20807 E Glen Haven Cir · Northville, MI 48167

$265,000

3 bd · 2.5 ba · 2,095 sqft · Condo · 22 Days on market

Built 1977 $481/mo HOA · 19% 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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +4.6/10.0
• Livability +4.4/5.0
• Rent growth +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A GREAT opportunity to own an end-unit condo just one mile from downtown Northville! This home features 3 bedrooms, 2.5 baths, and a fully finished basement, offering ample space and versatility. Enjoy the privacy of your own patio and the convenience of a 1-car detached garage. Situated in an award-winning school district, this community offers resort-style amenities, including: pool & clubhouse, basketball courts & pickleball, and a playground. This is the perfect blend of comfort and location - schedule your tour today!

Key facts

• $481 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee includes grounds and structure maintenance, snow removal, trash, and water; Association provides grounds maintenance

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Condominium; Two levels; Ground-level entry with steps; Brick and vinyl siding exterior; Asphalt roof
• Construction: Built with brick and vinyl siding; Asphalt roof; Finished basement
• Exterior features: Patio; Porch; Exterior lighting; Community pool; Clubhouse; Sidewalks; Tennis courts; Paved road access; Pets allowed

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave
• 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 full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (3.9% below list).
• Recommended offer: $243k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 1.8% 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: crime A+, amenities A+, employment A+; Watch: commute F.
• Novi Community School District (urban): math 73% / reading 72% proficiency, ranked #7 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Orchard Hills Elementary School (math 72% / reading 57%, grade B, #132 of 1,397 statewide, top 11%, 410 students, 24% FRL); Novi High School (math 75% / reading 83%, grade A-, #8 of 713 statewide, top 1%, 2,101 students, 11% FRL).
• Market conditions: Rents rising (+4.0%/yr); 222 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $8k 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 22 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $110k; list at $265k implies a 141% gain — meaningful room to come down on a strong offer.

Recommended offer $243,388 (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. Built in 1977 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.35×
• Total profit: $-48,001
• Equity at exit: $39,512

10-year hold

• IRR: -8.3%
• Equity multiple: 0.46×
• Total profit: $-40,424
• Equity at exit: $22,912

Cash invested: $74,200 (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 48167

• Rents YoY: 4.0%
• Active inventory: 222
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,546 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$110
• HOA: −$481
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-122

Break-even live

Break-even rent $2,700

Max offer price $243,388

Occupancy floor 100%

Sensitivity live

Price	-10% $28	-5% $-47	+0% $-122	+5% $-197	+10% $-272
Rent	-10% $-323	-5% $-223	+0% $-122	+5% $-22	+10% $79
Rate	-1.0pp $11	-0.5pp $-55	base $-122	+0.5pp $-191	+1.0pp $-261

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20828 W Glen Haven Cir Northville, MI	3.0	2.5	1863	$2,000	$1.07	3d	1	0.06mi
41705 Broquet Dr Northville, MI	3.0	1.5	2300	$2,750	$1.20	7d	1	0.41mi
19741 Cardene Way Northville, MI	3.0	3.0	2759	$4,850	$1.76	26d	1	0.63mi
19741 Cardene Way Unit NA Northville, MI	3.0	3.0	2750	$4,850	$1.76	7d	1	0.63mi
42480 Corlina Dr Northville, MI	2.0	2.5	1800	$2,400	$1.33	45d	1	1.03mi
416 S Center St Northville, MI	3.0	2.5	1997	$5,000	$2.50	6d	1	1.50mi

HOA detail condo

• Monthly dues: $481 · $5,772/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-24
   status Pending 540-char remark

   Show marketing remark (540 chars)

   A GREAT opportunity to own an end-unit condo just one mile from downtown Northville! This home features 3 bedrooms, 2.5 baths, and a fully finished basement, offering ample space and versatility. Enjoy the privacy of your own patio and the convenience of a 1-car detached garage. Situated in an award-winning school district, this community offers resort-style amenities, including: pool & clubhouse, basketball courts & pickleball, and a playground. This is the perfect blend of comfort and location - schedule your tour today!

2. 2026-04-24
   status Pending

   Show marketing remark (540 chars)

   A GREAT opportunity to own an end-unit condo just one mile from downtown Northville! This home features 3 bedrooms, 2.5 baths, and a fully finished basement, offering ample space and versatility. Enjoy the privacy of your own patio and the convenience of a 1-car detached garage. Situated in an award-winning school district, this community offers resort-style amenities, including: pool & clubhouse, basketball courts & pickleball, and a playground. This is the perfect blend of comfort and location - schedule your tour today!

3. 2026-04-03
   listed $265,000 Active 540-char remark

   Show marketing remark (540 chars)

   A GREAT opportunity to own an end-unit condo just one mile from downtown Northville! This home features 3 bedrooms, 2.5 baths, and a fully finished basement, offering ample space and versatility. Enjoy the privacy of your own patio and the convenience of a 1-car detached garage. Situated in an award-winning school district, this community offers resort-style amenities, including: pool & clubhouse, basketball courts & pickleball, and a playground. This is the perfect blend of comfort and location - schedule your tour today!

4. 2026-04-03
   listed $265,000 Active

   Show marketing remark (540 chars)

   A GREAT opportunity to own an end-unit condo just one mile from downtown Northville! This home features 3 bedrooms, 2.5 baths, and a fully finished basement, offering ample space and versatility. Enjoy the privacy of your own patio and the convenience of a 1-car detached garage. Situated in an award-winning school district, this community offers resort-style amenities, including: pool & clubhouse, basketball courts & pickleball, and a playground. This is the perfect blend of comfort and location - schedule your tour today!

