44896 Broadmoor Cir S #109 · Plymouth, MI 48168

$709,900

4 bd · 3.5 ba · 3,050 sqft · Condo · 11 Days on market

Built 2004 Good condition $233/sqft · 20% above area Est $591k · 20% over $500/mo HOA · 5% 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +6.6/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity to own a beautifully updated, open and spacious 4-bedroom, 3.5-bath condo in The Villas at Northville Hills. This property combines comfort, style, and convenience, making it the perfect place to call home with over 3,000 Sq Ft of living space. The kitchen features granite countertops, new hardware, double ovens, a stylish tile backsplash, a large pantry, and a large island counter. The first-floor master suite is a true retreat, offering a spacious walk-in closet and a luxurious bath with a jetted corner tub, separate shower, and a double vanity. Upstairs, you will find 2 more large bedrooms and a large loft area. The third bedroom includes a hidden, finished 12x15 room that could easily serve as a fifth bedroom or extra storage space. The 2-car garage is extra deep for additional storage needs. Enjoy outdoor living on the brand new 16x18 composite deck complete with built-in lighting. The backyard is surrounded by mature trees, offering natural privacy for entertaining or a peaceful retreat. Recent updates include recently remodeled bathrooms, a new composite deck (2025), updated HVAC (2025), new water heater (2025) new garage door (2025), new laundry room cabinets and sink (2025), and new carpet installed downstairs in 2023. The partially finished lower level adds even more versatility, featuring a fourth bedroom, full bath, and additional possible 5th bedroom or storage room.

Key facts

• $500 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Pets allowed; Therapeutic whirlpool (accessibility feature)
• HOA & community: Homeowners association with a monthly fee of $500; Community pool

Exterior

• Parking: Attached garage with direct access; Garage door opener; Assigned parking — 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); Ground-level entry
• Construction: Brick and vinyl siding exterior; Brick/mortar foundation; Above-grade finished living area
• Exterior features: Outdoor community pool; Exterior lighting; Private entrance; On or near golf course; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Double oven; Gas cooktop; Microwave; Free-standing refrigerator
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Elevator; High-speed internet; Gas fireplace in living room; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath condo listed at $710k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $710k).
• Cap rate 10.6% vs local median 3.1% in Plymouth — 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 85/100 on livability (#25 in MI, #516 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment 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: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $199k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Recommended offer $709,900

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. 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?
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: 1.42% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

• ARV (median comp): $590,800
• List price: $709,900
• Delta: 20.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $46,907
• Equity at exit: $105,848

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $250,645
• Equity at exit: $61,379

Cash invested: $198,772 (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 48168

• Active inventory: 145
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $10,052 medium
• Mortgage (P&I): −$3,723
• Tax est. 1.5%: −$887 /mo · $10,648/yr
• Insurance: −$296
• HOA: −$500
• Vacancy / Maint / Mgmt: −$2,111
• Net cashflow: $2,535

Break-even live

Break-even rent $6,843

Max offer price $709,900

Occupancy floor 70%

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: $177,475
• Closing costs: $21,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16646 Brooklane Blvd Northville, MI	4.0	4.5	3282	$13,300	$4.05	17d	1	0.79mi
42965 River Bend Dr Plymouth, MI	3.0	3.5	2431	$3,310	$1.36	3d	1	1.41mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-18
   status Pending 1424-char remark

   Show marketing remark (1424 chars)

   Fantastic opportunity to own a beautifully updated, open and spacious 4-bedroom, 3.5-bath condo in The Villas at Northville Hills. This property combines comfort, style, and convenience, making it the perfect place to call home with over 3,000 Sq Ft of living space. The kitchen features granite countertops, new hardware, double ovens, a stylish tile backsplash, a large pantry, and a large island counter. The first-floor master suite is a true retreat, offering a spacious walk-in closet and a luxurious bath with a jetted corner tub, separate shower, and a double vanity. Upstairs, you will find 2 more large bedrooms and a large loft area. The third bedroom includes a hidden, finished 12x15 room that could easily serve as a fifth bedroom or extra storage space. The 2-car garage is extra deep for additional storage needs. Enjoy outdoor living on the brand new 16x18 composite deck complete with built-in lighting. The backyard is surrounded by mature trees, offering natural privacy for entertaining or a peaceful retreat. Recent updates include recently remodeled bathrooms, a new composite deck (2025), updated HVAC (2025), new water heater (2025) new garage door (2025), new laundry room cabinets and sink (2025), and new carpet installed downstairs in 2023. The partially finished lower level adds even more versatility, featuring a fourth bedroom, full bath, and additional possible 5th bedroom or storage room.

2. 2026-05-18
   status Pending 1424-char remark

   Show marketing remark (1424 chars)

   Fantastic opportunity to own a beautifully updated, open and spacious 4-bedroom, 3.5-bath condo in The Villas at Northville Hills. This property combines comfort, style, and convenience, making it the perfect place to call home with over 3,000 Sq Ft of living space. The kitchen features granite countertops, new hardware, double ovens, a stylish tile backsplash, a large pantry, and a large island counter. The first-floor master suite is a true retreat, offering a spacious walk-in closet and a luxurious bath with a jetted corner tub, separate shower, and a double vanity. Upstairs, you will find 2 more large bedrooms and a large loft area. The third bedroom includes a hidden, finished 12x15 room that could easily serve as a fifth bedroom or extra storage space. The 2-car garage is extra deep for additional storage needs. Enjoy outdoor living on the brand new 16x18 composite deck complete with built-in lighting. The backyard is surrounded by mature trees, offering natural privacy for entertaining or a peaceful retreat. Recent updates include recently remodeled bathrooms, a new composite deck (2025), updated HVAC (2025), new water heater (2025) new garage door (2025), new laundry room cabinets and sink (2025), and new carpet installed downstairs in 2023. The partially finished lower level adds even more versatility, featuring a fourth bedroom, full bath, and additional possible 5th bedroom or storage room.

