1711 Huntingwood Ln Unit C · Bloomfield Hills, MI 48304

$259,900

2 bd · 2.0 ba · 1,550 sqft · Condo public records · 32 Days on market

Built 1965 $454/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +6.5/10.0
• DSCR +6.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of sophisticated updates and functional living in this stunning City of Bloomfield Hills second-floor ranch-style condo. Designed for those who appreciate both style and space, this residence offers a seamless layout complemented by new hardwood flooring in the foyer, kitchen, dining room, hallway as well as luxury vinyl in the Primary suite! This unit showcases a beautifully updated kitchen, featuring sleek finishes and a charming breakfast nook perfect for morning coffee. For those who work from home or enjoy a quiet retreat, the private library serves as an ideal sanctuary, complete with direct access to a private balcony for fresh air and relaxation. The spacious living room provides an inviting atmosphere for entertaining guests or enjoying quiet evenings. Retreat to the fully updated primary suite, a true haven of comfort. The bedroom has been thoughtfully refreshed to create a serene environment and excellent storage in the closets with built-ins, while the renovated primary bathroom boasts modern fixtures and a spa-like feel, ensuring your daily routine feels like a getaway. Rare for condo living, this unit includes a massive basement. This expansive area provides incredible storage solutions to keep your living space clutter-free and offers endless possibilities for a home gym, workshop, or additional recreation space. Enjoy easy living as water and exterior maintenance, grass and snow removal are included in the monthly association dues. Complex has a lovely pool for summer fun and an on-site caretaker who lives at the premises. Close to main roadways, dining, schools. Tranquility meets affordability with this lovely home! Turn-key perfect!

Key facts

• $454 HOA
• Community pool
• Built 1965

Property features AI

Finance

• Other: Paved private road with private maintenance; Pets allowed (cats permitted, number limit applies); Approx. 1,550 above-grade finished square feet
• HOA & community: Homeowners association with monthly fee; HOA fee: $454 monthly; HOA maintains grounds; Community pool

Exterior

• Parking: Parking lot; Carport; No garage
• Utilities: Public water; Public sewer
• Home design: Condominium; One level; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof
• Exterior features: Balcony; Porch; Terrace; Exterior lighting; Community outdoor pool

Interior

• Kitchen: Built-in electric range; Dishwasher; Disposal; Microwave; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Entrance foyer; High-speed internet; Intercom
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 0.8% in Bloomfield Hills — 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 72/100 on livability (#263 in MI) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: commute D+, amenities F, cost of living 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: 132 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 32 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $150k; list at $260k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 7.0

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: -8.8%
• Equity multiple: 0.67×
• Total profit: $-23,656
• Equity at exit: $38,752

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $3,922
• Equity at exit: $22,471

Cash invested: $72,772 (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 48304

• Active inventory: 132
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,097 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$236 /mo · $2,834/yr
• Insurance: −$108
• HOA: −$454
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $286

Break-even live

Break-even rent $2,736

Max offer price $259,900

Occupancy floor 86%

Sensitivity live

Price	-10% $433	-5% $359	+0% $286	+5% $212	+10% $138
Rent	-10% $41	-5% $163	+0% $286	+5% $408	+10% $530
Rate	-1.0pp $416	-0.5pp $352	base $286	+0.5pp $218	+1.0pp $150

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42160 Woodward Ave Bloomfield Hills, MI	2.0	2.0	1689	$3,500	$2.07	0d	1	1.29mi
42522 Woodward Ave Bloomfield Twp, MI	2.0	2.0	1300	$3,300	$2.54	0d	1	1.48mi

HOA detail condo

• Monthly dues: $454 · $5,448/yr
• Likely covers: watersnow removalexterior maint.poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $259,900 Active 32 DOM
2. 2026-06-18
   days on market $259,900 Active 29 DOM
3. 2026-06-17
   days on market $259,900 Active 28 DOM
4. 2026-06-16
   days on market $259,900 Active 27 DOM
5. 2026-06-15
   days on market $259,900 Active 26 DOM
6. 2026-06-13
   days on market $259,900 Active 24 DOM
7. 2026-06-13
   days on market $259,900 Active 23 DOM
8. 2026-06-09
   days on market $259,900 Active 20 DOM
9. 2026-06-08
   days on market $259,900 Active 19 DOM
10. 2026-06-07
    days on market $259,900 Active 18 DOM
11. 2026-06-04
    days on market $259,900 Active 15 DOM
12. 2026-06-03
    days on market $259,900 Active 14 DOM
13. 2026-06-02
    days on market $259,900 Active 13 DOM
14. 2026-06-01
    days on market $259,900 Active 12 DOM
15. 2026-05-31
    days on market $259,900 Active 11 DOM
16. 2026-05-21
    listed $259,900 Active 1705-char remark

    Show marketing remark (1705 chars)

