100 W Hickory Grove Rd Unit A2 · Bloomfield, MI 48304

$199,000

2 bd · 1.0 ba · 806 sqft · Condo public records · 71 Days on market

Built 1963 $423/mo HOA · 21% 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 +7.5/15.0
• Cash flow +7.3/30.0
• Schools +6.5/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after Bloomfield Hills School District, this well-maintained first-floor condo offers an ideal blend of comfort, convenience, and location. Just minutes from downtown Birmingham, enjoy effortless access to premier shopping, dining, and everyday amenities while living in a quiet, established community. This spacious 2-bedroom, 1-bath residence features a bright and functional layout with fresh paint and clean, modern touches throughout. The main level provides easy, stair-free living, and the carport is conveniently located just steps from the entrance for added ease. A sliding glass door opens to a generous shared green space, creating a great setting to relax or unwind outdoors. Inside, the unit includes all kitchen appliances, along with a private washer and dryer and a large basement storage area, offering both comfort and practicality. Wallside windows bring in abundant natural light while enhancing energy efficiency. The monthly association fee covers water and exterior maintenance, making for simple, low-maintenance living. Ideally positioned near Square Lake and Woodward, this home offers excellent accessibility while being just moments from the vibrancy of downtown Birmingham. Immediate occupancy available.

Key facts

• $423 HOA
• Garage
• Built 1963

Property features AI

Finance

• Other: Residential property type; Located in Bloomfield Courts subdivision; Directions: West of Woodward, north of Hickory Grove
• HOA & community: Has homeowners association; Monthly association fee of $423; HOA covers gas, grounds maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Detached garage; Carport; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Condominium; One level; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof
• Exterior features: Patio; Paved road

Interior

• Kitchen: Electric cooktop; Free-standing electric oven; Free-standing refrigerator; Dishwasher; Microwave; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Window air conditioning unit(s)
• Interior features: Unfinished basement; 5 total rooms
• Laundry & utility: Washer; Dryer; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (0.9% below list).
• Recommended offer: $153k (23.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 128 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 17% of the median local income ($143k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 71 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $120k; list at $199k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $152,508 (23.4% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 8.4

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-48,705
• Equity at exit: $29,672

10-year hold

• IRR: -21.7%
• Equity multiple: -0.13×
• Total profit: $-62,761
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$271 /mo · $3,258/yr
• Insurance: −$83
• HOA: −$423
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-263

Break-even live

Break-even rent $2,305

Max offer price $152,508

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-207	+0% $-263	+5% $-320	+10% $-376
Rent	-10% $-419	-5% $-341	+0% $-263	+5% $-185	+10% $-107
Rate	-1.0pp $-163	-0.5pp $-213	base $-263	+0.5pp $-315	+1.0pp $-367

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.5–2.0	1032	$1,700	$1.65	12d	2	0.05mi
100 W Hickory Grove Rd Bloomfield Hills, MI	2.0	1.0–2.0	1032	$1,625	$1.57	25d	3	0.05mi
444 N Fox Hills Dr #7 Bloomfield Twp, MI	2.0	2.0	1089	$1,550	$1.42	24d	1	1.06mi
444 N Fox Hills Dr #3 Bloomfield Twp, MI	2.0	2.0	1089	$1,598	$1.47	24d	1	1.06mi
433 Fox Hills Dr S #5 Bloomfield Hills, MI	2.0	2.0	1089	$1,700	$1.56	13d	1	1.07mi
E Fox Hills Dr Bloomfield Twp, MI	2.0	2.0	1055	$1,300	$1.23	17d	1	1.22mi
900 Martin Luther King Jr Blvd S Pontiac, MI	1.0–2.0	1.0	800	$1,065	$1.33	5d	1	1.47mi

HOA detail condo

• Monthly dues: $423 · $5,076/yr
• Likely covers: waterexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $199,000 Active 71 DOM
2. 2026-06-17
   days on market $199,000 Active 70 DOM
3. 2026-06-16
   days on market $199,000 Active 69 DOM
4. 2026-06-15
   days on market $199,000 Active 68 DOM
5. 2026-06-13
   days on market $199,000 Active 66 DOM
6. 2026-06-13
   days on market $199,000 Active 65 DOM
7. 2026-06-09
   days on market $199,000 Active 62 DOM
8. 2026-06-08
   days on market $199,000 Active 61 DOM
9. 2026-06-07
   days on market $199,000 Active 60 DOM
10. 2026-06-04
    days on market $199,000 Active 57 DOM
11. 2026-06-03
    days on market $199,000 Active 56 DOM
12. 2026-06-02
    days on market $199,000 Active 55 DOM
13. 2026-06-01
    days on market $199,000 Active 54 DOM
14. 2026-05-31
    days on market $199,000 Active 53 DOM
15. 2026-04-09
    listed $199,000 Active 1263-char remark

    Show marketing remark (1263 chars)

    Located in the highly sought-after Bloomfield Hills School District, this well-maintained first-floor condo offers an ideal blend of comfort, convenience, and location. Just minutes from downtown Birmingham, enjoy effortless access to premier shopping, dining, and everyday amenities while living in a quiet, established community. This spacious 2-bedroom, 1-bath residence features a bright and functional layout with fresh paint and clean, modern touches throughout. The main level provides easy, stair-free living, and the carport is conveniently located just steps from the entrance for added ease. A sliding glass door opens to a generous shared green space, creating a great setting to relax or unwind outdoors. Inside, the unit includes all kitchen appliances, along with a private washer and dryer and a large basement storage area, offering both comfort and practicality. Wallside windows bring in abundant natural light while enhancing energy efficiency. The monthly association fee covers water and exterior maintenance, making for simple, low-maintenance living. Ideally positioned near Square Lake and Woodward, this home offers excellent accessibility while being just moments from the vibrancy of downtown Birmingham. Immediate occupancy available.

