Normandy Rd

Royal Oak, Michigan, 48073

Tax DeedpendingSells Aug 25, 2026 · 39 days ago

View on map ↗

Opening bid

$36,725

Assessed value

$107,450

Market / AVM

$294,000

Taxes owed

—

Parcel number: 72-25-06-426-022
Case number: —
Land use: Residential
Beds / baths: 2 bd · 1 ba
Building: 984 sqft
Acreage: 0.17
Lot size: 7,249 sqft
Year built: 1949
Owner of record: Jason Connor

Legal description

T1N, R11E, SEC 6 NORTH PARK ON WOODWARD LOT 19

Property facts enriched via realestateapi · 8/25/2026

Aerial view of Normandy Rd — what is around it

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X
Outside the 1% annual chance floodplain.
Elevation 709 ft
Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.
6% of homes vacant year-round in Census Tract 1833
97 of 1,721 units vacant year-round, around or below the national tract average.
Tract median home value $276,600
Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.
Median household income $87,373
Tract median household income. Sets what a local buyer can finance.
65% owner-occupied
Owner-occupied majority, which usually means a retail resale is possible.

Property detail

RealEstateAPI PropertyDetail · Every populated field, as returned · 171 values

Summary(14)

Id	148,641,577
Beds	2
Baths	1
Cash buyer	Yes
Free clear	Yes
Quit claim	Yes
High equity	Yes
Last sale date	2021-11-29
Property type	SFR
Equity percent	100

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Michigan property search (BS&A / county) ↗search: 72-25-06-426-022
Assessor Records ↗search: 72-25-06-426-022
Foreclosures and Delinquent Tax Sales ↗search: 72-25-06-426-022
Recorded Document Search ↗search: 72-25-06-426-022
Michigan Survey and Plat Records Search ↗search: 72-25-06-426-022
Google Maps (parcel / address search) ↗

Oakland County rules

Sale type: Tax Deed
Redemption: Forfeiture/foreclosure process ends redemption rights before auction (roughly 2 years of delinquency)
Return if redeemed: N/A — outright deed transfer
Statute: Michigan Compiled Laws §211.78 et seq.

Full county profile →

Historical comps

17156 recorded outcomes in MI|Tax Deed (17156 with winning bid).

Sample size: 17,156
p(redeem) prior: 2%
Median sold: $3,900
Med bid/assessed: —

Calhoun County2025-10-31
Owned
$14,000
Berrien County2025-10-31
Owned
$5,700
Berrien County2025-10-31
Owned
$2,600
Calhoun County2025-10-31
Owned
$1,600
Berrien County2025-10-31
Owned
$1,100
Calhoun County2025-10-31
Owned
$1,000

Liens that survive

Same Michigan foreclosure framework: judgment clears most private liens; federal liens and some governmental assessments can survive. Run municipal lien/special-assessment search.

Quiet title

Foreclosure judgment is primary title step; quiet title still used when insurers want extra comfort on tax-foreclosed residential parcels.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Oakland County Treasurer — Land Sale ↗

Deal analysis

Your maximum bid

$174,129

Walk away above this. Projected profit at the ceiling: $88,200 (30% of ARV).

Opening bid $36,725

Room to bid $137,404

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$79,149

Under max by $94,980

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $174,129 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $294,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $294,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$23,520
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$441/month.: −$4,851
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$88,200
Maximum bid: $174,129

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.

Site & surroundings

Physical conditions that affect value and rarely appear on a listing.

Nothing adverse found within range of this parcel.

Context

FEMA flood zone X

Outside the 1% annual chance floodplain.

Elevation 709 ft

Ground elevation at the parcel. Compare with the FEMA base flood elevation where one is published.

6% of homes vacant year-round in Census Tract 1833

97 of 1,721 units vacant year-round, around or below the national tract average.

Tract median home value $276,600

Self-reported median across the whole tract — context for whether a number is plausible, not a comparable and never a bid input.

Median household income $87,373

Tract median household income. Sets what a local buyer can finance.

65% owner-occupied

Owner-occupied majority, which usually means a retail resale is possible.

148,641,577

Beds

Baths

Cash buyer

Yes

Free clear

Yes

Quit claim

Yes

High equity

Yes

Last sale date

2021-11-29

Property type

SFR

Equity percent

100

Deal analysis

Your maximum bid

$174,129

Walk away above this. Projected profit at the ceiling: $88,200 (30% of ARV).

Opening bid $36,725

Room to bid $137,404

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$79,149

Under max by $94,980

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

17156

Median sold

$3,900

p(redeem) prior

History n=17156: median sold $3,900 is well below oracle $174,129 — target ~82% of ceiling.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $294,000. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $294,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$23,520
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical MI range ($2,000–$4,000, ~9 months).: −$3,000
Deed recording and transferassumed Typical MI recording and deed issuance cost.: −$300
Holding costs (11 months)assumed Taxes, insurance, and securing the property at ~$441/month.: −$4,851
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$88,200
Maximum bid: $174,129

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. Michigan's foreclosure judgment cuts off prior liens and the owner's interest, so title is comparatively clean — quiet title is often unnecessary.

