-in closet. 2 car attached garage. Wooded back yard w/ new concrete patio, sidewalks & many perennials! Great sub close/walking distance to grocery, drug store, eateries, parks, YMCA, etc. Home warranty too!

7. 2014-05-01
   historical
8. 2014-04-24
   listed $182,900 467-char remark

   Show marketing remark (467 chars)

   Sharp ranch! Hrdwd floors in living, bedrms & dining. Door from dining to large deck & patio. Master w/ 2 closets. Kitchen w/ ceramic, appliances. 1/2 bath w/ pedestal sink. Partially finished basement w/ 4th bed, family rm, bath & walk-in closet. 2 car attached garage. Wooded back yard w/ new concrete patio, sidewalks & many perennials! Great sub close/walking distance to grocery, drug store, eateries, parks, YMCA, etc. Home warranty too!

9. 2014-04-24
   listed $182,900

   Show marketing remark (467 chars)

   Sharp ranch! Hrdwd floors in living, bedrms & dining. Door from dining to large deck & patio. Master w/ 2 closets. Kitchen w/ ceramic, appliances. 1/2 bath w/ pedestal sink. Partially finished basement w/ 4th bed, family rm, bath & walk-in closet. 2 car attached garage. Wooded back yard w/ new concrete patio, sidewalks & many perennials! Great sub close/walking distance to grocery, drug store, eateries, parks, YMCA, etc. Home warranty too!

10. 2013-07-08
    historical
11. 2013-07-08
    historical
12. 2012-08-25
    listed $184,500
13. 2012-08-25
    listed $184,500
14. 2012-05-19
    historical
15. 2012-05-19
    historical
16. 2012-04-19
    listed $184,500
17. 2012-04-19
    listed $184,500
18. 2012-04-19
    historical
19. 2012-04-18
    historical
20. 2012-04-05
    listed $189,900
21. 2012-04-05
    listed $189,900
22. 2012-01-18
    historical
23. 2011-12-20
    historical
24. 2011-12-18
    listed $189,900
25. 2011-12-18
    listed $189,900
26. 1997-06-23
    soldstatus $156,500
27. 1997-06-02
    soldstatus $156,500
28. 1997-03-19
    listed $158,000
29. 1986-10-01
    soldstatus $90,000
30. 1975-11-01
    soldstatus $48,000
31. 1973-06-01
    soldstatus $41,400

ⓘ 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: $4,146 · $346/mo
• Projected year-2 tax: $4,576 · $381/mo
• Expected delta: +$429/yr (+$36/mo · 10.4%)

ⓘ 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 ≥96°F today · 14 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: $30,220
• − Mortgage interest: −$18,205
• − Property taxes: −$4,146
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − Depreciation: −$9,455
• Taxable loss: −$8,046
• Est. tax savings @ 24.0%: +$1,931
• After-tax cash flow: $-418/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: Farmington Public School District
• NCES district ID: 2614070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $72,846
• Composite: 46.17/100
• National rank: #2497
• State rank: #78 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

• Census place: Farmington Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,562
• Household income: $127,633
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 589.0

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 (65%)
• Race & ethnicity: White 65% Black 16% Asian 12% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Arab 3% Scotch-Irish 2%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 74% English-only · Arabic 7% Other Indo-European 6% 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: ▼ -174.00%
• Current HPI: 158.1222
• Rent YoY: ▲ 9.66%
• 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

+685.0% since first listed

31 events — show timeline

• 2026-05-22 Listed $325,000 MiRealSource-MiMLS
• 2026-05-22 Listed $325,000 REALCOMP
• 2026-05-21 Coming Soon $325,000 MiRealSource-MiMLS
• 2014-07-24 Sold (Public Records) $187,500 Public Records
• 2014-05-30 Sold (MLS) $187,500 MiRealSource-MiMLS
• 2014-05-30 Sold (MLS) $187,500 REALCOMP
• 2014-05-01 Listing Removed — MiRealSource-MiMLS
• 2014-04-24 Listed $182,900 MiRealSource-MiMLS
• 2014-04-24 Listed $182,900 REALCOMP
• 2013-07-08 Listing Removed — REALCOMP
• 2013-07-08 Listing Removed — MiRealSource-MiMLS
• 2012-08-25 Listed $184,500 REALCOMP
• 2012-08-25 Listed $184,500 MiRealSource-MiMLS
• 2012-05-19 Listing Removed — MiRealSource-MiMLS
• 2012-05-19 Listing Removed — REALCOMP
• 2012-04-19 Listing Removed — MiRealSource-MiMLS
• 2012-04-19 Listed $184,500 MiRealSource-MiMLS
• 2012-04-19 Listed $184,500 REALCOMP
• 2012-04-18 Listing Removed — REALCOMP
• 2012-04-05 Listed $189,900 REALCOMP
• 2012-04-05 Listed $189,900 MiRealSource-MiMLS
• 2012-01-18 Listing Removed — MiRealSource-MiMLS
• 2011-12-20 Listing Removed — REALCOMP
• 2011-12-18 Listed $189,900 REALCOMP
• 2011-12-18 Listed $189,900 MiRealSource-MiMLS
• 1997-06-23 Sold (Public Records) $156,500 Public Records
• 1997-06-02 Sold (MLS) $156,500 REALCOMP
• 1997-03-19 Listed $158,000 REALCOMP
• 1986-10-01 Sold (Public Records) $90,000 Public Records
• 1975-11-01 Sold (Public Records) $48,000 Public Records
• 1973-06-01 Sold (Public Records) $41,400 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,146 · +2.8% YoY. Source: county tax records.