41101 Croydon Ct · Northville, MI 48168

$599,000

4 bd · 2.5 ba · 2,425 sqft · SingleFamily public records · 36 Days on market

Built 1978 0.35 ac lot $247/sqft · 35% above area Est $591k · at est. $23/mo HOA

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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 +18.4/30.0
• ARV discount +6.9/15.0
• DSCR +5.8/10.0
• Schools +5.6/10.0
• 1% rule +4.5/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 4-bedroom colonial home nestled in a peaceful cul-de-sac in the highly sought-after Northville School District. This well-maintained property offers a perfect blend of comfort and modern upgrades. Newer Hardwood Floors! Tastefully updated flooring throughout the main areas adds warmth and elegance. Newer Roof Recently installed, providing peace of mind for years to come. Updated Sump Pump Ensuring your home stays dry and comfortable. Finished Basement Expansive additional space for recreation, home office, or storage, tailored to your needs. Brand-New Heat Exchanger (2023) Enhancing your home's efficiency and comfort. Don't miss the opportunity to make this lovely colonial your new home.

Key facts

• Newer roof
• Finished basement
• Updated sump pump

Tags

• CUL-DE-SAC
• NORTHVILLE SCHOOL DISTRICT
• NEWER HARDWOOD FLOORS
• NEWER ROOF
• UPDATED SUMP PUMP
• FINISHED BASEMENT

Property features AI

Finance

• Other: Located in Northville Colony Estates 3 subdivision; Directions: South of 6 Mile, West of Haggerty
• HOA & community: Homeowners association with an annual fee of $280 (about $23.33/month)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry; Brick and vinyl siding exterior; Asphalt roof; Lot about 0.35 acres (74.49 x 138.3)
• Construction: Brick and vinyl siding construction
• Exterior features: Patio; Porch; Cul-de-sac lot; Paved road access

Interior

• Bedrooms: Total rooms: 10
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; Fireplace in the living room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $568k (5.2% below list).
• Recommended offer: $568k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.4% in Northville — 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 88/100 on livability (#13 in MI, #205 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Plymouth-Canton Community Schools (suburban): math 58% / reading 66% proficiency, ranked #27 of 540 in MI (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 26y 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 $320k; list at $599k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $568,129 (5.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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. 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: 0.95% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $590,909
• List price: $599,000
• Delta: 1.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42098 Banbury Rd	0.55mi	4/2.5	2,439 (+1%)	10mo	$550,000	$226	65
41100 White Haven Ct	0.28mi	3/2.5 (-1)	2,169 (-11%)	1mo	$571,000	$263	63
15948 Park Ln	0.60mi	5/2.5 (+1)	2,385 (-2%)	3mo	$610,000	$256	62
41849 Banbury Rd	0.38mi	3/2.5 (-1)	2,201 (-9%)	4mo	$550,000	$250	58
17540 E Northville Trl	0.50mi	4/2.5	2,578 (+6%)	10mo	$665,000	$258	58
42117 Banbury Rd	0.56mi	4/2.5	2,563 (+6%)	10mo	$590,000	$230	56
41501 Ladywood Ct	0.66mi	4/2.5	2,203 (-9%)	1mo	$568,500	$258	53
41925 Waterwheel Rd	0.61mi	4/2.5	2,710 (+12%)	9mo	$547,500	$202	44
41718 Ladywood Dr	0.68mi	4/2.5	2,735 (+13%)	8mo	$450,000	$165	40
41908 Pon Meadow Dr	0.55mi	3/2.5 (-1)	2,757 (+14%)	9mo	$600,500	$218	39
42331 Beacontree Ct	0.68mi	4/2.5	2,750 (+13%)	10mo	$590,000	$215	38
15800 Park Ln	0.70mi	3/3.0 (-1)	2,213 (-9%)	10mo	$377,500	$171	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-61,173
• Equity at exit: $89,313

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-7,183
• Equity at exit: $51,791

Cash invested: $167,720 (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 48168

• Active inventory: 145
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $5,681 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$510 /mo · $6,122/yr
• Insurance: −$250
• HOA: −$23
• Vacancy / Maint / Mgmt: −$1,193
• Net cashflow: $564