Apn	72-25-06-426-022
Zoning	ONE FAM
Land use	Residential
Lot acres	0.17
Lot number	19
Census block	2013
Census tract	183300
Property use	Single Family Residence
Subdivision	North Park On Woodward
Legal section	6
Lot depth feet	145
Lot width feet	50
Lot square feet	7,249
Property class	The general use for the property is for residential purposes
Apn unformatted	722506426022
Census block group	3
Legal description	T1N, R11E, SEC 6 NORTH PARK ON WOODWARD LOT 19

Year	2,024
Tax amount	$8,366
Property id	148,641,577
Market value	$214,900
Assessed value	$107,450
Assessment year	2,025

Book	57158
Page	177
Seq no	1
Sale date	2021-11-29
Buyer names	Jason T Connor
Seller names	Steven V Mccusker, Nancy A Mccusker
Document type	Quit Claim Deed
Recording date	2021-12-09
Document number	270838
Purchase method	Cash Purchase
Owner individual	Yes
Transaction type	Non-Arm's Length Transactions
Document type code	DTQC
Prior owner individual	Yes
Prior owner months owned	86

Owner1 type	Individual
Owner2 type	Other
Mail address · zip	48073
Mail address · city	Royal Oak
Mail address · fips	26125
Mail address · zip4	1648
Mail address · house	3517
Mail address · label	3517 Normandy Rd, Royal Oak, MI 48073
Mail address · state	MI
Mail address · county	Oakland County
Mail address · street	Normandy
Mail address · address	3517 Normandy Rd
Mail address · carrier route	C049
Owner occupied	Yes
Owner1 full name	Jason Connor
Owner1 last name	Connor
Owner1 first name	Jason
Ownership length	56

Book	Page	Seq no	Sale date	Buyer names	Seller names	Document type	Recording date	Document number	Purchase method	Owner individual	Transaction type	Document type code	Ltv	Arms length	Sale amount	Down payment
57158	177	1	2021-11-29	Jason T Connor	Steven V Mccusker, Nancy A Mccusker	Quit Claim Deed	2021-12-09	270838	Cash Purchase	Yes	Non-Arm's Length Transactions	DTQC
47460	00226	2	2014-09-09	Steven V Mccusker, Nancy A Mccusker	John R Mueller	Warranty Deed	2014-10-01	189866	Cash Purchase	Yes	Arms Length Residential Transactions (Purchase/Resales)	DTWD	100	Yes	$36,550	$36,550
43057	723	3	2011-04-29	Jason T Connor, Monika Connor	John R Mueller	Land Contract	2011-05-11	094926	Cash Purchase	Yes	Non-Arm's Length Transactions	DTLD

Fmr year	2023
Hud area code	METRO19820M19820
Hud area name	Detroit-Warren-Livonia, MI HUD Metro FMR Area
Median income	$82,049
Fmr efficiency	$960
Fmr one bedroom	$1,080
Fmr two bedroom	$1,380
Suggested rent	$1,380
Fmr four bedroom	$1,850
Fmr three bedroom	$1,720

Id	299667
Name	North Park On Woodward
Type	subdivision
Center	POINT(-83.187362703149 42.522844810302)

Address · zip	48073
Address · city	Royal Oak
Address · fips	26125
Address · zip4	1648
Address · house	3517
Address · label	3517 Normandy Rd, Royal Oak, MI 48073
Address · state	MI
Address · county	Oakland County
Address · street	Normandy
Address · address	3517 Normandy Rd
Address · street type	Rd
Address · carrier route	C049
Address · jurisdiction	Oakland County
Address · congressional district	11
Bedrooms	2
Deck area	0
Latitude	42.52467699915705
Pool area	0
Bathrooms	1
Longitude	-83.18854200031234
Patio area	0
Year built	1,949
Garage type	Garage
Rooms count	3
Units count	0
Heating type	Forced Air Unit
Property use	Single Family Residence
Roof material	109
Lot square feet	7,231
Parking spaces	1
Buildings count	0
Property use code	385
Garage square feet	280
Living square feet	984
Partial bathrooms	0
Basement square feet	768
Building square feet	984
Price per square foot	0
Air conditioning type	Yes
Plumbing fixtures count	0
Basement finished percent	0
Air conditioning available	Yes
Basement square feet finished	0
Basement square feet unfinished	0

Site & surroundings

Context

Property detail

County records

Oakland County rules

Historical comps

Verify before you bid

Site & surroundings

Context

Property detail

County records

Oakland County rules

Historical comps

Verify before you bid

AI risk brief