3993 Maiden St · Village of Clarkston, MI 48329

$199,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 3 Days on market

Built 1953 6,970 sqft lot

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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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3993 Maiden Drive, a beautifully maintained 2-bedroom, 1-bath ranch in one of Waterford's most desirable hidden-gem neighborhoods. Lovingly cared for by the same owner for more than 20 years, this turnkey home showcases true pride of ownership throughout. Don't let the square footage fool you, this home feels much larger thanks to its functional layout, bright living spaces, and exceptionally clean, well-kept interior. All appliances are included, and the home is equipped with a Generac automatic whole-home generator for added peace of mind. Located directly across the street from Maceday Lake and within the highly sought-after Clarkston School District, this home offers an outst

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Finance

• HOA & community: Pets allowed

Exterior

• Parking: Detached garage with garage door opener; Approximately 2.5 parking spaces in garage
• Utilities: Public water; Natural gas heating and gas water heater; Public power (implied); Public sewer (implied)
• Home design: Residential, 1 story; Built in 1953; Entry-level living areas; Subdivision: Mountain View Country Club; Faces within Waterford Township / Mail city Waterford
• Construction: Vinyl siding; Basement and crawl foundation; Below-grade area approximately 336
• Exterior features: Patio; Porch; Corner lot; Paved street access

Interior

• Kitchen: Kitchen (Entry level) — 13 x 10, wood flooring; Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Bedroom 1 (Entry level) — 12 x 10, carpet; Bedroom 2 (Entry level) — 9 x 11, carpet
• Flooring: Carpet in bedrooms and living room; Wood flooring in kitchen; Ceramic flooring in bathroom
• Bathrooms: 1 full bathroom (Entry level) — ceramic flooring, approximately 6 x 7
• Heating & cooling: Forced air heat (natural gas); Central A/C; Ceiling fan(s)
• Interior features: Total of 6 rooms; Unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $32 ($389/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (17.0% below list).
• Recommended offer: $165k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% in Village of Clarkston — 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 79/100 on livability (#98 in MI, #2,255 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Clarkston Community School District (suburban): math 48% / reading 58% proficiency, ranked #69 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Andersonville Elementary School (math 37% / reading 47%, grade F, #547 of 1,397 statewide, top 41%, 320 students, 32% FRL); Sashabaw Middle School (math 42% / reading 52%, grade D+, #143 of 493 statewide, top 30%, 984 students, 24% FRL); Clarkston High School (math 51% / reading 69%, grade C+, #73 of 713 statewide, top 11%, 1,575 students, 17% FRL).
• Market conditions: 137 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $199k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,096 (17.0% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-30,218
• Equity at exit: $29,672

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-23,809
• Equity at exit: $17,206

Cash invested: $55,720 (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 48329

• Active inventory: 137
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $32

Break-even live

Break-even rent $1,610

Max offer price $199,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $89	+0% $32	+5% $-24	+10% $-80
Rent	-10% $-98	-5% $-33	+0% $32	+5% $98	+10% $163
Rate	-1.0pp $133	-0.5pp $83	base $32	+0.5pp $-19	+1.0pp $-72

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6935 Tuson Blvd Clarkston, MI	1.0–2.0	1.0–1.5	910	$1,380	$1.52	0d	3	0.94mi
2557 Desmond Waterford, MI	2.0	1.0	902	$1,595	$1.77	12d	1	1.47mi

Listing history 6 events

1. 2026-06-04
   statusdays on market $199,000 Pending 3 DOM
2. 2026-06-03
   days on market $199,000 Active 2 DOM
3. 2026-06-02
   statusdays on marketlisting id $199,000 Active 1 DOM
4. 2026-06-01
   days on market $199,000 Coming Soon 2 DOM
5. 2026-05-31
   remarks 699-char remark
6. 2026-05-31
   listed $199,000 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: $1,744 · $145/mo
• Projected year-2 tax: $2,404 · $200/mo
• Expected delta: +$660/yr (+$55/mo · 37.9%)

ⓘ 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 ≥95°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: $19,812
• − Mortgage interest: −$11,147
• − Property taxes: −$1,744
• − Insurance: −$995
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$5,789
• Taxable loss: −$3,033
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $1,117/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: Clarkston Community School District
• NCES district ID: 2609900
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $79,317
• Composite: 48.04/100
• National rank: #2193
• State rank: #69 of 540 in MI

Livability — Village of Clarkston

• Score: 79/100
• State rank: #98
• US rank: #2255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,715
• Household income: $85,709
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 330.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Slovak 4% Serbian 3%
• Foreign-born: 4% · China, Canada
• Languages at home: 94% English-only · Spanish 2% Chinese 1% 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: ▼ -292.54%
• Current HPI: 204.9674
• 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

+847.6% since first listed

3 events — show timeline

• 2026-05-30 Coming Soon $199,000 MiRealSource-MiMLS
• 1992-03-27 Sold (Public Records) $52,500 Public Records
• 1973-11-01 Sold (Public Records) $21,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,744 · +18.6% YoY. Source: county tax records.