2795 Woodbury St · Wolverine Lake, MI 48390

$230,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 3 Days on market

Built 1971 0.29 ac lot $169/sqft · 13% below area Est $294k · 22% under

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Deadline to submit all offers, Saturday 5/9 at 12:00PM. * * Charming 3-bedroom ranch on a spacious 0.29-acre lot in Walled Lake Schools! Fresh paint throughout and beautiful hardwood floors in the main living areas. All-new kitchen appliances, reverse osmosis water system, newer roof (2018), and recent public sewer connection (well water). Partially finished basement with bonus room - perfect for a home gym, office, or playroom. Vacant and easy to show - large yard, quiet neighborhood, minutes to lakes and shopping. Move-in ready!

Key facts

• 0.29 acre lot
• Built 1971
• Listed 3 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Vinyl siding; Block foundation; Built with asphalt roof
• Exterior features: Covered patio/porch; Deck; Porch; Back yard fencing; Shed(s); Asphalt roof; Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher; Microwave; Stainless steel appliances; Disposal
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Forced air heating; Natural gas heating; Window unit cooling
• Interior features: Dishwasher; Disposal; Microwave; Stainless steel appliances; Partially finished basement; Laundry room
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/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 $222k (3.4% below list).
• Recommended offer: $222k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Rents rising (+1.0%/yr); 158 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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.
• 4 sale attempts since 24y 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.

Recommended offer $222,161 (3.4% below list)

Questions for the listing agent

1. Built in 1971 — 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 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $293,587
• List price: $230,000
• Delta: -21.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2795 Woodbury St	0.00mi	3/1.0	1,513 (+11%)	0mo	$231,000	$153	81
2590 Avery Ct	0.17mi	3/2.0	1,356 (-1%)	15mo	$315,000	$232	74
2615 Roselawn St	0.34mi	3/1.0	1,284 (-6%)	2mo	$270,000	$210	73
2403 Terry St	0.53mi	3/1.0	1,422 (+4%)	5mo	$275,000	$193	64
1841 Megans Meadow Dr	0.22mi	3/2.0	1,523 (+12%)	9mo	$430,000	$282	59
1840 Copperbell Dr	0.47mi	3/2.0	1,294 (-5%)	9mo	$345,000	$267	58
786 Glengary Rd	0.63mi	3/1.5	1,322 (-3%)	12mo	$278,000	$210	53
2436 Woodlawn St	0.41mi	3/1.5	1,176 (-14%)	8mo	$320,000	$272	49
1960 Glen Iris Dr	0.71mi	3/2.0	1,454 (+7%)	10mo	$240,000	$165	44
3142 Buss Dr	0.58mi	3/2.0	1,220 (-11%)	12mo	$352,000	$289	42
1875 SPARLING	0.49mi	3/2.0	1,185 (-13%)	12mo	$255,000	$215	41
2235 Mentone St	0.57mi	2/1.5 (-1)	1,564 (+15%)	8mo	$250,000	$160	35

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 · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.61×
• Total profit: $-25,269
• Equity at exit: $34,294

10-year hold

• IRR: -4.7%
• Equity multiple: 0.72×
• Total profit: $-18,033
• Equity at exit: $19,886

Cash invested: $64,400 (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 48390

• Rents YoY: 1.0%
• Active inventory: 158
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,222 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $256

Break-even live

Break-even rent $1,897

Max offer price $230,000

Occupancy floor 83%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3060 Woodlawn St Commerce Township, MI	3.0	2.0	1782	$2,000	$1.12	43d	1	0.36mi
857 Glenn Ct Wolverine Lake, MI	3.0	1.0	1816	$2,200	$1.21	14d	1	0.60mi
3215 Goldeneye Ln Walled Lake, MI	2.0	2.0	1272	$1,900	$1.49	4d	1	1.39mi

Listing history 12 events

1. 2026-05-09
   status Pending 547-char remark

   Show marketing remark (547 chars)

   * * Deadline to submit all offers, Saturday 5/9 at 12:00PM. * * Charming 3-bedroom ranch on a spacious 0.29-acre lot in Walled Lake Schools! Fresh paint throughout and beautiful hardwood floors in the main living areas. All-new kitchen appliances, reverse osmosis water system, newer roof (2018), and recent public sewer connection (well water). Partially finished basement with bonus room - perfect for a home gym, office, or playroom. Vacant and easy to show - large yard, quiet neighborhood, minutes to lakes and shopping. Move-in ready!

