4043 W Maple Rd Unit D 101 · Bingham Farms, MI 48301

$225,000

2 bd · 2.0 ba · 1,295 sqft · Condo public records · 17 Days on market

Built 1964 $708/mo HOA · 29% 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to one of the best locations in Country Club Manor! This spacious first floor, two-bedroom, two-bath, New York–style condo offers hardwood floors, generously sized rooms, well-appointed bathrooms, and abundant storage, including a large basement area with laundry. The updated kitchen features modern finishes, while newer windows, moldings, and fresh paint add a clean, contemporary touch throughout. Step outside to enjoy your large covered patio/terrace overlooking peaceful, private green space - perfect for relaxing or entertaining. Just steps away, you'll find the community pool for added leisure. Ideally located near upscale dining, the area's finest specialty markets, Equinox Fitness, and exclusive Oakland Hills Country Club and The Birmingham Athletic Club, this home combines comfort with convenience. A covered carport is also included. HOA fee includes all in one HVAC system-heat in cold months, air conditioning in warm months, pool, water, gas, trash, grounds and building maintenance.

Key facts

• Community pool
• Large covered patio
• Updated kitchen

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• LARGE COVERED PATIO
• COMMUNITY POOL

Property features AI

Finance

• Other: Private maintained paved road and private road frontage
• HOA & community: Homeowners association with monthly fee; Monthly association fee of $708; HOA covers gas, insurance, grounds maintenance, structure maintenance, sewer, snow removal, trash, and water; Community pool; HOA provides grounds maintenance

Exterior

• Parking: No garage; Carport (Carport #37 per directions)
• Security: Fire sprinkler system
• Utilities: Public water; Public sewer
• Home design: Condominium; One level; Ground-level entry
• Construction: Brick and other exterior materials; Rubber roof; Full unfinished basement
• Exterior features: Covered patio; Patio; Community outdoor in-ground pool

Interior

• Kitchen: Gas water heater
• Bedrooms: Total of 5 rooms (bedrooms count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Natural gas heating; Central air; Ceiling fans
• Interior features: Entrance foyer; High-speed internet; Fire sprinkler system; Other
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (13.4% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $195k (13.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#100 in MI, #2,423 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F, health & safety F.
• 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: 88 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k 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 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $103k; list at $225k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $194,842 (13.4% 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 1964 — 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: 1.10% ✓
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 7.6

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-46,948
• Equity at exit: $33,548

10-year hold

• IRR: -14.7%
• Equity multiple: 0.15×
• Total profit: $-53,321
• Equity at exit: $19,454

Cash invested: $63,000 (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 48301

• Active inventory: 88
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,467 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$138 /mo · $1,657/yr
• Insurance: −$94
• HOA: −$708
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-171

Break-even live

Break-even rent $2,683

Max offer price $194,842

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4044 Country Club Dr Bloomfield Hills, MI	3.0	3.0	1852	$2,500	$1.35	19d	1	0.10mi
5710 Whethersfield Ln Bloomfield Hills, MI	1.0–2.0	1.0–2.0	1115	$2,265	$2.03	2d	14	0.76mi

HOA detail condo

• Monthly dues: $708 · $8,496/yr
• Likely covers: watertrashgaslandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-22
   status Pending

   Show marketing remark (1032 chars)

   Welcome to one of the best locations in Country Club Manor! This spacious first floor, two-bedroom, two-bath, New York–style condo offers hardwood floors, generously sized rooms, well-appointed bathrooms, and abundant storage, including a large basement area with laundry. The updated kitchen features modern finishes, while newer windows, moldings, and fresh paint add a clean, contemporary touch throughout. Step outside to enjoy your large covered patio/terrace overlooking peaceful, private green space - perfect for relaxing or entertaining. Just steps away, you'll find the community pool for added leisure. Ideally located near upscale dining, the area's finest specialty markets, Equinox Fitness, and exclusive Oakland Hills Country Club and The Birmingham Athletic Club, this home combines comfort with convenience. A covered carport is also included. HOA fee includes all in one HVAC system-heat in cold months, air conditioning in warm months, pool, water, gas, trash, grounds and building maintenance.

