11106 Patterson Lake Dr · Putnam, MI 48169

$89,900

3 bd · 1.0 ba · 560 sqft · SingleFamily public records · 10 Days on market

Built 1969 3,485 sqft lot

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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 +7.5/15.0
• Schools +3.9/10.0
• 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

Looking for a property with access to the Patterson Lake Chain? Then this listing is for you! Just in time for enjoying everything lake living has to offer-all summer long. This home is located on a beautiful corner lot and is steps away from the water. Perfect for those who are looking for a home that they can bring back to its glory or property for their custom build. Enjoy lake views from property and the convenience of having two private boat launches at both ends of the streets. Schedule your showing today!

Key facts

• Lake views
• Corner lot
• 3,485 sq ft lot

Tags

• CORNER LOT
• STEPS AWAY FROM THE WATER
• LAKE VIEWS
• TWO PRIVATE BOAT LAUNCHES

Property features AI

Finance

• HOA & community: Association with boat launch

Exterior

• Utilities: Well water
• Home design: Ranch-style single family residence; Built in 1969
• Construction: Block and wood siding construction; Shingle roof; Crawl space basement
• Exterior features: Corner lot; Shed on property

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Accessible entrance; 6 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pinckney Community Schools (suburban): math 34% / reading 52% proficiency, ranked #135 of 540 in MI (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 127 active listings in the ZIP; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1969 — 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. 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.
4. 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.
5. 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: 1.74% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.94%
• DSCR: 2.42
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $58,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11317 Patterson Lake Dr	0.28mi	2/1.0 (-1)	624 (+11%)	8mo	$65,000	$104	56

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: 26.9%
• Equity multiple: 2.12×
• Total profit: $28,087
• Equity at exit: $13,404

10-year hold

• IRR: 34.5%
• Equity multiple: 4.15×
• Total profit: $79,349
• Equity at exit: $7,773

Cash invested: $25,172 (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 48169

• Active inventory: 127
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $670

Break-even live

Break-even rent $714

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $721	-5% $695	+0% $670	+5% $644	+10% $619
Rent	-10% $547	-5% $608	+0% $670	+5% $732	+10% $793
Rate	-1.0pp $715	-0.5pp $693	base $670	+0.5pp $647	+1.0pp $623

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $89,900 Active 10 DOM
2. 2026-06-17
   days on market $89,900 Active 9 DOM
3. 2026-06-16
   days on market $89,900 Active 8 DOM
4. 2026-06-15
   days on market $89,900 Active 7 DOM
5. 2026-06-13
   days on market $89,900 Active 5 DOM
6. 2026-06-13
   days on market $89,900 Active 4 DOM
7. 2026-06-09
   remarks 517-char remark
8. 2026-06-09
   listed $89,900 Active 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: $659 · $55/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: +$363/yr (+$30/mo · 55.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,740
• − Mortgage interest: −$5,036
• − Property taxes: −$659
• − Insurance: −$450
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$2,615
• Taxable income: $6,982
• Est. tax owed @ 24.0%: −$1,676
• After-tax cash flow: $6,363/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: Pinckney Community Schools
• NCES district ID: 2628140
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $74,072
• Composite: 39.21/100
• National rank: #4016
• State rank: #135 of 540 in MI

Livability — Putnam

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

Census & demographics

• Population (ZIP): 21,080

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Italian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -285.03%
• Current HPI: 184.9602
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $89,900 MiRealSource-MiMLS
• 2026-06-08 Listed $89,900 REALCOMP
• 2026-06-08 Listed $89,900 SW Michigan MLS

Property tax history

+3.1%/yr

Latest (2025): $659 · +2.6% YoY. Source: county tax records.