671 E Fox Hills Dr · Bloomfield, MI 48304

$120,000

1 bd · 1.0 ba · 737 sqft · Condo public records · 135 Days on market

Built 1969 $265/mo HOA · 15% of rent

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Why this score? — see what drove the B 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

Key facts

• Community pool
• Lockable storage
• Large basement

Tags

• ASSIGNED PARKING SPACE
• COMMUNITY POOL
• LOCKABLE STORAGE
• LARGE BASEMENT
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Subdivision: BLOOMFIELD CLUB OCCPN 314; Directions: Business I75 to S. Opdyke Rd., right on Fox Hill Dr S, then follow E. Fox Hill to property; Cross street: Opdyke and Business 75
• HOA & community: Homeowners association with monthly fee of $265; Community amenities include a pool; Pets allowed with number and size limits

Exterior

• Parking: No garage; Carport
• Utilities: Public sewer; Other water source
• Home design: Residential condominium; One-level layout; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Built area above grade: 737 (square feet)
• Exterior features: Community in-ground pool; Paved roads

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Total of 4 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bloomfield Hills Schools (suburban): math 65% / reading 74% proficiency, ranked #5 of 540 in MI (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 128 active listings in the ZIP; high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 15% of the median local income ($143k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.51% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $8,378
• Equity at exit: $17,892

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $43,489
• Equity at exit: $10,375

Cash invested: $33,600 (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 48304

• Active inventory: 128
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$50
• HOA: −$265
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $435

Break-even live

Break-even rent $1,266

Max offer price $120,000

Occupancy floor 71%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $120,000 Active 135 DOM
2. 2026-06-17
   days on market $120,000 Active 134 DOM
3. 2026-06-16
   days on market $120,000 Active 133 DOM
4. 2026-06-15
   days on market $120,000 Active 132 DOM
5. 2026-06-13
   days on market $120,000 Active 130 DOM
6. 2026-06-13
   days on market $120,000 Active 129 DOM
7. 2026-06-09
   days on market $120,000 Active 126 DOM
8. 2026-06-08
   days on market $120,000 Active 125 DOM
9. 2026-06-07
   days on market $120,000 Active 124 DOM
10. 2026-06-04
    days on market $120,000 Active 121 DOM
11. 2026-06-03
    days on market $120,000 Active 120 DOM
12. 2026-06-02
    days on market $120,000 Active 119 DOM
13. 2026-06-01
    days on market $120,000 Active 118 DOM
14. 2026-05-31
    days on market $120,000 Active 117 DOM
15. 2026-05-22
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

16. 2026-05-22
    status Pending

    Show marketing remark (454 chars)

    Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

17. 2026-05-07
    price $120,000 454-char remark

    Show marketing remark (454 chars)

    Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

18. 2026-05-06
    price $120,000
19. 2026-04-11
    price $144,900 454-char remark

    Show marketing remark (454 chars)

    Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

20. 2026-04-10
    price $144,900
21. 2026-03-11
    price $154,900 454-char remark

    Show marketing remark (454 chars)

    Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

22. 2026-03-10
    price $154,900
23. 2026-01-27
    listed $159,900 Active 454-char remark

    Show marketing remark (454 chars)

    Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

24. 2026-01-27
    listed $159,900 Active

    Show marketing remark (454 chars)

    Charming 1-bedroom, 1-bath ranch condo in a highly convenient location! This cozy unit features its own assigned parking space and access to a beautiful community pool. Situated just minutes from I-75, Woodward Avenue, and Telegraph Road, you'll love how easy it is to get anywhere in Metro Detroit. Perfect for buyers seeking affordability, comfort, and excellent accessibility. Extra lockable storage can be found in the large basement just steps away.

25. 1994-05-17
    soldstatus $55,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $1,257 · $105/mo
• Expected delta: +$591/yr (+$49/mo · 88.8%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,790
• − Mortgage interest: −$6,722
• − Property taxes: −$665
• − Insurance: −$600
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$3,180
• − Depreciation: −$3,491
• Taxable income: $3,646
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $4,342/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: Bloomfield Hills Schools
• NCES district ID: 2606090
• Math proficiency: 65% ▼ -2.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $117,848
• Composite: 65.41/100
• National rank: #481
• State rank: #5 of 540 in MI

Livability — Bloomfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,387
• Household income: $143,204
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 85.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 10% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 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: ▼ -195.96%
• Current HPI: 160.6477
• Rent YoY: —
• 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

+118.2% since first listed

11 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-07 Price Changed $120,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $120,000 REALCOMP
• 2026-04-11 Price Changed $144,900 MiRealSource-MiMLS
• 2026-04-10 Price Changed $144,900 REALCOMP
• 2026-03-11 Price Changed $154,900 MiRealSource-MiMLS
• 2026-03-10 Price Changed $154,900 REALCOMP
• 2026-01-27 Listed $159,900 REALCOMP
• 2026-01-27 Listed $159,900 MiRealSource-MiMLS
• 1994-05-17 Sold (Public Records) $55,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $665 · +2.1% YoY. Source: county tax records.