41389 Leidel Ct · Northville, MI 48167

$225,000

3 bd · 1.5 ba · 1,290 sqft · Condo public records · 4 Days on market

Built 1971 $174/sqft · at area comps Est $257k · 12% under $534/mo HOA · 26% 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).

• ARV discount +13.1/15.0
• Schools +6.6/10.0
• Cash flow +5.3/30.0
• Livability +4.4/5.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Waterfront Condo in Northville! Welcome to this charming Highland Lakes waterfront condo, perfectly positioned to enjoy beautiful lake views in one of Northville's most amenity-rich communities. From the moment you enter, you'll appreciate the warm natural light, inviting layout, & serene lakefront setting that make this home feel like a true retreat. The spacious living rm features a cozy gas fireplace & a large sliding doorwall that opens to your private fenced-in patio w/ picturesque lake views. This peaceful outdoor space is perfect for morning coffee, outdoor grilling, or simply unwinding by the quiet waterfront. The dining area overlooks the living rm, offering an open & comfortable flow while still maintaining a defined space for dining. The kitchen provides generous cabinetry & workspace, ideal for daily use & entertaining. Upstairs, you'll find 3 bedrooms, including a spacious primary suite w/ multiple closets, large windows overlooking the water, abundant natural light, and glorious sunrise views. Additional bedrooms offer flexibility for guests, a home office, or hobbies. The bathrooms are well-maintained & conveniently located. The partially finished lower level adds valuable extra living space for a family room, kids' playrm, workout space, or recreation area. The basement also offers ample storage, making it both practical & versatile. Recent condo updates include a new furnace in 2026, new dishwasher in 2025, & new siding in 2025 as part of the community-wide siding updates. Enjoy life in this rare waterfront condo in Highland Lakes, w/ access to swimming, kayaking, paddleboarding, & fishing right out your back door. Residents of Highland Lakes enjoy resort-style amenities including a clubhouse, workout rm, swimming pool, tennis courts, beautifully maintained common areas, scenic walking trails, lake access w/ beach areas, & year-round neighborhood activities - all in a prime Northville location close to shopping, dining, & top-rated schools.

Key facts

• $534 HOA
• Community pool
• Built 1971

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee of $534; Association covers gas, water, trash, snow removal, and grounds maintenance; Community amenities include pool, clubhouse, sidewalks, and tennis courts

Exterior

• Parking: No garage; Assigned parking
• Security: Smoke detector(s)
• Utilities: Water available; Sewer available
• Home design: Condominium; Residential property; Two levels; Ground-level entry
• Construction: Aluminum siding, brick, and asphalt construction materials; Partially finished basement
• Exterior features: Patio; Porch; Outdoor community pool; Lighting; Tennis courts; Lakefront setting on Swan Harbor Lake; Lake privileges; Paved roads

Interior

• Kitchen: Dishwasher; Electric cooktop; Free‑standing electric oven/range; Free‑standing refrigerator; Ice maker; Range hood; Stainless steel appliances
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Gas water heater; Disposal; Ice maker; Range hood; Stainless steel appliances; Has gas fireplace in family room
• Laundry & utility: In‑unit laundry with washer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-497 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (9.8% below list).
• Recommended offer: $137k (39.0% below list) — sets the bar for cash-flow.
• Cap rate 3.6% 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.
• Northville Public Schools (suburban): math 68% / reading 75% proficiency, ranked #4 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+4.0%/yr); 213 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $188k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $137,221 (39.0% 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 1971 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.90% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.46%
• DSCR: 0.58
• GRM: 9.2

CMA / ARV

• ARV (median comp): $256,843
• List price: $225,000
• Delta: -12.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.3%
• Equity multiple: -0.04×
• Total profit: $-65,743
• Equity at exit: $33,548

10-year hold

• IRR: -27.9%
• Equity multiple: -0.40×
• Total profit: $-88,149
• 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 48167

• Rents YoY: 4.0%
• Active inventory: 213
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$292 /mo · $3,502/yr
• Insurance: −$94
• HOA: −$534
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-497

