30200 Southfield Rd #204 · Southfield, MI 48076

$105,999

2 bd · 2.0 ba · 979 sqft · Condo · 9 Days on market

Built 1966 $108/sqft · 12% below area Est $120k · 12% under $315/mo HOA · 20% 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 +24.5/30.0
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready 2-bedroom, 2-bath condo ideally located in the heart of Southfield, right on the border of Beverly Hills and just minutes from downtown Birmingham, major expressways, shopping, and dining. This second-floor ranch-style unit offers comfortable single-level living with no upstairs neighbors and a layout that maximizes both space and functionality. The updated kitchen features granite countertops, a tile backsplash, and newer stainless steel appliances, making it both stylish and practical for everyday living or rental use. The condo is vacant and ready for immediate occupancy, making it a great option for both owner-occupants and investors. Enjoy the convenience

Key facts

• $315 HOA
• Built 1966
• Listed 9 days

Property features AI

Finance

• Other: Property occupies part of a larger condominium subdivision; Acreage listed for the parcel: 12.37 acres
• HOA & community: Balmoral Condominium Association; Association fee $315 per month; Association phone available

Exterior

• Parking: Covered parking
• Utilities: Natural gas heat/fuel; Forced air heating system; Public water; Public sanitary sewer
• Home design: Condominium; Condo/Apartment on 2nd floor or above; Unit/Building number 204; Built in 1966; Facing/entry level: Entry
• Construction: Basement foundation
• Exterior features: Brick exterior

Interior

• Kitchen: Kitchen (Entry): approximately 9 x 9
• Bedrooms: Bedroom 1 (Entry): 17 x 12, wood flooring; Bedroom 2 (Entry): 12 x 10, wood flooring
• Flooring: Wood flooring in living room, dining room, and bedrooms; Ceramic flooring in bathrooms
• Bathrooms: 2 full bathrooms; Bathroom 1 (Entry): ceramic floor, approx. 5 x 7; Bathroom 2 (Entry): ceramic floor, approx. 6 x 9
• Interior features: 7 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $106k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Cap rate 8.8% vs local median 4.6% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vandenberg Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 306 students, 69% FRL) — zoned schools average 69% FRL vs 52% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 96 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $733 of loan paydown is wiped out by about $3k 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 + 4.8% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 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 $16k; list at $106k implies a 571% gain — meaningful room to come down on a strong offer.

Recommended offer $105,999

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 5.5

CMA / ARV

• ARV (median comp): $119,833
• List price: $105,999
• Delta: -8.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-102
• Equity at exit: $15,805

10-year hold

• IRR: 12.0%
• Equity multiple: 2.06×
• Total profit: $31,474
• Equity at exit: $9,165

Cash invested: $29,680 (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 48076

• Rents YoY: 4.8%
• Active inventory: 96
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$556
• Tax est. 1.5%: −$132 /mo · $1,590/yr
• Insurance: −$44
• HOA: −$315
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $217

Break-even live

Break-even rent $1,326

Max offer price $105,999

Occupancy floor 81%

Sensitivity live

Price	-10% $291	-5% $254	+0% $217	+5% $181	+10% $144
Rent	-10% $91	-5% $154	+0% $217	+5% $281	+10% $344
Rate	-1.0pp $271	-0.5pp $244	base $217	+0.5pp $190	+1.0pp $162