3. 2026-05-07
   listed $709,900 Active 1424-char remark

   Show marketing remark (1424 chars)

   Fantastic opportunity to own a beautifully updated, open and spacious 4-bedroom, 3.5-bath condo in The Villas at Northville Hills. This property combines comfort, style, and convenience, making it the perfect place to call home with over 3,000 Sq Ft of living space. The kitchen features granite countertops, new hardware, double ovens, a stylish tile backsplash, a large pantry, and a large island counter. The first-floor master suite is a true retreat, offering a spacious walk-in closet and a luxurious bath with a jetted corner tub, separate shower, and a double vanity. Upstairs, you will find 2 more large bedrooms and a large loft area. The third bedroom includes a hidden, finished 12x15 room that could easily serve as a fifth bedroom or extra storage space. The 2-car garage is extra deep for additional storage needs. Enjoy outdoor living on the brand new 16x18 composite deck complete with built-in lighting. The backyard is surrounded by mature trees, offering natural privacy for entertaining or a peaceful retreat. Recent updates include recently remodeled bathrooms, a new composite deck (2025), updated HVAC (2025), new water heater (2025) new garage door (2025), new laundry room cabinets and sink (2025), and new carpet installed downstairs in 2023. The partially finished lower level adds even more versatility, featuring a fourth bedroom, full bath, and additional possible 5th bedroom or storage room.

4. 2026-05-07
   listed $709,900 Active 1424-char remark

   Show marketing remark (1424 chars)

   Fantastic opportunity to own a beautifully updated, open and spacious 4-bedroom, 3.5-bath condo in The Villas at Northville Hills. This property combines comfort, style, and convenience, making it the perfect place to call home with over 3,000 Sq Ft of living space. The kitchen features granite countertops, new hardware, double ovens, a stylish tile backsplash, a large pantry, and a large island counter. The first-floor master suite is a true retreat, offering a spacious walk-in closet and a luxurious bath with a jetted corner tub, separate shower, and a double vanity. Upstairs, you will find 2 more large bedrooms and a large loft area. The third bedroom includes a hidden, finished 12x15 room that could easily serve as a fifth bedroom or extra storage space. The 2-car garage is extra deep for additional storage needs. Enjoy outdoor living on the brand new 16x18 composite deck complete with built-in lighting. The backyard is surrounded by mature trees, offering natural privacy for entertaining or a peaceful retreat. Recent updates include recently remodeled bathrooms, a new composite deck (2025), updated HVAC (2025), new water heater (2025) new garage door (2025), new laundry room cabinets and sink (2025), and new carpet installed downstairs in 2023. The partially finished lower level adds even more versatility, featuring a fourth bedroom, full bath, and additional possible 5th bedroom or storage room.

5. 2005-08-15
   historical
6. 2005-04-26
   listed $411,975
7. 2005-04-22
   historical
8. 2004-04-22
   listed $418,975
9. 2004-03-08
   historical
10. 2004-02-07
    listed $412,675

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

Taxation est. · year 1

• Rental income: $120,629
• − Mortgage interest: −$39,765
• − Property taxes: −$10,648
• − Insurance: −$3,550
• − Repairs & maintenance: −$9,650
• − Management: −$9,650
• − HOA: −$6,000
• − Depreciation: −$20,652
• Taxable income: $20,713
• Est. tax owed @ 24.0%: −$4,971
• After-tax cash flow: $25,454/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated condo is move-in ready with good condition and potential for further value enhancement through minor updates.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value
• Both Install smart home technology — Smart home features can increase convenience and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value ↑
• Both Install smart home technology — Smart home features can increase convenience and appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Plymouth

• Score: 85/100
• State rank: #25
• US rank: #516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 40,076
• Population (ZIP): 25,039

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 (72%)
• Race & ethnicity: White 72% Asian 19% Two or more races 5% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 9% Italian 3% Lithuanian 3%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 77% English-only · Other Indo-European 7% Other Asian/Pacific 5% Chinese 3%

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: ▼ -198.06%
• Current HPI: 176.9122
• 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

+66.7% since first listed

12 events — show timeline

• 2026-06-17 Sold (MLS) $688,000 REALCOMP
• 2026-06-17 Sold (MLS) $688,000 MiRealSource-MiMLS
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-07 Listed $709,900 REALCOMP
• 2026-05-07 Listed $709,900 MiRealSource-MiMLS
• 2005-08-15 Listing Removed — REALCOMP
• 2005-04-26 Listed $411,975 REALCOMP
• 2005-04-22 Listing Removed — REALCOMP
• 2004-04-22 Listed $418,975 REALCOMP
• 2004-03-08 Listing Removed — REALCOMP
• 2004-02-07 Listed $412,675 REALCOMP