Break-even live

Break-even rent $2,658

Max offer price $137,221

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19675 Ironwood Ct Northville, MI	2.0	1.5	1208	$2,000	$1.66	4d	1	0.37mi
42480 Corlina Dr Northville, MI	2.0	2.5	1800	$2,400	$1.33	43d	1	0.38mi
19200 W Harbour Village Dr Northville, MI	2.0	2.0	1222	$1,874	$1.53	11d	10	0.39mi
42824 Swan Lake Dr Northville, MI	1.0–2.0	1.0–2.0	1062	$1,699	$1.60	4d	15	0.43mi
43001 Northville Place Dr Northville, MI	1.0–2.0	1.0–2.0	1011	$2,198	$2.17	1d	41	0.45mi
19439 Northridge Dr Northville, MI	2.0	1.0–2.0	880	$1,484	$1.69	43d	4	0.46mi
19130 Northridge Dr Northville, MI	2.0	2.0	976	$1,750	$1.79	5d	1	0.51mi
19112 Northridge Dr Northville, MI	2.0	2.0	1179	$1,950	$1.65	43d	1	0.51mi
19154 Northridge Dr Northville, MI	2.0	2.0	1004	$1,950	$1.94	43d	1	0.57mi
18800 Innsbrook Dr Northville, MI	1.0–3.0	1.0–2.0	1061	$2,200	$2.07	1d	5	0.59mi
20828 W Glen Haven Cir Northville, MI	3.0	2.5	1863	$2,000	$1.07	1d	1	0.62mi
20969 Woodland Glen Dr Northville, MI	1.0–2.0	1.0–2.0	947	$1,639	$1.73	3d	12	0.67mi
410 E Main St Northville, MI	2.0	1.0	1100	$2,000	$1.82	24d	1	0.79mi
695 River Park Village Blvd Northville, MI	2.0	1.5	1251	$2,180	$1.74	1d	1	0.80mi
150 Maincentre Northville, MI	1.0–2.0	1.0–2.0	900	$2,534	$2.82	1d	6	1.04mi
646 East St Northville, MI	2.0	2.5	1147	$2,850	$2.48	43d	1	1.23mi

HOA detail condo

• Monthly dues: $534 · $6,408/yr
• Likely covers: watergaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-05
   status Pending 2060-char remark

   Show marketing remark (2060 chars)

   Rare Waterfront Condo in Northville! Welcome to this charming Highland Lakes waterfront condo, perfectly positioned to enjoy beautiful lake views in one of Northville's most amenity-rich communities. From the moment you enter, you'll appreciate the warm natural light, inviting layout, & serene lakefront setting that make this home feel like a true retreat. The spacious living rm features a cozy gas fireplace & a large sliding doorwall that opens to your private fenced-in patio w/ picturesque lake views. This peaceful outdoor space is perfect for morning coffee, outdoor grilling, or simply unwinding by the quiet waterfront. The dining area overlooks the living rm, offering an open & comfortable flow while still maintaining a defined space for dining. The kitchen provides generous cabinetry & workspace, ideal for daily use & entertaining. Upstairs, you'll find 3 bedrooms, including a spacious primary suite w/ multiple closets, large windows overlooking the water, abundant natural light, and glorious sunrise views. Additional bedrooms offer flexibility for guests, a home office, or hobbies. The bathrooms are well-maintained & conveniently located. The partially finished lower level adds valuable extra living space for a family room, kids' playrm, workout space, or recreation area. The basement also offers ample storage, making it both practical & versatile. Recent condo updates include a new furnace in 2026, new dishwasher in 2025, & new siding in 2025 as part of the community-wide siding updates. Enjoy life in this rare waterfront condo in Highland Lakes, w/ access to swimming, kayaking, paddleboarding, & fishing right out your back door. Residents of Highland Lakes enjoy resort-style amenities including a clubhouse, workout rm, swimming pool, tennis courts, beautifully maintained common areas, scenic walking trails, lake access w/ beach areas, & year-round neighborhood activities - all in a prime Northville location close to shopping, dining, & top-rated schools.

