470 Oak Grove Dr · Orion, MI 48362 1876

$324,900

3 bd · 1.5 ba · 1,780 sqft · SingleFamily public records · 1 Days on market

Built 1966 0.46 ac lot Est $324k · at est. $12/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming 3-bedroom, 1.5-bath home offers the perfect combination of comfort, space, and location. Situated on a huge lot, there's plenty of room to enjoy outdoor living, entertain, or simply relax in your private setting. This home features a new roof(2024), new sewer(2025), beautifully remodeled kitchen, updated bathrooms, and a fantastic fully finished bonus room complete with its own half bath - ideal for a family room, home office, recreation space, or guest retreat. With lake and beach privileges on the desirable Long Lake with, generous living space, and thoughtful updates throughout, this home is ready for its next owner to move right in and enjoy. Parcel 0901260019 also include

Key facts

• Remodeled kitchen
• New sewer
• Updated bathrooms

Tags

• HUGE LOT
• NEW ROOF
• NEW SEWER
• REMODELED KITCHEN
• UPDATED BATHROOMS
• FULLY FINISHED BONUS ROOM

Property features AI

Finance

• Other: Roads are gravel; Frontage approximately 105 feet; Acreage approximately 0.16
• HOA & community: Association fee of $140 per year

Exterior

• Parking: Attached garage with electric and garage door opener; 2 garage parking spaces
• Utilities: Private well water; Public power (implied); Natural gas; Gas water heater; Central A/C
• Home design: Residential property; One-story structure; Built in 1966
• Construction: Crawl foundation
• Exterior features: Vinyl siding; Deck; Porch; Lake/River privileges (Long Lake); Pets allowed

Interior

• Kitchen: Kitchen on entry level (approx. 16 x 10); Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Bedroom 1 on entry level (approx. 10 x 10); Bedroom 2 on entry level (approx. 8 x 9); Bedroom 3 on entry level (approx. 9 wide)
• Bathrooms: One full bathroom; Two lavatories (total of 2 baths/lavatories); Bathroom on entry level (approx. 10 x 5); Lavatory on second level (approx. 6 x 5)
• Heating & cooling: Forced air heating; Natural gas heat/fuel; Gas water heater; Central air conditioning; Ceiling fans
• Interior features: Fireplace (family room, natural); Cable/Internet available; DSL available; Total of 10 rooms
• Laundry & utility: Washer; Dryer; Laundry room on entry level (approx. 5 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lake Orion Community Schools (suburban): math 49% / reading 64% proficiency, ranked #45 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $324,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.83%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $323,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 N Conklin Rd	0.10mi	3/2.0	1,843 (+4%)	5mo	$229,900	$125	83
1373 Joan Dr	0.20mi	4/1.5 (+1)	1,853 (+4%)	8mo	$334,500	$181	72
293 Clairemont Dr	0.42mi	3/1.5	1,716 (-4%)	7mo	$320,000	$186	69
948 Mcclellan St	0.38mi	3/2.0	1,884 (+6%)	9mo	$340,000	$180	63
815 Esther Dr	0.45mi	3/2.0	1,844 (+4%)	11mo	$337,500	$183	62
911 Old Hickory Ln	0.40mi	3/2.5	1,928 (+8%)	2mo	$340,000	$176	62
901 Ridge Rd	0.42mi	4/2.0 (+1)	1,860 (+4%)	11mo	$312,688	$168	57
737 Camilla Blvd	0.26mi	3/2.5	1,561 (-12%)	11mo	$369,000	$236	54
1379 Walter S Hall Dr	0.25mi	3/2.0	1,515 (-15%)	10mo	$281,400	$186	53
1155 Seabury Dr	0.50mi	3/1.0	1,568 (-12%)	3mo	$315,000	$201	53
675 Butler Dr	0.34mi	4/2.0 (+1)	1,965 (+10%)	11mo	$356,999	$182	50
957 Miller Rd N	0.43mi	2/1.0 (-1)	2,010 (+13%)	8mo	$180,000	$90	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 34.7%
• Equity multiple: 2.96×
• Total profit: $178,296
• Equity at exit: $146,089

10-year hold

• IRR: 34.9%
• Equity multiple: 5.83×
• Total profit: $439,620
• Equity at exit: $225,141

Cash invested: $90,972 (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 48362 1876

• Active inventory: 1
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $5,350 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$135
• HOA: −$12
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $2,186

Break-even live

Break-even rent $2,583

Max offer price $324,900

Occupancy floor 54%

Sensitivity live

Price	-10% $2,370	-5% $2,278	+0% $2,186	+5% $2,094	+10% $2,002
Rent	-10% $1,763	-5% $1,974	+0% $2,186	+5% $2,397	+10% $2,608
Rate	-1.0pp $2,349	-0.5pp $2,268	base $2,186	+0.5pp $2,101	+1.0pp $2,016

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Mystic Cove Ln Lake Orion, MI	2.0–4.0	2.0–3.0	1989	$5,350	$2.69	0d	4	1.30mi

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: sewer

Listing history 3 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-17
   remarks 675-char remark
3. 2026-06-17
   listed $324,900 Coming Soon 1 DOM

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $3,640 · $303/mo
• Expected delta: +$1,363/yr (+$114/mo · 59.9%)

ⓘ 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 ≥96°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: $64,200
• − Mortgage interest: −$18,199
• − Property taxes: −$2,276
• − Insurance: −$1,624
• − Repairs & maintenance: −$5,136
• − Management: −$5,136
• − HOA: −$144
• − Depreciation: −$9,452
• Taxable income: $22,232
• Est. tax owed @ 24.0%: −$5,336
• After-tax cash flow: $20,892/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: Lake Orion Community Schools
• NCES district ID: 2620730
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $82,396
• Composite: 51.21/100
• National rank: #1755
• State rank: #45 of 540 in MI

Livability — Orion

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

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-17 Coming Soon $324,900 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $2,276 · +2.6% YoY. Source: county tax records.