2. 2026-05-22
   status Pending 1032-char remark

   Show marketing remark (1032 chars)

   Welcome to one of the best locations in Country Club Manor! This spacious first floor, two-bedroom, two-bath, New York–style condo offers hardwood floors, generously sized rooms, well-appointed bathrooms, and abundant storage, including a large basement area with laundry. The updated kitchen features modern finishes, while newer windows, moldings, and fresh paint add a clean, contemporary touch throughout. Step outside to enjoy your large covered patio/terrace overlooking peaceful, private green space - perfect for relaxing or entertaining. Just steps away, you'll find the community pool for added leisure. Ideally located near upscale dining, the area's finest specialty markets, Equinox Fitness, and exclusive Oakland Hills Country Club and The Birmingham Athletic Club, this home combines comfort with convenience. A covered carport is also included. HOA fee includes all in one HVAC system-heat in cold months, air conditioning in warm months, pool, water, gas, trash, grounds and building maintenance.

3. 2026-05-05
   listed $225,000 Active

   Show marketing remark (1032 chars)

   Welcome to one of the best locations in Country Club Manor! This spacious first floor, two-bedroom, two-bath, New York–style condo offers hardwood floors, generously sized rooms, well-appointed bathrooms, and abundant storage, including a large basement area with laundry. The updated kitchen features modern finishes, while newer windows, moldings, and fresh paint add a clean, contemporary touch throughout. Step outside to enjoy your large covered patio/terrace overlooking peaceful, private green space - perfect for relaxing or entertaining. Just steps away, you'll find the community pool for added leisure. Ideally located near upscale dining, the area's finest specialty markets, Equinox Fitness, and exclusive Oakland Hills Country Club and The Birmingham Athletic Club, this home combines comfort with convenience. A covered carport is also included. HOA fee includes all in one HVAC system-heat in cold months, air conditioning in warm months, pool, water, gas, trash, grounds and building maintenance.

4. 2026-05-05
   listed $225,000 Active 1032-char remark

   Show marketing remark (1032 chars)

   Welcome to one of the best locations in Country Club Manor! This spacious first floor, two-bedroom, two-bath, New York–style condo offers hardwood floors, generously sized rooms, well-appointed bathrooms, and abundant storage, including a large basement area with laundry. The updated kitchen features modern finishes, while newer windows, moldings, and fresh paint add a clean, contemporary touch throughout. Step outside to enjoy your large covered patio/terrace overlooking peaceful, private green space - perfect for relaxing or entertaining. Just steps away, you'll find the community pool for added leisure. Ideally located near upscale dining, the area's finest specialty markets, Equinox Fitness, and exclusive Oakland Hills Country Club and The Birmingham Athletic Club, this home combines comfort with convenience. A covered carport is also included. HOA fee includes all in one HVAC system-heat in cold months, air conditioning in warm months, pool, water, gas, trash, grounds and building maintenance.

5. 2014-08-21
   soldstatus $103,000
6. 2013-08-26
   soldstatus $82,500
7. 2003-10-29
   soldstatus $127,500

ⓘ 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: $1,657 · $138/mo
• Projected year-2 tax: $2,561 · $213/mo
• Expected delta: +$904/yr (+$75/mo · 54.6%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,605
• − Mortgage interest: −$12,603
• − Property taxes: −$1,657
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − HOA: −$8,496
• − Depreciation: −$6,545
• Taxable loss: −$5,558
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $-715/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 — Bingham Farms

• Score: 78/100
• State rank: #100
• US rank: #2423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,749

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 (80%)
• Race & ethnicity: White 80% Two or more races 10% Asian 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 9% Lithuanian 4% Scotch-Irish 3%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 87% English-only · Arabic 3% French/Haitian/Cajun 2% Spanish 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: ▼ -261.90%
• Current HPI: 184.3337
• 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

+76.5% since first listed

7 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-05 Listed $225,000 MiRealSource-MiMLS
• 2026-05-05 Listed $225,000 REALCOMP
• 2014-08-21 Sold (Public Records) $103,000 Public Records
• 2013-08-26 Sold (Public Records) $82,500 Public Records
• 2003-10-29 Sold (Public Records) $127,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,657 · +2.1% YoY. Source: county tax records.