2. 2026-05-05
   status Pending 2088-char remark

   Show marketing remark (2060 chars)

   Rare Waterfront Condo in Northville! Welcome to this charming Highland Lakes waterfront condo, perfectly positioned to enjoy beautiful lake views in one of Northville's most amenity-rich communities. From the moment you enter, you'll appreciate the warm natural light, inviting layout, & serene lakefront setting that make this home feel like a true retreat. The spacious living rm features a cozy gas fireplace & a large sliding doorwall that opens to your private fenced-in patio w/ picturesque lake views. This peaceful outdoor space is perfect for morning coffee, outdoor grilling, or simply unwinding by the quiet waterfront. The dining area overlooks the living rm, offering an open & comfortable flow while still maintaining a defined space for dining. The kitchen provides generous cabinetry & workspace, ideal for daily use & entertaining. Upstairs, you'll find 3 bedrooms, including a spacious primary suite w/ multiple closets, large windows overlooking the water, abundant natural light, and glorious sunrise views. Additional bedrooms offer flexibility for guests, a home office, or hobbies. The bathrooms are well-maintained & conveniently located. The partially finished lower level adds valuable extra living space for a family room, kids' playrm, workout space, or recreation area. The basement also offers ample storage, making it both practical & versatile. Recent condo updates include a new furnace in 2026, new dishwasher in 2025, & new siding in 2025 as part of the community-wide siding updates. Enjoy life in this rare waterfront condo in Highland Lakes, w/ access to swimming, kayaking, paddleboarding, & fishing right out your back door. Residents of Highland Lakes enjoy resort-style amenities including a clubhouse, workout rm, swimming pool, tennis courts, beautifully maintained common areas, scenic walking trails, lake access w/ beach areas, & year-round neighborhood activities - all in a prime Northville location close to shopping, dining, & top-rated schools.

3. 2026-05-02
   listed $225,000 Active 2060-char remark

   Show marketing remark (2060 chars)

   Rare Waterfront Condo in Northville! Welcome to this charming Highland Lakes waterfront condo, perfectly positioned to enjoy beautiful lake views in one of Northville's most amenity-rich communities. From the moment you enter, you'll appreciate the warm natural light, inviting layout, & serene lakefront setting that make this home feel like a true retreat. The spacious living rm features a cozy gas fireplace & a large sliding doorwall that opens to your private fenced-in patio w/ picturesque lake views. This peaceful outdoor space is perfect for morning coffee, outdoor grilling, or simply unwinding by the quiet waterfront. The dining area overlooks the living rm, offering an open & comfortable flow while still maintaining a defined space for dining. The kitchen provides generous cabinetry & workspace, ideal for daily use & entertaining. Upstairs, you'll find 3 bedrooms, including a spacious primary suite w/ multiple closets, large windows overlooking the water, abundant natural light, and glorious sunrise views. Additional bedrooms offer flexibility for guests, a home office, or hobbies. The bathrooms are well-maintained & conveniently located. The partially finished lower level adds valuable extra living space for a family room, kids' playrm, workout space, or recreation area. The basement also offers ample storage, making it both practical & versatile. Recent condo updates include a new furnace in 2026, new dishwasher in 2025, & new siding in 2025 as part of the community-wide siding updates. Enjoy life in this rare waterfront condo in Highland Lakes, w/ access to swimming, kayaking, paddleboarding, & fishing right out your back door. Residents of Highland Lakes enjoy resort-style amenities including a clubhouse, workout rm, swimming pool, tennis courts, beautifully maintained common areas, scenic walking trails, lake access w/ beach areas, & year-round neighborhood activities - all in a prime Northville location close to shopping, dining, & top-rated schools.

4. 2026-05-02
   listed $225,000 Active 2088-char remark

   Show marketing remark (2060 chars)

   Rare Waterfront Condo in Northville! Welcome to this charming Highland Lakes waterfront condo, perfectly positioned to enjoy beautiful lake views in one of Northville's most amenity-rich communities. From the moment you enter, you'll appreciate the warm natural light, inviting layout, & serene lakefront setting that make this home feel like a true retreat. The spacious living rm features a cozy gas fireplace & a large sliding doorwall that opens to your private fenced-in patio w/ picturesque lake views. This peaceful outdoor space is perfect for morning coffee, outdoor grilling, or simply unwinding by the quiet waterfront. The dining area overlooks the living rm, offering an open & comfortable flow while still maintaining a defined space for dining. The kitchen provides generous cabinetry & workspace, ideal for daily use & entertaining. Upstairs, you'll find 3 bedrooms, including a spacious primary suite w/ multiple closets, large windows overlooking the water, abundant natural light, and glorious sunrise views. Additional bedrooms offer flexibility for guests, a home office, or hobbies. The bathrooms are well-maintained & conveniently located. The partially finished lower level adds valuable extra living space for a family room, kids' playrm, workout space, or recreation area. The basement also offers ample storage, making it both practical & versatile. Recent condo updates include a new furnace in 2026, new dishwasher in 2025, & new siding in 2025 as part of the community-wide siding updates. Enjoy life in this rare waterfront condo in Highland Lakes, w/ access to swimming, kayaking, paddleboarding, & fishing right out your back door. Residents of Highland Lakes enjoy resort-style amenities including a clubhouse, workout rm, swimming pool, tennis courts, beautifully maintained common areas, scenic walking trails, lake access w/ beach areas, & year-round neighborhood activities - all in a prime Northville location close to shopping, dining, & top-rated schools.

