1592 S Hill Cir · Bloomfield, MI 48304

$269,900

3 bd · 2.5 ba · 1,555 sqft · Condo public records · 28 Days on market

Built 1982 $174/sqft · 50% above area Est $261k · at est. $425/mo HOA · 14% 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 +16.4/30.0
• 1% rule +6.2/10.0
• ARV discount +5.9/15.0
• DSCR +5.1/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and inviting 2 bedroom, 2 1/2 bath condo offering an exceptional layout in desirable South Hills of Bloomfield! Front foyer opens to a generous living room with a cozy fireplace and access to both a front deck and a private courtyard atrium - perfect for relaxing or entertaining. The updated kitchen with dining area features granite countertops, stainless steel appliances, and a walk-in pantry, with a second doorwall access to the courtyard atrium. Powder room and convenient first-floor laundry complete the main level. Upstairs, the large primary suite boasts a second fireplace, walk-in closet, private vanity/sink area, and an attached dual-entry full bath along with a large second bedroom. Finished basement provides additional living space with a third fireplace, full bath, and a separate bonus room. Private attached 1-car direct entry garage w/ epoxy floors and an assigned carport space. Community amenities include a pool and tennis courts. Conveniently located near major roads, shopping, and dining.

Key facts

• $425 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly association fee of $425; HOA covers grounds maintenance, water, sewer, trash, and snow removal; Community amenities include pool and tennis courts

Exterior

• Parking: Attached covered parking with direct access; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); Two levels; Ground-level entry with steps; Brick and wood siding exterior
• Construction: Brick and wood siding construction
• Exterior features: Deck and porch; Tennis court(s); Community outdoor in-ground pool; Paved road access

Interior

• Kitchen: Dishwasher; Free‑standing electric oven; Free‑standing refrigerator
• Bedrooms: Includes bedrooms (room levels not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Finished basement; Private entrance; Fireplace in living room and master bedroom; Total of 7 rooms
• Laundry & utility: In-unit laundry (stacked washer/dryer)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Avondale School District (suburban): math 34% / reading 48% proficiency, ranked #162 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 128 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 28 days — a 2% lower offer ($266k) 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 $153k; list at $270k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $265,851 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 7.4

CMA / ARV

• ARV (median comp): $260,892
• List price: $269,900
• Delta: 3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-33,640
• Equity at exit: $40,243

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-15,521
• Equity at exit: $23,336

Cash invested: $75,572 (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 48304

• Active inventory: 128
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,035 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$291 /mo · $3,486/yr
• Insurance: −$112
• HOA: −$425
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $154

Break-even live

Break-even rent $2,840

Max offer price $269,900

Occupancy floor 90%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Heritage Dr Bloomfield Township, MI	2.0	2.0	1804	$3,600	$2.00	1d	1	0.38mi
3200 South Blvd Bloomfield Hills, MI	2.0–3.0	2.0	1782	$4,250	$2.38	1d	1	0.42mi
676 Sheffield Rd Auburn Hills, MI	3.0	1.5	1421	$2,495	$1.76	1d	1	0.56mi
E Fox Hills Dr Bloomfield Twp, MI	2.0	2.0	1055	$1,300	$1.23	16d	1	0.78mi
433 Fox Hills Dr S #5 Bloomfield Hills, MI	2.0	2.0	1089	$1,700	$1.56	12d	1	0.93mi
444 N Fox Hills Dr #3 Bloomfield Twp, MI	2.0	2.0	1089	$1,598	$1.47	24d	1	0.95mi
444 N Fox Hills Dr #7 Bloomfield Twp, MI	2.0	2.0	1089	$1,550	$1.42	24d	1	0.95mi
201 N Squirrel Rd Auburn Hills, MI	2.0–3.0	2.5–3.0	1475	$2,320	$1.57	1d	14	1.49mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-30
   listed $269,900 Active 1030-char remark

   Show marketing remark (1026 chars)

   Spacious and inviting 2 bedroom, 2 1/2 bath condo offering an exceptional layout in desirable South Hills of Bloomfield! Front foyer opens to a generous living room with a cozy fireplace and access to both a front deck and a private courtyard atrium - perfect for relaxing or entertaining. The updated kitchen with dining area features granite countertops, stainless steel appliances, and a walk-in pantry, with a second doorwall access to the courtyard atrium. Powder room and convenient first-floor laundry complete the main level. Upstairs, the large primary suite boasts a second fireplace, walk-in closet, private vanity/sink area, and an attached dual-entry full bath along with a large second bedroom. Finished basement provides additional living space with a third fireplace, full bath, and a separate bonus room. Private attached 1-car direct entry garage w/ epoxy floors and an assigned carport space. Community amenities include a pool and tennis courts. Conveniently located near major roads, shopping, and dining.

2. 2026-04-30
   listed $269,900 Active 1026-char remark

   Show marketing remark (1026 chars)

   Spacious and inviting 2 bedroom, 2 1/2 bath condo offering an exceptional layout in desirable South Hills of Bloomfield! Front foyer opens to a generous living room with a cozy fireplace and access to both a front deck and a private courtyard atrium - perfect for relaxing or entertaining. The updated kitchen with dining area features granite countertops, stainless steel appliances, and a walk-in pantry, with a second doorwall access to the courtyard atrium. Powder room and convenient first-floor laundry complete the main level. Upstairs, the large primary suite boasts a second fireplace, walk-in closet, private vanity/sink area, and an attached dual-entry full bath along with a large second bedroom. Finished basement provides additional living space with a third fireplace, full bath, and a separate bonus room. Private attached 1-car direct entry garage w/ epoxy floors and an assigned carport space. Community amenities include a pool and tennis courts. Conveniently located near major roads, shopping, and dining.

3. 1999-06-15
   soldstatus $153,000
4. 1997-11-13
   soldstatus $113,010
5. 1990-03-01
   soldstatus $134,000
6. 1987-09-01
   soldstatus $136,000

ⓘ 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: $3,486 · $291/mo
• Projected year-2 tax: $3,821 · $318/mo
• Expected delta: +$335/yr (+$28/mo · 9.6%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,418
• − Mortgage interest: −$15,119
• − Property taxes: −$3,486
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,913
• − Management: −$2,913
• − HOA: −$5,100
• − Depreciation: −$7,852
• Taxable loss: −$2,315
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $2,405/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: Avondale School District
• NCES district ID: 2603690
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $71,549
• Composite: 37.33/100
• National rank: #4442
• State rank: #162 of 540 in MI

Livability — Bloomfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,387
• Household income: $143,204
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 85.0

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 (79%)
• Race & ethnicity: White 79% Asian 10% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Other Asian/Pacific 3%

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: ▼ -195.96%
• Current HPI: 160.6477
• Rent YoY: —
• 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

+98.5% since first listed

10 events — show timeline

• 2026-05-29 Pending — MiRealSource-MiMLS
• 2026-05-29 Pending — REALCOMP
• 2026-05-19 Contingent — MiRealSource-MiMLS
• 2026-05-19 Contingent — REALCOMP
• 2026-04-30 Listed $269,900 REALCOMP
• 2026-04-30 Listed $269,900 MiRealSource-MiMLS
• 1999-06-15 Sold (Public Records) $153,000 Public Records
• 1997-11-13 Sold (Public Records) $113,010 Public Records
• 1990-03-01 Sold (Public Records) $134,000 Public Records
• 1987-09-01 Sold (Public Records) $136,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,486 · +2.8% YoY. Source: county tax records.