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30276 Southfield Rd Unit 215 Southfield, MI	2.0	2.0	956	$1,399	$1.46	22d	1	0.01mi
30268 Southfield Rd #230 Southfield, MI	2.0	2.0	956	$1,450	$1.52	46d	1	0.05mi
30300 Southfield Rd Southfield, MI	1.0–3.0	1.0–2.5	1450	$1,798	$1.24	1d	1	0.18mi
18333 South Dr Southfield, MI	1.0–2.0	1.0–2.0	1044	$1,975	$1.89	1d	5	0.21mi
18335 W 13 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	925	$1,864	$2.02	1d	8	0.32mi
18248 W 12 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	902	$2,254	$2.50	0d	1	0.60mi
29890 Everett St Southfield, MI	3.0	1.5	1100	$2,200	$2.00	46d	1	0.76mi
3214 Greenfield Rd Royal Oak, MI	1.0	1.0	800	$1,025	$1.28	26d	1	0.97mi
3210 Greenfield Rd Unit 3214-8 Royal Oak, MI	1.0	1.0	800	$1,025	$1.28	26d	1	0.98mi
3210 Greenfield Rd Unit 3210-8 Royal Oak, MI	1.0	1.0	800	$1,025	$1.28	20d	1	0.98mi
4314 Albert Ave Royal Oak, MI	1.0	1.0	650	$960	$1.48	26d	1	1.01mi
3644 Greenfield Rd Unit 3664 Greenfield Berkley, MI	2.0	1.5	950	$1,700	$1.79	20d	1	1.09mi
4312 13 Mile Rd Royal Oak, MI	1.0	1.0	800	$1,400	$1.75	26d	1	1.10mi
4312-4316 13 Mile and 3415 Fairmont Royal Oak, MI	1.0	1.0	525	$1,100	$2.10	7d	2	1.10mi
4302 W 13 Mile Rd Royal Oak, MI	1.0	1.0	600	$1,095	$1.82	26d	1	1.11mi
4120 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	775	$1,300	$1.68	1d	4	1.18mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	20d	1	1.30mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,600	$2.21	26d	1	1.30mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	22d	1	1.30mi
4000 W 13 Mile Rd Royal Oak, MI	2.0	1.0	780	$1,444	$1.85	4d	3	1.34mi
28124 Brentwood St Southfield, MI	3.0	1.0	1056	$1,800	$1.70	26d	1	1.38mi
1948 Henrietta St Birmingham, MI	3.0	1.0	1057	$2,500	$2.37	26d	1	1.42mi
3936 Royal Ave Berkley, MI	3.0	2.0	900	$2,000	$2.22	46d	1	1.43mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $105,999 Active 9 DOM
2. 2026-06-18
   days on market $105,999 Active 6 DOM
3. 2026-06-17
   days on market $105,999 Active 5 DOM
4. 2026-06-16
   days on market $105,999 Active 4 DOM
5. 2026-06-15
   days on market $105,999 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $105,999 Active 1 DOM
7. 2026-06-01
   days on market $110,000 Active 136 DOM
8. 2026-05-31
   days on market $110,000 Active 135 DOM
9. 2026-04-21
   price $110,000 1346-char remark
10. 2026-04-21
    price $110,000 1352-char remark
11. 2026-03-26
    price $115,000 1346-char remark
12. 2026-03-25
    price $115,000 1352-char remark
13. 2026-03-04
    price $120,000 1346-char remark
14. 2026-03-04
    price $120,000 1352-char remark
15. 2026-01-17
    listed $125,000 Active 1346-char remark
16. 2026-01-17
    listed $125,000 Active 1352-char remark
17. 2026-01-15
    historical $125,000 1346-char remark
18. 2025-11-06
    historical
19. 2025-11-06
    historical
20. 2025-08-29
    status Active
21. 2025-08-29
    status Active
22. 2025-07-06
    status Pending
23. 2025-07-06
    status Pending
24. 2025-03-04
    status Active
25. 2025-03-04
    status Active
26. 2025-03-03
    historical
27. 2025-03-03
    historical
28. 2025-03-02
    listed $129,000 Active
29. 2025-03-02
    listed $129,000 Active
30. 2010-03-07
    soldstatus $15,800
31. 2009-12-29
    listed $19,900
32. 2006-10-18
    historical
33. 2006-08-27
    listed $88,000
34. 2006-08-04
    historical
35. 2006-05-04
    listed $95,000
36. 2006-05-04
    historical
37. 2006-02-28
    listed $98,000
38. 2000-09-01
    soldstatus $84,900
39. 2000-08-10
    listed $83,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,212
• − Mortgage interest: −$5,938
• − Property taxes: −$1,590
• − Insurance: −$530
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − HOA: −$3,780
• − Depreciation: −$3,084
• Taxable income: $1,217
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $2,315/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,405
• Household income: $90,058
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 607.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 3% Arabic 2% Russian/Polish/Slavic 1%

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: ▼ -192.13%
• Current HPI: 229.2304
• Rent YoY: ▲ 4.84%
• 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

+26.3% since first listed

35 events — show timeline

• 2026-06-12 Listed $105,999 MiRealSource-MiMLS
• 2026-06-09 Coming Soon $105,999 MiRealSource-MiMLS
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2026-04-21 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-21 Price Changed $110,000 REALCOMP
• 2026-03-26 Price Changed $115,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $115,000 REALCOMP
• 2026-03-04 Price Changed $120,000 MiRealSource-MiMLS
• 2026-03-04 Price Changed $120,000 REALCOMP
• 2026-01-17 Listed $125,000 MiRealSource-MiMLS
• 2026-01-17 Listed $125,000 REALCOMP
• 2026-01-15 Coming Soon — MiRealSource-MiMLS
• 2025-11-06 Listing Removed — REALCOMP
• 2025-11-06 Listing Removed — MiRealSource-MiMLS
• 2025-08-29 Relisted — MiRealSource-MiMLS
• 2025-08-29 Relisted — REALCOMP
• 2025-07-06 Pending — MiRealSource-MiMLS
• 2025-07-06 Pending — REALCOMP
• 2025-03-04 Relisted — MiRealSource-MiMLS
• 2025-03-04 Relisted — REALCOMP
• 2025-03-03 Listing Removed — MiRealSource-MiMLS
• 2025-03-03 Listing Removed — REALCOMP
• 2025-03-02 Listed $129,000 REALCOMP
• 2025-03-02 Listed $129,000 MiRealSource-MiMLS
• 2010-03-07 Sold (MLS) $15,800 REALCOMP
• 2009-12-29 Listed $19,900 REALCOMP
• 2006-10-18 Listing Removed — REALCOMP
• 2006-08-27 Listed $88,000 REALCOMP
• 2006-08-04 Listing Removed — REALCOMP
• 2006-05-04 Listing Removed — REALCOMP
• 2006-05-04 Listed $95,000 REALCOMP
• 2006-02-28 Listed $98,000 REALCOMP
• 2000-09-01 Sold (MLS) $84,900 REALCOMP
• 2000-08-10 Listed $83,900 REALCOMP