    Discover the perfect blend of sophisticated updates and functional living in this stunning City of Bloomfield Hills second-floor ranch-style condo. Designed for those who appreciate both style and space, this residence offers a seamless layout complemented by new hardwood flooring in the foyer, kitchen, dining room, hallway as well as luxury vinyl in the Primary suite! This unit showcases a beautifully updated kitchen, featuring sleek finishes and a charming breakfast nook perfect for morning coffee. For those who work from home or enjoy a quiet retreat, the private library serves as an ideal sanctuary, complete with direct access to a private balcony for fresh air and relaxation. The spacious living room provides an inviting atmosphere for entertaining guests or enjoying quiet evenings. Retreat to the fully updated primary suite, a true haven of comfort. The bedroom has been thoughtfully refreshed to create a serene environment and excellent storage in the closets with built-ins, while the renovated primary bathroom boasts modern fixtures and a spa-like feel, ensuring your daily routine feels like a getaway. Rare for condo living, this unit includes a massive basement. This expansive area provides incredible storage solutions to keep your living space clutter-free and offers endless possibilities for a home gym, workshop, or additional recreation space. Enjoy easy living as water and exterior maintenance, grass and snow removal are included in the monthly association dues. Complex has a lovely pool for summer fun and an on-site caretaker who lives at the premises. Close to main roadways, dining, schools. Tranquility meets affordability with this lovely home! Turn-key perfect!

17. 2026-05-21
    listed $259,900 Active

    Show marketing remark (1705 chars)

    Discover the perfect blend of sophisticated updates and functional living in this stunning City of Bloomfield Hills second-floor ranch-style condo. Designed for those who appreciate both style and space, this residence offers a seamless layout complemented by new hardwood flooring in the foyer, kitchen, dining room, hallway as well as luxury vinyl in the Primary suite! This unit showcases a beautifully updated kitchen, featuring sleek finishes and a charming breakfast nook perfect for morning coffee. For those who work from home or enjoy a quiet retreat, the private library serves as an ideal sanctuary, complete with direct access to a private balcony for fresh air and relaxation. The spacious living room provides an inviting atmosphere for entertaining guests or enjoying quiet evenings. Retreat to the fully updated primary suite, a true haven of comfort. The bedroom has been thoughtfully refreshed to create a serene environment and excellent storage in the closets with built-ins, while the renovated primary bathroom boasts modern fixtures and a spa-like feel, ensuring your daily routine feels like a getaway. Rare for condo living, this unit includes a massive basement. This expansive area provides incredible storage solutions to keep your living space clutter-free and offers endless possibilities for a home gym, workshop, or additional recreation space. Enjoy easy living as water and exterior maintenance, grass and snow removal are included in the monthly association dues. Complex has a lovely pool for summer fun and an on-site caretaker who lives at the premises. Close to main roadways, dining, schools. Tranquility meets affordability with this lovely home! Turn-key perfect!

18. 2026-05-18
    historical $259,900 1705-char remark

    Show marketing remark (1705 chars)

    Discover the perfect blend of sophisticated updates and functional living in this stunning City of Bloomfield Hills second-floor ranch-style condo. Designed for those who appreciate both style and space, this residence offers a seamless layout complemented by new hardwood flooring in the foyer, kitchen, dining room, hallway as well as luxury vinyl in the Primary suite! This unit showcases a beautifully updated kitchen, featuring sleek finishes and a charming breakfast nook perfect for morning coffee. For those who work from home or enjoy a quiet retreat, the private library serves as an ideal sanctuary, complete with direct access to a private balcony for fresh air and relaxation. The spacious living room provides an inviting atmosphere for entertaining guests or enjoying quiet evenings. Retreat to the fully updated primary suite, a true haven of comfort. The bedroom has been thoughtfully refreshed to create a serene environment and excellent storage in the closets with built-ins, while the renovated primary bathroom boasts modern fixtures and a spa-like feel, ensuring your daily routine feels like a getaway. Rare for condo living, this unit includes a massive basement. This expansive area provides incredible storage solutions to keep your living space clutter-free and offers endless possibilities for a home gym, workshop, or additional recreation space. Enjoy easy living as water and exterior maintenance, grass and snow removal are included in the monthly association dues. Complex has a lovely pool for summer fun and an on-site caretaker who lives at the premises. Close to main roadways, dining, schools. Tranquility meets affordability with this lovely home! Turn-key perfect!

