760 Heights Road Rd · Orion, MI 48362

$309,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 15 Days on market

Built 1979 0.26 ac lot $4/mo HOA

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch w/ brick & vinyl maintenance free exterior * * Oversized 2-car Garage * * * Spacious Kitchen: newer flooring, granite counter top, crown molding, and plenty of eating space * * Completely updated Bath, tiled floor and shower, new vanity and lighting * * * Lower Level w/ full bath, shower, tiled and designer style sink * * * Bar seats 6 plus, tile floor, sink and refrigerator * * * Family Room & Entertainment area. Deeded Lot with Utilize All Sports Lake Orion.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1979

Property features AI

Finance

• HOA & community: Association fee of $50 per year

Exterior

• Parking: Detached garage, side loading, with electricity (2.5 parking spaces in garage)
• Utilities: Private well water; Natural gas heating (forced air)
• Home design: One-story residential home; Built in 1979; Basement entry level (finished below grade area approx. 900 finished)
• Construction: Aluminum and brick exterior; Basement foundation
• Exterior features: Deck; Porch; All-sports lake access and lake/river privileges (Lake Orion)

Interior

• Kitchen: Kitchen on the entry level (approx. 16 x 10)
• Bedrooms: Three bedrooms on the entry level (approx. 11 x 11, 10 x 10, and 9')
• Bathrooms: Two full bathrooms (one on entry level, one in basement)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Finished basement; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $309k).
• Recommended offer: $304k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 88 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask is 129% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; list at $309k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $304,365 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.00% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $696,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Bellevue Ave	0.30mi	3/2.0	1,800 (+4%)	10mo	$725,000	$403	70
561 Bellevue Ave	0.30mi	3/2.0	1,510 (-13%)	1mo	$630,000	$417	64
807 Pine Tree Rd W	0.47mi	2/2.0 (-1)	1,740 (+1%)	11mo	$840,000	$483	63
664 King Cir	0.17mi	3/3.0	1,979 (+14%)	2mo	$1,360,000	$687	62
734 Woodland Ave	0.32mi	3/1.5	1,640 (-5%)	14mo	$275,000	$168	62
567 Bellevue Ave	0.30mi	2/2.0 (-1)	1,504 (-13%)	0mo	$502,000	$334	59
677 King Cir	0.13mi	4/2.0 (+1)	1,950 (+13%)	11mo	$427,500	$219	59
892 Heights Rd	0.16mi	3/2.0	1,966 (+14%)	14mo	$700,000	$356	58
561 Bellevue Ave	0.30mi	3/2.0	1,510 (-13%)	10mo	$610,000	$404	56
710 Pine Tree Rd	0.39mi	3/2.5	1,932 (+12%)	9mo	$445,000	$230	52
231 O'connor St	0.62mi	3/2.0	1,536 (-11%)	0mo	$670,000	$436	52
806 Harry Paul Dr	0.71mi	3/2.0	1,920 (+11%)	13mo	$255,000	$133	38

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-16,299
• Equity at exit: $46,073

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $29,044
• Equity at exit: $26,717

Cash invested: $86,520 (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

• Active inventory: 88
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,094 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$160 /mo · $1,915/yr
• Insurance: −$129
• HOA: −$4
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $532

Break-even live

Break-even rent $2,421

Max offer price $309,000

Occupancy floor 78%

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
391 Shady Oaks St Lake Orion, MI	3.0	2.0	1920	$2,995	$1.56	1d	1	0.26mi
391 Shady Oaks St Lake Orion, MI	3.0	2.0	1920	$2,995	$1.56	10d	1	0.26mi
711 Kimberly Lake Orion, MI	1.0–2.0	1.0–1.5	985	$1,149	$1.17	1d	6	0.90mi
442 Mystic Cove Ln Lake Orion, MI	2.0–4.0	2.0–3.0	1989	$5,350	$2.69	1d	4	0.98mi
120 S Broadway St Lake Orion, MI	2.0	2.0	1065	$2,950	$2.77	14d	1	1.11mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 12 events

1. 2026-06-18
   days on market $309,000 Active 15 DOM
2. 2026-06-17
   days on market $309,000 Active 14 DOM
3. 2026-06-16
   days on market $309,000 Active 13 DOM
4. 2026-06-15
   days on market $309,000 Active 12 DOM
5. 2026-06-13
   days on market $309,000 Active 10 DOM
6. 2026-06-09
   days on market $309,000 Active 6 DOM
7. 2026-06-08
   days on market $309,000 Active 5 DOM
8. 2026-06-07
   days on market $309,000 Active 4 DOM
9. 2026-06-04
   remarks 687-char remark
10. 2026-06-04
    statuslisting id $309,000 Active 1 DOM
11. 2026-06-02
    remarks 682-char remark
12. 2026-06-02
    listed $309,000 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: $1,915 · $160/mo
• Projected year-2 tax: $3,337 · $278/mo
• Expected delta: +$1,422/yr (+$118/mo · 74.3%)

ⓘ 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: $37,130
• − Mortgage interest: −$17,309
• − Property taxes: −$1,915
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,970
• − Management: −$2,970
• − HOA: −$48
• − Depreciation: −$8,989
• Taxable income: $1,384
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $6,048/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

• City population: 10,401
• Population (ZIP): 14,746

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 3%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -307.96%
• Current HPI: 182.3653
• 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

+106.0% since first listed

10 events — show timeline

• 2026-06-02 Coming Soon $309,000 MiRealSource-MiMLS
• 2013-11-22 Sold (Public Records) $135,000 Public Records
• 2013-10-28 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2013-10-15 Listing Removed — MiRealSource-MiMLS
• 2013-10-12 Listed $135,000 MiRealSource-MiMLS
• 2010-10-01 Listing Removed — REALCOMP
• 2010-06-03 Listed $118,900 REALCOMP
• 2005-07-07 Sold (Public Records) $150,000 Public Records
• 2005-06-06 Sold (MLS) $150,000 REALCOMP
• 2005-04-25 Listed $150,000 REALCOMP

Property tax history

-0.6%/yr

Latest (2025): $1,915 · +2.7% YoY. Source: county tax records.