2. 2026-05-09
   status Pending 555-char remark

   Show marketing remark (547 chars)

   * * Deadline to submit all offers, Saturday 5/9 at 12:00PM. * * Charming 3-bedroom ranch on a spacious 0.29-acre lot in Walled Lake Schools! Fresh paint throughout and beautiful hardwood floors in the main living areas. All-new kitchen appliances, reverse osmosis water system, newer roof (2018), and recent public sewer connection (well water). Partially finished basement with bonus room - perfect for a home gym, office, or playroom. Vacant and easy to show - large yard, quiet neighborhood, minutes to lakes and shopping. Move-in ready!

3. 2026-05-07
   listed $230,000 Active 547-char remark

   Show marketing remark (547 chars)

   * * Deadline to submit all offers, Saturday 5/9 at 12:00PM. * * Charming 3-bedroom ranch on a spacious 0.29-acre lot in Walled Lake Schools! Fresh paint throughout and beautiful hardwood floors in the main living areas. All-new kitchen appliances, reverse osmosis water system, newer roof (2018), and recent public sewer connection (well water). Partially finished basement with bonus room - perfect for a home gym, office, or playroom. Vacant and easy to show - large yard, quiet neighborhood, minutes to lakes and shopping. Move-in ready!

4. 2026-05-07
   listed $230,000 Active 555-char remark

   Show marketing remark (547 chars)

   * * Deadline to submit all offers, Saturday 5/9 at 12:00PM. * * Charming 3-bedroom ranch on a spacious 0.29-acre lot in Walled Lake Schools! Fresh paint throughout and beautiful hardwood floors in the main living areas. All-new kitchen appliances, reverse osmosis water system, newer roof (2018), and recent public sewer connection (well water). Partially finished basement with bonus room - perfect for a home gym, office, or playroom. Vacant and easy to show - large yard, quiet neighborhood, minutes to lakes and shopping. Move-in ready!

5. 2026-05-06
   historical $230,000 547-char remark

   Show marketing remark (547 chars)

   * * Deadline to submit all offers, Saturday 5/9 at 12:00PM. * * Charming 3-bedroom ranch on a spacious 0.29-acre lot in Walled Lake Schools! Fresh paint throughout and beautiful hardwood floors in the main living areas. All-new kitchen appliances, reverse osmosis water system, newer roof (2018), and recent public sewer connection (well water). Partially finished basement with bonus room - perfect for a home gym, office, or playroom. Vacant and easy to show - large yard, quiet neighborhood, minutes to lakes and shopping. Move-in ready!

6. 2018-09-10
   soldstatus $135,000
7. 2009-07-20
   soldstatus $60,000

   Show marketing remark (291 chars)

   3 bedrooms, large lot, finished basement, back yard shed. Sold "AS IS", all data and measurements are estimated - buyer to verify. Buyer responsible for all req'd repairs & inspections, buyer to sign addendums, call listing agent for offer details. fax offers to 734-953-7343

8. 2009-04-13
   listed $64,900

   Show marketing remark (291 chars)

   3 bedrooms, large lot, finished basement, back yard shed. Sold "AS IS", all data and measurements are estimated - buyer to verify. Buyer responsible for all req'd repairs & inspections, buyer to sign addendums, call listing agent for offer details. fax offers to 734-953-7343

9. 2003-08-19
   soldstatus $148,000
10. 2003-04-01
    historical
11. 2002-10-07
    listed $155,000
12. 1994-12-30
    soldstatus $82,500

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$590/yr (+$49/mo · 25.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $26,659
• − Mortgage interest: −$12,884
• − Property taxes: −$2,362
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$6,691
• Taxable loss: −$693
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $3,241/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

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,939
• Household income: $91,381
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 514.0

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 (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 16% · Canada, Vietnam, Dominican Republic
• Languages at home: 82% English-only · Other Indo-European 3% Other Asian/Pacific 3% Russian/Polish/Slavic 3%

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: ▼ -344.88%
• Current HPI: 180.9641
• Rent YoY: ▲ 1.04%
• 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

+180.0% since first listed

14 events — show timeline

• 2026-06-04 Sold (MLS) $231,000 MiRealSource-MiMLS
• 2026-06-04 Sold (MLS) $231,000 REALCOMP
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-09 Pending — REALCOMP
• 2026-05-07 Listed $230,000 MiRealSource-MiMLS
• 2026-05-07 Listed $230,000 REALCOMP
• 2026-05-06 Coming Soon $230,000 MiRealSource-MiMLS
• 2018-09-10 Sold (Public Records) $135,000 Public Records
• 2009-07-20 Sold (MLS) $60,000 REALCOMP
• 2009-04-13 Listed $64,900 REALCOMP
• 2003-08-19 Sold (Public Records) $148,000 Public Records
• 2003-04-01 Listing Removed — REALCOMP
• 2002-10-07 Listed $155,000 REALCOMP
• 1994-12-30 Sold (Public Records) $82,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,362 · +3.8% YoY. Source: county tax records.