5. 2026-04-01
   historical $265,000 540-char remark

   Show marketing remark (540 chars)

   A GREAT opportunity to own an end-unit condo just one mile from downtown Northville! This home features 3 bedrooms, 2.5 baths, and a fully finished basement, offering ample space and versatility. Enjoy the privacy of your own patio and the convenience of a 1-car detached garage. Situated in an award-winning school district, this community offers resort-style amenities, including: pool & clubhouse, basketball courts & pickleball, and a playground. This is the perfect blend of comfort and location - schedule your tour today!

6. 2009-08-19
   soldstatus $110,000
7. 2009-07-09
   soldstatus $110,000 455-char remark

   Show marketing remark (455 chars)

   COMPLETELY UPDATED IN 2008 * GRANITE COUNTER TOPS, NEW HARDWOOD FLOORS, NEW CARPET THROUGHOUT, STAINLESS APPLIANCES, FINISHED BASEMENT (DRYWALL-WALLS & CEILING), NEW LIGHT FIXTURES, NEW LANDSCAPE, NEW FRONT DOOR WITH SIDE LIGHTS, DOORWALL TO PATIO, GARAGE, PRIVATE END UNIT, FIREPLACE WITH NEW MANTLE, CLUB HOUSE & POOL. MINUTES FROM DOWNTOWN NORTHVILLE, CLOSE TO SHOPPING AND RESTAURANTS, EASY EXPRESSWAY ACCESS. MUST SEE! * SOME EXCLUSIONS.

8. 2009-06-29
   historical 455-char remark

   Show marketing remark (455 chars)

   COMPLETELY UPDATED IN 2008 * GRANITE COUNTER TOPS, NEW HARDWOOD FLOORS, NEW CARPET THROUGHOUT, STAINLESS APPLIANCES, FINISHED BASEMENT (DRYWALL-WALLS & CEILING), NEW LIGHT FIXTURES, NEW LANDSCAPE, NEW FRONT DOOR WITH SIDE LIGHTS, DOORWALL TO PATIO, GARAGE, PRIVATE END UNIT, FIREPLACE WITH NEW MANTLE, CLUB HOUSE & POOL. MINUTES FROM DOWNTOWN NORTHVILLE, CLOSE TO SHOPPING AND RESTAURANTS, EASY EXPRESSWAY ACCESS. MUST SEE! * SOME EXCLUSIONS.

9. 2009-04-20
   listed $126,000 455-char remark

   Show marketing remark (455 chars)

   COMPLETELY UPDATED IN 2008 * GRANITE COUNTER TOPS, NEW HARDWOOD FLOORS, NEW CARPET THROUGHOUT, STAINLESS APPLIANCES, FINISHED BASEMENT (DRYWALL-WALLS & CEILING), NEW LIGHT FIXTURES, NEW LANDSCAPE, NEW FRONT DOOR WITH SIDE LIGHTS, DOORWALL TO PATIO, GARAGE, PRIVATE END UNIT, FIREPLACE WITH NEW MANTLE, CLUB HOUSE & POOL. MINUTES FROM DOWNTOWN NORTHVILLE, CLOSE TO SHOPPING AND RESTAURANTS, EASY EXPRESSWAY ACCESS. MUST SEE! * SOME EXCLUSIONS.

10. 2007-09-14
    soldstatus $80,000
11. 2007-07-25
    historical
12. 2007-04-25
    listed $119,900

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $2,954 · $246/mo
• Expected delta: +$1,127/yr (+$94/mo · 61.7%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,546
• − Mortgage interest: −$14,844
• − Property taxes: −$1,826
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − HOA: −$5,772
• − Depreciation: −$7,709
• Taxable loss: −$5,818
• Est. tax savings @ 24.0%: +$1,396
• After-tax cash flow: $-72/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: Novi Community School District
• NCES district ID: 2626130
• Math proficiency: 73% ▼ -3.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $90,023
• Composite: 65.28/100
• National rank: #489
• State rank: #7 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

• Census place: Novi, MI
• County: Wayne County · 1,562,939 people
• City population: 24,713
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,713
• Household income: $124,630
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 441.0

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 (78%)
• Race & ethnicity: White 78% Asian 10% Two or more races 5% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 4% Other Asian/Pacific 3% Chinese 2%

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: ▼ -275.65%
• Current HPI: 176.171
• Rent YoY: ▲ 3.97%
• 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

+121.0% since first listed

12 events — show timeline

• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-04-03 Listed $265,000 MiRealSource-MiMLS
• 2026-04-03 Listed $265,000 REALCOMP
• 2026-04-01 Coming Soon $265,000 MiRealSource-MiMLS
• 2009-08-19 Sold (Public Records) $110,000 Public Records
• 2009-07-09 Sold (MLS) $110,000 MiRealSource-MiMLS
• 2009-06-29 Listing Removed — MiRealSource-MiMLS
• 2009-04-20 Listed $126,000 MiRealSource-MiMLS
• 2007-09-14 Sold (Public Records) $80,000 Public Records
• 2007-07-25 Listing Removed — MiRealSource-MiMLS
• 2007-04-25 Listed $119,900 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $1,826 · +3.4% YoY. Source: county tax records.