Break-even live

Break-even rent $4,967

Max offer price $599,000

Occupancy floor 85%

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42021 Banbury Ct Northville, MI	5.0	3.0	2600	$3,623	$1.39	16d	1	0.50mi
16646 Brooklane Blvd Northville, MI	4.0	4.5	3282	$13,300	$4.05	16d	1	1.47mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 50 events

1. 2026-06-18
   days on market $599,000 Active 36 DOM
2. 2026-06-17
   days on market $599,000 Active 35 DOM
3. 2026-06-16
   days on market $599,000 Active 34 DOM
4. 2026-06-15
   days on market $599,000 Active 33 DOM
5. 2026-06-13
   days on market $599,000 Active 31 DOM
6. 2026-06-09
   days on market $599,000 Active 27 DOM
7. 2026-06-08
   days on market $599,000 Active 26 DOM
8. 2026-06-07
   days on market $599,000 Active 25 DOM
9. 2026-06-04
   days on market $599,000 Active 22 DOM
10. 2026-06-03
    days on market $599,000 Active 21 DOM
11. 2026-06-02
    days on market $599,000 Active 20 DOM
12. 2026-06-01
    days on market $599,000 Active 19 DOM
13. 2026-05-31
    days on market $599,000 Active 18 DOM
14. 2026-05-13
    listed $599,000 Active 733-char remark

    Show marketing remark (721 chars)

    Welcome to this inviting 4-bedroom colonial home nestled in a peaceful cul-de-sac in the highly sought-after Northville School District. This well-maintained property offers a perfect blend of comfort and modern upgrades. Newer Hardwood Floors! Tastefully updated flooring throughout the main areas adds warmth and elegance. Newer Roof Recently installed, providing peace of mind for years to come. Updated Sump Pump Ensuring your home stays dry and comfortable. Finished Basement Expansive additional space for recreation, home office, or storage, tailored to your needs. Brand-New Heat Exchanger (2023) Enhancing your home's efficiency and comfort. Don't miss the opportunity to make this lovely colonial your new home.

15. 2026-05-13
    listed $599,000 Active 721-char remark

    Show marketing remark (721 chars)

    Welcome to this inviting 4-bedroom colonial home nestled in a peaceful cul-de-sac in the highly sought-after Northville School District. This well-maintained property offers a perfect blend of comfort and modern upgrades. Newer Hardwood Floors! Tastefully updated flooring throughout the main areas adds warmth and elegance. Newer Roof Recently installed, providing peace of mind for years to come. Updated Sump Pump Ensuring your home stays dry and comfortable. Finished Basement Expansive additional space for recreation, home office, or storage, tailored to your needs. Brand-New Heat Exchanger (2023) Enhancing your home's efficiency and comfort. Don't miss the opportunity to make this lovely colonial your new home.

16. 2024-12-15
    historical
17. 2024-12-15
    historical
18. 2024-11-12
    price $589,900
19. 2024-11-12
    price $589,900
20. 2024-10-24
    listed $599,900 Active
21. 2024-10-24
    listed $599,900 Active
22. 2024-10-22
    historical
23. 2024-10-22
    historical
24. 2024-09-22
    historical
25. 2024-09-22
    historical
26. 2024-08-15
    listed $599,900 Active
27. 2024-08-15
    listed $599,900 Active
28. 2013-04-23
    soldstatus $320,000
29. 2013-04-08
    soldstatus $320,000
30. 2013-04-08
    soldstatus $320,000
31. 2013-03-11
    historical
32. 2013-03-11
    historical
33. 2013-02-16
    listed $329,900
34. 2013-02-16
    listed $329,900
35. 2003-10-03
    soldstatus $330,000
36. 2003-07-14
    soldstatus $330,000
37. 2003-07-14
    soldstatus $330,000
38. 2003-06-10
    historical
39. 2003-05-30
    listed $339,900
40. 2003-05-30
    listed $339,900
41. 2003-05-30
    historical
42. 2003-03-28
    listed $339,900
43. 2001-06-27
    soldstatus $293,500
44. 2001-04-11
    soldstatus $293,500
45. 2001-03-16
    listed $294,500
46. 2001-02-01
    historical
47. 2001-01-10
    listed $299,800
48. 2001-01-08
    historical
49. 2000-10-28
    listed $299,900
50. 2000-10-28
    historical