19. 2015-06-23
    soldstatus $149,900
20. 2015-06-12
    soldstatus $149,900 Sold 678-char remark

    Show marketing remark (678 chars)

    Welcome to this warm and inviting 2 bedroom 2 bath condo in Bloomfield Hills. Spacious and meticulously maintained from the tidy neutral kitchen to the generous living room and dining room. The master suite has plenty of closet space and private bath. Second bedroom offers great space and lovely views. The warm library/den has French doors walking out to the fabulous balcony - perfect for relaxing. Freshly painted, newer windows in bedrooms, furnace/AC 2012, newer HWH. Extra storage in private basement. Convenient parking and carport! Close to shopping, dining, freeways. Pool and beautifully maintained grounds - worry free living! GAS AND WATER INCLUDED IN ASSOC. FEE

21. 2015-06-12
    soldstatus $149,900

    Show marketing remark (678 chars)

    Welcome to this warm and inviting 2 bedroom 2 bath condo in Bloomfield Hills. Spacious and meticulously maintained from the tidy neutral kitchen to the generous living room and dining room. The master suite has plenty of closet space and private bath. Second bedroom offers great space and lovely views. The warm library/den has French doors walking out to the fabulous balcony - perfect for relaxing. Freshly painted, newer windows in bedrooms, furnace/AC 2012, newer HWH. Extra storage in private basement. Convenient parking and carport! Close to shopping, dining, freeways. Pool and beautifully maintained grounds - worry free living! GAS AND WATER INCLUDED IN ASSOC. FEE

22. 2015-05-12
    historical 678-char remark

    Show marketing remark (678 chars)

    Welcome to this warm and inviting 2 bedroom 2 bath condo in Bloomfield Hills. Spacious and meticulously maintained from the tidy neutral kitchen to the generous living room and dining room. The master suite has plenty of closet space and private bath. Second bedroom offers great space and lovely views. The warm library/den has French doors walking out to the fabulous balcony - perfect for relaxing. Freshly painted, newer windows in bedrooms, furnace/AC 2012, newer HWH. Extra storage in private basement. Convenient parking and carport! Close to shopping, dining, freeways. Pool and beautifully maintained grounds - worry free living! GAS AND WATER INCLUDED IN ASSOC. FEE

23. 2015-05-11
    historical
24. 2015-05-08
    listed $149,900 Active 678-char remark

    Show marketing remark (678 chars)

    Welcome to this warm and inviting 2 bedroom 2 bath condo in Bloomfield Hills. Spacious and meticulously maintained from the tidy neutral kitchen to the generous living room and dining room. The master suite has plenty of closet space and private bath. Second bedroom offers great space and lovely views. The warm library/den has French doors walking out to the fabulous balcony - perfect for relaxing. Freshly painted, newer windows in bedrooms, furnace/AC 2012, newer HWH. Extra storage in private basement. Convenient parking and carport! Close to shopping, dining, freeways. Pool and beautifully maintained grounds - worry free living! GAS AND WATER INCLUDED IN ASSOC. FEE

25. 2015-05-08
    listed $149,900

    Show marketing remark (678 chars)

    Welcome to this warm and inviting 2 bedroom 2 bath condo in Bloomfield Hills. Spacious and meticulously maintained from the tidy neutral kitchen to the generous living room and dining room. The master suite has plenty of closet space and private bath. Second bedroom offers great space and lovely views. The warm library/den has French doors walking out to the fabulous balcony - perfect for relaxing. Freshly painted, newer windows in bedrooms, furnace/AC 2012, newer HWH. Extra storage in private basement. Convenient parking and carport! Close to shopping, dining, freeways. Pool and beautifully maintained grounds - worry free living! GAS AND WATER INCLUDED IN ASSOC. FEE

26. 1976-03-01
    soldstatus $58,900

ⓘ 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: $2,834 · $236/mo
• Projected year-2 tax: $3,418 · $285/mo
• Expected delta: +$584/yr (+$49/mo · 20.6%)

ⓘ 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 ≥98°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: $37,169
• − Mortgage interest: −$14,558
• − Property taxes: −$2,834
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,974
• − Management: −$2,974
• − HOA: −$5,448
• − Depreciation: −$7,561
• Taxable loss: −$479
• Est. tax savings @ 24.0%: +$115
• After-tax cash flow: $3,542/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 Hills

• Score: 72/100
• State rank: #263
• US rank: #6482

Category grades

Amenities F Commute D+ 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

• Census place: Bloomfield Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 34,892
• 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

+341.3% since first listed

11 events — show timeline

• 2026-05-21 Listed $259,900 MiRealSource-MiMLS
• 2026-05-21 Listed $259,900 REALCOMP
• 2026-05-18 Coming Soon $259,900 MiRealSource-MiMLS
• 2015-06-23 Sold (Public Records) $149,900 Public Records
• 2015-06-12 Sold (MLS) $149,900 MiRealSource-MiMLS
• 2015-06-12 Sold (MLS) $149,900 REALCOMP
• 2015-05-12 Listing Removed — REALCOMP
• 2015-05-11 Listing Removed — MiRealSource-MiMLS
• 2015-05-08 Listed $149,900 REALCOMP
• 2015-05-08 Listed $149,900 MiRealSource-MiMLS
• 1976-03-01 Sold (Public Records) $58,900 Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,834 · +2.3% YoY. Source: county tax records.