16. 2026-04-09
    listed $199,000 Active

    Show marketing remark (1263 chars)

    Located in the highly sought-after Bloomfield Hills School District, this well-maintained first-floor condo offers an ideal blend of comfort, convenience, and location. Just minutes from downtown Birmingham, enjoy effortless access to premier shopping, dining, and everyday amenities while living in a quiet, established community. This spacious 2-bedroom, 1-bath residence features a bright and functional layout with fresh paint and clean, modern touches throughout. The main level provides easy, stair-free living, and the carport is conveniently located just steps from the entrance for added ease. A sliding glass door opens to a generous shared green space, creating a great setting to relax or unwind outdoors. Inside, the unit includes all kitchen appliances, along with a private washer and dryer and a large basement storage area, offering both comfort and practicality. Wallside windows bring in abundant natural light while enhancing energy efficiency. The monthly association fee covers water and exterior maintenance, making for simple, low-maintenance living. Ideally positioned near Square Lake and Woodward, this home offers excellent accessibility while being just moments from the vibrancy of downtown Birmingham. Immediate occupancy available.

17. 2026-04-08
    historical $199,000 1263-char remark

    Show marketing remark (1263 chars)

    Located in the highly sought-after Bloomfield Hills School District, this well-maintained first-floor condo offers an ideal blend of comfort, convenience, and location. Just minutes from downtown Birmingham, enjoy effortless access to premier shopping, dining, and everyday amenities while living in a quiet, established community. This spacious 2-bedroom, 1-bath residence features a bright and functional layout with fresh paint and clean, modern touches throughout. The main level provides easy, stair-free living, and the carport is conveniently located just steps from the entrance for added ease. A sliding glass door opens to a generous shared green space, creating a great setting to relax or unwind outdoors. Inside, the unit includes all kitchen appliances, along with a private washer and dryer and a large basement storage area, offering both comfort and practicality. Wallside windows bring in abundant natural light while enhancing energy efficiency. The monthly association fee covers water and exterior maintenance, making for simple, low-maintenance living. Ideally positioned near Square Lake and Woodward, this home offers excellent accessibility while being just moments from the vibrancy of downtown Birmingham. Immediate occupancy available.

18. 2024-03-18
    soldstatus $120,500
19. 2024-03-14
    soldstatus $120,500 Sold 240-char remark

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

20. 2024-03-14
    soldstatus $120,500 Sold

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

21. 2024-03-04
    status Pending 240-char remark

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

22. 2024-03-04
    status Pending

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

23. 2024-02-29
    listed $120,000 Active 240-char remark

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

24. 2024-02-29
    listed $120,000 Active

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

25. 2024-02-29
    historical $120,000 240-char remark

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

26. 2024-02-29
    historical $120,000

    Show marketing remark (240 chars)

    Stop Renting! Enjoy this spacious 2 bedroom 1st floor unit and enjoy the pride of ownership. Carport in front of entrance, extra large storage room in basement private washer and dryer and all kitchen appliances included. Wallside windows.

27. 2004-04-28
    soldstatus $83,000
28. 1998-03-23
    soldstatus $65,000

ⓘ 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: $3,258 · $271/mo
• Projected year-2 tax: $3,258 · $271/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°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: $23,663
• − Mortgage interest: −$11,147
• − Property taxes: −$3,258
• − Insurance: −$995
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$5,076
• − Depreciation: −$5,789
• Taxable loss: −$6,388
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-1,625/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 — 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

+206.2% since first listed

14 events — show timeline

• 2026-04-09 Listed $199,000 MiRealSource-MiMLS
• 2026-04-09 Listed $199,000 REALCOMP
• 2026-04-08 Coming Soon $199,000 MiRealSource-MiMLS
• 2024-03-18 Sold (Public Records) $120,500 Public Records
• 2024-03-14 Sold (MLS) $120,500 SW Michigan MLS
• 2024-03-14 Sold (MLS) $120,500 REALCOMP
• 2024-03-04 Pending — REALCOMP
• 2024-03-04 Pending — SW Michigan MLS
• 2024-02-29 Listed $120,000 REALCOMP
• 2024-02-29 Listed $120,000 SW Michigan MLS
• 2024-02-29 Coming Soon $120,000 REALCOMP
• 2024-02-29 Coming Soon $120,000 SW Michigan MLS
• 2004-04-28 Sold (Public Records) $83,000 Public Records
• 1998-03-23 Sold (Public Records) $65,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $3,258 · +218.6% YoY. Source: county tax records.