5. 2026-04-30
   historical $225,000 2060-char remark

   Show marketing remark (2060 chars)

   Rare Waterfront Condo in Northville! Welcome to this charming Highland Lakes waterfront condo, perfectly positioned to enjoy beautiful lake views in one of Northville's most amenity-rich communities. From the moment you enter, you'll appreciate the warm natural light, inviting layout, & serene lakefront setting that make this home feel like a true retreat. The spacious living rm features a cozy gas fireplace & a large sliding doorwall that opens to your private fenced-in patio w/ picturesque lake views. This peaceful outdoor space is perfect for morning coffee, outdoor grilling, or simply unwinding by the quiet waterfront. The dining area overlooks the living rm, offering an open & comfortable flow while still maintaining a defined space for dining. The kitchen provides generous cabinetry & workspace, ideal for daily use & entertaining. Upstairs, you'll find 3 bedrooms, including a spacious primary suite w/ multiple closets, large windows overlooking the water, abundant natural light, and glorious sunrise views. Additional bedrooms offer flexibility for guests, a home office, or hobbies. The bathrooms are well-maintained & conveniently located. The partially finished lower level adds valuable extra living space for a family room, kids' playrm, workout space, or recreation area. The basement also offers ample storage, making it both practical & versatile. Recent condo updates include a new furnace in 2026, new dishwasher in 2025, & new siding in 2025 as part of the community-wide siding updates. Enjoy life in this rare waterfront condo in Highland Lakes, w/ access to swimming, kayaking, paddleboarding, & fishing right out your back door. Residents of Highland Lakes enjoy resort-style amenities including a clubhouse, workout rm, swimming pool, tennis courts, beautifully maintained common areas, scenic walking trails, lake access w/ beach areas, & year-round neighborhood activities - all in a prime Northville location close to shopping, dining, & top-rated schools.

6. 2020-10-28
   soldstatus $187,500
7. 2020-07-29
   soldstatus $187,500 Sold

   Show marketing remark (950 chars)

   This fantastic Highland Lakes condominium is situated in one of the prime locations in the development. Backing to extensive green space and the lake it provides a truly peaceful setting. These units do not come for sale often. The main floor features a half bath, kitchen, dining room and a living room with fireplace and sliding door to the patio area. The second floor has a master bedroom with lots of closet space and access to the full bath. Rounding out the second floor are the two additional bedrooms. The lower level has a finished room that was used as a family room as well as a utility room with tons of storage. Take time to walk down to the lake and visit the fishing dock and private beach area. Highland Lakes has a private clubhouse and pool for hot summer afternoons. This development has always been well maintained and the association fee includes water and heat. Please follow all Covid safety guidelines when visiting the home.

8. 2020-07-29
   soldstatus $187,500 Closed

   Show marketing remark (950 chars)

   This fantastic Highland Lakes condominium is situated in one of the prime locations in the development. Backing to extensive green space and the lake it provides a truly peaceful setting. These units do not come for sale often. The main floor features a half bath, kitchen, dining room and a living room with fireplace and sliding door to the patio area. The second floor has a master bedroom with lots of closet space and access to the full bath. Rounding out the second floor are the two additional bedrooms. The lower level has a finished room that was used as a family room as well as a utility room with tons of storage. Take time to walk down to the lake and visit the fishing dock and private beach area. Highland Lakes has a private clubhouse and pool for hot summer afternoons. This development has always been well maintained and the association fee includes water and heat. Please follow all Covid safety guidelines when visiting the home.

