3180 Mapledale St · Wolverine Lake, MI 48382

$195,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 13 Days on market

Built 1970 4,792 sqft lot Est $246k · 21% under

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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 +15.0/15.0
• Cash flow +12.8/30.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available to show Tuesday 5/26/26 Brand New Central Air, Walk this beautiful area with 3 lake access site near. Short walk to LK PRIVILEGES ON LOWER STRAITS LK, Award Winning Walled Lake Schools. 3bd 1 Bath Kitchen and Bath recently remodeled. Mature corner lot with Privacy. Shows like new you must get inside. Don't Miss out Call

Key facts

• Lake access
• Central air
• 4,792 sq ft lot

Tags

• CENTRAL AIR
• LAKE ACCESS

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Shared septic system
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Wood siding; Built with crawl space foundation
• Exterior features: Lake privileges; Paved road access; Lot dimensions approximately 50 x 100 (0.11 acres); Water body: Lower straits

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Disposal; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (16.4% below list).
• Recommended offer: $163k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Wolverine Lake — 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 73/100 on livability (#204 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Walled Lake Consolidated Schools (suburban): math 52% / reading 60% proficiency, ranked #58 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 173 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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 $126k; list at $195k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $162,948 (16.4% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $245,760
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9325 Commerce Rd	0.22mi	3/1.0	972 (+1%)	6mo	$230,000	$237	83
3346 Royal Blvd	0.17mi	3/1.5	1,017 (+6%)	1mo	$260,000	$256	79
3235 Royal Blvd	0.07mi	3/1.0	912 (-5%)	19mo	$179,900	$197	73
3114 mapledale St	0.07mi	2/1.0 (-1)	912 (-5%)	16mo	$238,000	$261	70
3114 Mapledale St	0.07mi	2/1.0 (-1)	912 (-5%)	16mo	$238,000	$261	70
9526 Garden Terrace Ter	0.38mi	3/1.0	988 (+3%)	10mo	$289,000	$293	69
3243 Chenoa St	0.39mi	3/2.0	1,008 (+5%)	23mo	$240,000	$238	50

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-32,725
• Equity at exit: $29,075

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-29,951
• Equity at exit: $16,860

Cash invested: $54,600 (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 48382

• Active inventory: 173
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$201 /mo · $2,413/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-18

Break-even live

Break-even rent $1,652

Max offer price $191,881

Occupancy floor 96%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3280 Brookneal St Commerce Township, MI	2.0	1.0	730	$1,650	$2.26	44d	1	0.19mi
3280 Brookneal St Unit NA Commerce Township, MI	2.0	1.0	730	$1,650	$2.26	24d	1	0.19mi
617 W Commerce Rd Commerce Township, MI	2.0	1.0	580	$1,300	$2.24	24d	1	1.20mi

Listing history 16 events

1. 2026-06-04
   statusdays on market $195,000 Pending 13 DOM
2. 2026-06-03
   listing id $195,000 Active 12 DOM
3. 2026-06-02
   days on marketlisting id $195,000 Active 12 DOM
4. 2026-06-01
   days on market $195,000 Active 11 DOM
5. 2026-05-31
   days on market $195,000 Active 10 DOM
6. 2026-05-21
   listed $195,000 Active

   Show marketing remark (331 chars)

   Available to show Tuesday 5/26/26 Brand New Central Air, Walk this beautiful area with 3 lake access site near. Short walk to LK PRIVILEGES ON LOWER STRAITS LK, Award Winning Walled Lake Schools. 3bd 1 Bath Kitchen and Bath recently remodeled. Mature corner lot with Privacy. Shows like new you must get inside. Don't Miss out Call

7. 2026-05-21
   listed $195,000 Active 331-char remark

   Show marketing remark (331 chars)

   Available to show Tuesday 5/26/26 Brand New Central Air, Walk this beautiful area with 3 lake access site near. Short walk to LK PRIVILEGES ON LOWER STRAITS LK, Award Winning Walled Lake Schools. 3bd 1 Bath Kitchen and Bath recently remodeled. Mature corner lot with Privacy. Shows like new you must get inside. Don't Miss out Call

8. 2004-01-20
   soldstatus $126,000
9. 2003-12-04
   soldstatus $126,000
10. 2003-09-09
    listed $134,900
11. 1997-04-28
    soldstatus $95,500
12. 1997-04-01
    soldstatus $95,500
13. 1997-01-29
    listed $94,900
14. 1994-08-25
    soldstatus $78,500
15. 1992-08-03
    soldstatus $57,000
16. 1985-09-06
    soldstatus $20,000

ⓘ 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: $2,413 · $201/mo
• Projected year-2 tax: $2,708 · $226/mo
• Expected delta: +$295/yr (+$25/mo · 12.2%)

ⓘ 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 · 14 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: $19,554
• − Mortgage interest: −$10,923
• − Property taxes: −$2,413
• − Insurance: −$975
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,673
• Taxable loss: −$3,559
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $642/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: Walled Lake Consolidated Schools
• NCES district ID: 2635160
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,184
• Composite: 49.57/100
• National rank: #1987
• State rank: #58 of 540 in MI

Livability — Wolverine Lake

• Score: 73/100
• State rank: #204
• US rank: #5186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,550

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% Arabic 1%

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: ▼ -265.18%
• Current HPI: 202.3058
• 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

+875.0% since first listed

11 events — show timeline

• 2026-05-21 Listed $195,000 MiRealSource-MiMLS
• 2026-05-21 Listed $195,000 REALCOMP
• 2004-01-20 Sold (Public Records) $126,000 Public Records
• 2003-12-04 Sold (MLS) $126,000 REALCOMP
• 2003-09-09 Listed $134,900 REALCOMP
• 1997-04-28 Sold (Public Records) $95,500 Public Records
• 1997-04-01 Sold (MLS) $95,500 REALCOMP
• 1997-01-29 Listed $94,900 REALCOMP
• 1994-08-25 Sold (Public Records) $78,500 Public Records
• 1992-08-03 Sold (Public Records) $57,000 Public Records
• 1985-09-06 Sold (Public Records) $20,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,413 · +3.5% YoY. Source: county tax records.