5094 Coshocton Dr · Orchard Lake Village, MI 48327

$130,000

2 bd · 1.0 ba · 698 sqft · SingleFamily public records · 19 Days on market

Built 1951 9,148 sqft lot $186/sqft · 29% below area Est $174k · 25% under ↓ 35% since listing

---

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 +18.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home sits on a generous lot and offers great potential for the right buyer. Featuring warm wood-plank ceilings, spacious rooms, and large windows that bring in plenty of natural light, this property is full of character. Perfect opportunity for investors or buyers looking to update and make it their own. A wood-burning stove adds rustic charm, and the deep yard provides plenty of outdoor space for future improvements.

Key facts

• Natural light
• Deep yard
• Wood burning stove

Tags

• WOOD BURNING STOVE
• DEEP YARD
• NATURAL LIGHT

Property features AI

Finance

• Other: Located in the Chetolah Shores subdivision; Directions: south of Cass Elizabeth Rd, east of Cooley Lake Rd

Exterior

• Parking: No garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Wood siding; Slab foundation
• Exterior features: Paved road access; Lot about 0.21 acres (25 x 150.46)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.3% in Orchard Lake Village — 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 65/100 on livability (#465 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 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 $899 of loan paydown is wiped out by about $4k 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 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (median comp): $173,849
• List price: $130,000
• Delta: -13.72%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-12,413
• Equity at exit: $19,383

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $599
• Equity at exit: $11,240

Cash invested: $36,400 (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 48327

• Active inventory: 102
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $134

Break-even live

Break-even rent $1,290

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $208	-5% $171	+0% $134	+5% $98	+10% $61
Rent	-10% $19	-5% $77	+0% $134	+5% $192	+10% $250
Rate	-1.0pp $200	-0.5pp $167	base $134	+0.5pp $101	+1.0pp $66

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $130,000 Active 19 DOM
2. 2026-06-18
   days on market $130,000 Active 16 DOM
3. 2026-06-17
   days on market $130,000 Active 15 DOM
4. 2026-06-16
   days on market $130,000 Active 14 DOM
5. 2026-06-15
   days on market $130,000 Active 13 DOM
6. 2026-06-13
   days on market $130,000 Active 11 DOM
7. 2026-06-09
   days on market $130,000 Active 7 DOM
8. 2026-06-08
   days on market $130,000 Active 6 DOM
9. 2026-06-07
   days on market $130,000 Active 5 DOM
10. 2026-06-04
    days on market $130,000 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $130,000 Active 1 DOM

    Show marketing remark (439 chars)

    This single-story home sits on a generous lot and offers great potential for the right buyer. Featuring warm wood-plank ceilings, spacious rooms, and large windows that bring in plenty of natural light, this property is full of character. Perfect opportunity for investors or buyers looking to update and make it their own. A wood-burning stove adds rustic charm, and the deep yard provides plenty of outdoor space for future improvements.

12. 2026-06-01
    days on market $150,000 Active 47 DOM
13. 2026-05-31
    days on market $150,000 Active 46 DOM
14. 2026-04-15
    listed $150,000 Active 439-char remark
15. 2026-04-15
    historical
16. 2026-04-15
    historical
17. 2026-04-15
    listed $150,000 Active
18. 2025-11-20
    listed $200,000 Active
19. 2025-11-20
    listed $200,000 Active

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $3,394 · $283/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $17,515
• − Mortgage interest: −$7,282
• − Property taxes: −$3,394
• − Insurance: −$650
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,782
• Taxable loss: −$395
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,707/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 of 540 in MI

Livability — Orchard Lake Village

• Score: 65/100
• State rank: #465
• US rank: #13055

Category grades

Amenities F Commute F 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

• County: Oakland County · 1,009,092 people
• City population: 17,043
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,960
• Household income: $74,788
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 574.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 11% Subsaharan African 5% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 4% Spanish 2% Other Asian/Pacific 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: ▼ -226.28%
• Current HPI: 201.2139
• 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

-35.0% since first listed

10 events — show timeline

• 2026-06-02 Listed $130,000 REALCOMP
• 2026-06-02 Listing Removed — MiRealSource-MiMLS
• 2026-06-02 Listing Removed — REALCOMP
• 2026-06-02 Listed $130,000 MiRealSource-MiMLS
• 2026-04-15 Listed $150,000 REALCOMP
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-15 Listing Removed — REALCOMP
• 2026-04-15 Listed $150,000 MiRealSource-MiMLS
• 2025-11-20 Listed $200,000 REALCOMP
• 2025-11-20 Listed $200,000 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $3,394 · +112.2% YoY. Source: county tax records.