9. 2020-07-13
   status Pending

   Show marketing remark (950 chars)

   This fantastic Highland Lakes condominium is situated in one of the prime locations in the development. Backing to extensive green space and the lake it provides a truly peaceful setting. These units do not come for sale often. The main floor features a half bath, kitchen, dining room and a living room with fireplace and sliding door to the patio area. The second floor has a master bedroom with lots of closet space and access to the full bath. Rounding out the second floor are the two additional bedrooms. The lower level has a finished room that was used as a family room as well as a utility room with tons of storage. Take time to walk down to the lake and visit the fishing dock and private beach area. Highland Lakes has a private clubhouse and pool for hot summer afternoons. This development has always been well maintained and the association fee includes water and heat. Please follow all Covid safety guidelines when visiting the home.

10. 2020-07-13
    status Pending

    Show marketing remark (950 chars)

    This fantastic Highland Lakes condominium is situated in one of the prime locations in the development. Backing to extensive green space and the lake it provides a truly peaceful setting. These units do not come for sale often. The main floor features a half bath, kitchen, dining room and a living room with fireplace and sliding door to the patio area. The second floor has a master bedroom with lots of closet space and access to the full bath. Rounding out the second floor are the two additional bedrooms. The lower level has a finished room that was used as a family room as well as a utility room with tons of storage. Take time to walk down to the lake and visit the fishing dock and private beach area. Highland Lakes has a private clubhouse and pool for hot summer afternoons. This development has always been well maintained and the association fee includes water and heat. Please follow all Covid safety guidelines when visiting the home.

11. 2020-07-08
    listed $185,000 Active

    Show marketing remark (950 chars)

    This fantastic Highland Lakes condominium is situated in one of the prime locations in the development. Backing to extensive green space and the lake it provides a truly peaceful setting. These units do not come for sale often. The main floor features a half bath, kitchen, dining room and a living room with fireplace and sliding door to the patio area. The second floor has a master bedroom with lots of closet space and access to the full bath. Rounding out the second floor are the two additional bedrooms. The lower level has a finished room that was used as a family room as well as a utility room with tons of storage. Take time to walk down to the lake and visit the fishing dock and private beach area. Highland Lakes has a private clubhouse and pool for hot summer afternoons. This development has always been well maintained and the association fee includes water and heat. Please follow all Covid safety guidelines when visiting the home.

12. 2020-07-08
    listed $185,000 Active

    Show marketing remark (950 chars)

    This fantastic Highland Lakes condominium is situated in one of the prime locations in the development. Backing to extensive green space and the lake it provides a truly peaceful setting. These units do not come for sale often. The main floor features a half bath, kitchen, dining room and a living room with fireplace and sliding door to the patio area. The second floor has a master bedroom with lots of closet space and access to the full bath. Rounding out the second floor are the two additional bedrooms. The lower level has a finished room that was used as a family room as well as a utility room with tons of storage. Take time to walk down to the lake and visit the fishing dock and private beach area. Highland Lakes has a private clubhouse and pool for hot summer afternoons. This development has always been well maintained and the association fee includes water and heat. Please follow all Covid safety guidelines when visiting the home.

13. 2004-10-20
    soldstatus $170,000

ⓘ 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: $3,502 · $292/mo
• Projected year-2 tax: $3,502 · $292/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,343
• − Mortgage interest: −$12,603
• − Property taxes: −$3,502
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$6,408
• − Depreciation: −$6,545
• Taxable loss: −$9,735
• Est. tax savings @ 24.0%: +$2,337
• After-tax cash flow: $-3,626/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: Northville Public Schools
• NCES district ID: 2625980
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $108,824
• Composite: 66.21/100
• National rank: #431
• State rank: #4 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

• 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 (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 (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 · 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: ▼ -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

+32.4% since first listed

13 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-02 Listed $225,000 MiRealSource-MiMLS
• 2026-05-02 Listed $225,000 REALCOMP
• 2026-04-30 Coming Soon $225,000 MiRealSource-MiMLS
• 2020-10-28 Sold (Public Records) $187,500 Public Records
• 2020-07-29 Sold (MLS) $187,500 MiRealSource-MiMLS
• 2020-07-29 Sold (MLS) $187,500 REALCOMP
• 2020-07-13 Pending — MiRealSource-MiMLS
• 2020-07-13 Pending — REALCOMP
• 2020-07-08 Listed $185,000 MiRealSource-MiMLS
• 2020-07-08 Listed $185,000 REALCOMP
• 2004-10-20 Sold (Public Records) $170,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $3,502 · +2.5% YoY. Source: county tax records.