ⓘ 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: $6,122 · $510/mo
• Projected year-2 tax: $7,673 · $639/mo
• Expected delta: +$1,551/yr (+$129/mo · 25.3%)

ⓘ 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 3/10 Moderate 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,175
• − Mortgage interest: −$33,553
• − Property taxes: −$6,122
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,454
• − Management: −$5,454
• − HOA: −$276
• − Depreciation: −$17,425
• Taxable loss: −$3,104
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $7,516/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: Plymouth-Canton Community Schools
• NCES district ID: 2628560
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $82,996
• Composite: 55.86/100
• National rank: #1204
• State rank: #27 of 540 in MI

Livability — Northville

• Score: 88/100
• State rank: #13
• US rank: #205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,713
• Population (ZIP): 25,039

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 19% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 9% Italian 3% Lithuanian 3%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 77% English-only · Other Indo-European 7% Other Asian/Pacific 5% Chinese 3%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.06%
• Current HPI: 176.9122
• Rent YoY: —
• Metro: —
• 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

+81.6% since first listed

40 events — show timeline

• 2026-05-13 Listed $599,000 MiRealSource-MiMLS
• 2026-05-13 Listed $599,000 REALCOMP
• 2024-12-15 Listing Removed — MiRealSource-MiMLS
• 2024-12-15 Listing Removed — REALCOMP
• 2024-11-12 Price Changed $589,900 MiRealSource-MiMLS
• 2024-11-12 Price Changed $589,900 REALCOMP
• 2024-10-24 Listed $599,900 MiRealSource-MiMLS
• 2024-10-24 Listed $599,900 REALCOMP
• 2024-10-22 Coming Soon — MiRealSource-MiMLS
• 2024-10-22 Coming Soon — REALCOMP
• 2024-09-22 Listing Removed — MiRealSource-MiMLS
• 2024-09-22 Listing Removed — REALCOMP
• 2024-08-15 Listed $599,900 MiRealSource-MiMLS
• 2024-08-15 Listed $599,900 REALCOMP
• 2013-04-23 Sold (Public Records) $320,000 Public Records
• 2013-04-08 Sold (MLS) $320,000 MiRealSource-MiMLS
• 2013-04-08 Sold (MLS) $320,000 REALCOMP
• 2013-03-11 Listing Removed — MiRealSource-MiMLS
• 2013-03-11 Listing Removed — REALCOMP
• 2013-02-16 Listed $329,900 MiRealSource-MiMLS
• 2013-02-16 Listed $329,900 REALCOMP
• 2003-10-03 Sold (Public Records) $330,000 Public Records
• 2003-07-14 Sold (MLS) $330,000 MiRealSource-MiMLS
• 2003-07-14 Sold (MLS) $330,000 REALCOMP
• 2003-06-10 Listing Removed — MiRealSource-MiMLS
• 2003-05-30 Listing Removed — REALCOMP
• 2003-05-30 Listed $339,900 MiRealSource-MiMLS
• 2003-05-30 Listed $339,900 REALCOMP
• 2003-03-28 Listed $339,900 REALCOMP
• 2001-06-27 Sold (Public Records) $293,500 Public Records
• 2001-04-11 Sold (MLS) $293,500 REALCOMP
• 2001-03-16 Listed $294,500 REALCOMP
• 2001-02-01 Listing Removed — REALCOMP
• 2001-01-10 Listed $299,800 REALCOMP
• 2001-01-08 Listing Removed — REALCOMP
• 2000-10-28 Listing Removed — REALCOMP
• 2000-10-28 Listed $299,900 REALCOMP
• 2000-09-16 Listed $314,900 REALCOMP
• 2000-09-14 Listing Removed — REALCOMP
• 2000-08-28 Listed $329,800 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $6,122 · +2.5% YoY. Source: county tax records.