285 Madison Ct · White Lake, MI 48386

$105,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 10 Days on market

Built 2000 Average condition 4,800 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 +4.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2-bath residence located in the sought-after Cranberry Lake 55+ community. From the moment you enter, you'll be welcomed by warm interior colors, beautiful ceramic tile flooring, and a spacious, inviting layout designed for comfortable everyday living. The generous living room features abundant natural light and a cozy stone fireplace, creating the perfect gathering space for relaxing or entertaining. The well-equipped kitchen offers an abundance of oak cabinetry, stainless steel appliances, ample counter space, and a functional design that makes meal preparation a breeze. A dedicated laundry room adds everyday convenience. The spacious primary suite serves as a comfortable retreat, complete with a large walk-in closet and a private bath featuring dual vanities, a soaking tub, separate shower, and skylight. Two additional bedrooms provide flexibility for guests, hobbies, or a home office. Step outside to enjoy the rear deck overlooking the yard, offering a great space for outdoor relaxation. The ramped front entrance provides added accessibility, while the attached 1-car garage offers exceptional depth for storage, workshop space, or recreational equipment. An additional storage shed provides even more room for tools and seasonal belongings. Residents of Cranberry Lake enjoy access to community amenities, activities, and an active lifestyle in a welcoming setting. Combining comfort, functionality, and charm, this move-in-ready home is ready for its next owner. Buyers must receive community approval. Schedule your showing today.

Key facts

• Cozy stone fireplace
• Oak cabinetry
• Large walk-in closet

Tags

• CERAMIC TILE FLOORING
• COZY STONE FIREPLACE
• OAK CABINETRY
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM
• LARGE WALK-IN CLOSET

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level layout; Ground-level entry with steps
• Construction: Vinyl siding exterior; Pillar/post/pier foundation
• Exterior features: Corner lot; Paved road access; Shed(s) on the property

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: Total of 3 rooms (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Fireplace in the family room; Accessible entrance with ramp; Accessible approach
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Huron Valley Schools (suburban): math 42% / reading 56% proficiency, ranked #87 of 540 in MI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k 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.
• 2 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 $105,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.90% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.65%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $414,960
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1052 Maple Heights Dr	0.64mi	3/2.5	1,688 (+0%)	7mo	$512,500	$304	62
2060 Kingston St	0.72mi	3/2.0	1,680 (0%)	14mo	$615,000	$366	55
760 W Oxhill Dr	0.49mi	4/2.5 (+1)	1,801 (+7%)	12mo	$362,500	$201	48
694 Robar Cir	0.56mi	3/1.5	1,502 (-11%)	8mo	$339,900	$226	48
9455 Buckingham St	0.65mi	3/2.0	1,631 (-3%)	20mo	$403,500	$247	48
9665 Pontiac Lake Rd	0.35mi	3/2.0	1,432 (-15%)	15mo	$270,000	$189	46
9634 Bonnie Briar St	0.60mi	3/2.0	1,887 (+12%)	9mo	$410,000	$217	44
9087 Buckingham St	0.66mi	2/2.0 (-1)	1,746 (+4%)	21mo	$570,000	$326	40

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: 30.1%
• Equity multiple: 2.26×
• Total profit: $37,081
• Equity at exit: $15,656

10-year hold

• IRR: 37.4%
• Equity multiple: 4.47×
• Total profit: $102,030
• Equity at exit: $9,078

Cash invested: $29,400 (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 48386

• Active inventory: 145
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $849

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 52%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Fisk Rd White Lake, MI	3.0	2.0	1352	$1,649	$1.22	1d	1	0.18mi
9620 Highland Rd White Lake, MI	2.0–3.0	2.0	1320	$1,549	$1.17	1d	1	0.31mi
10094 Elizabeth Lake Rd White Lake, MI	3.0	2.0	1872	$3,000	$1.60	24d	1	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $105,000 Active 10 DOM
2. 2026-06-17
   days on market $105,000 Active 9 DOM
3. 2026-06-16
   days on market $105,000 Active 8 DOM
4. 2026-06-15
   days on market $105,000 Active 7 DOM
5. 2026-06-13
   days on market $105,000 Active 5 DOM
6. 2026-06-13
   days on market $105,000 Active 4 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $105,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,917
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$3,055
• Taxable income: $9,054
• Est. tax owed @ 24.0%: −$2,173
• After-tax cash flow: $8,014/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This 3-bedroom, 2-bath home in Cranberry Lake 55+ community requires moderate updates to its interior and exterior to improve its condition and value.

Repairs flagged

• Minor paint — interior walls could use a fresh coat
• Minor kitchen cabinets — wooden cabinets could be refinished

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Resale update kitchen cabinets — refinished cabinets improve functionality and aesthetics
• Both landscaping — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · interior walls could use a fresh coat	Minor	$500–3,000
kitchen cabinets · wooden cabinets could be refinished	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Resale update kitchen cabinets — refinished cabinets improve functionality and aesthetics ↑
• Both landscaping — improved landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huron Valley Schools
• NCES district ID: 2618990
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $76,011
• Composite: 44.39/100
• National rank: #2815
• State rank: #87 of 540 in MI

Livability — White Lake

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

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 17,856
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,856
• Household income: $89,702
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 664.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 12% Lithuanian 6% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 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: ▼ -269.78%
• Current HPI: 207.917
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $105,000 MiRealSource-MiMLS
• 2026-06-08 Listed $105,000 REALCOMP