8670 N Eston Rd · Auburn Hills, MI 48348

$215,000

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 27 Days on market

Built 1971 0.25 ac lot $156/sqft · 27% below area Est $296k · 27% under ↓ 4% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this 3-bedroom, 1.1-bath tri-level home, which offers a solid layout and plenty of potential for updates and customization. The main level features a comfortable living area connected to an eat-in kitchen with all appliances included. Upstairs, you'll find 3 bedrooms and a full bath, while the lower level provides additional living space and a convenient half bath - perfect for a family room, home office, or recreation area. The fully fenced yard includes an above-ground pool, a storage shed, and a large crawl space that offers ample storage. The furnace is approximately 6 years old, and the pool pump is about 4 years old, adding extra value and peace of mind. As part of Sunny Beach Country Club, homeowners also enjoy optional access to multiple boat launches around the lake. This property is part of a probate estate and will be sold as-is. Located in a well-established neighborhood near local schools, shopping, and major roadways, this home has all the essentials to make it a worthwhile project.

Key facts

• 0.25 acre lot
• Pool
• Built 1971

Property features AI

Finance

• Other: Directions: East on Clarkston Rd. to N Easton Rd.; property on the right; Cross street: Clarkston Road and N Eston; Water body: Walters Lake
• HOA & community: Subdivision: SUNNY BEACH COUNTRY CLUB; Pets allowed

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; Ground-level entry with steps
• Construction: Aluminum siding; Asphalt roof; Block foundation; Built area above grade listed (1,378 square feet)
• Exterior features: Above-ground pool; Shed(s); Beach access and lake privileges (Walters Lake); Paved road access; Lot dimensions approximately 160 x 50 x 160 x 60

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Gas water heater; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $196k (8.8% below list).
• Recommended offer: $196k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.4% in Auburn Hills — 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 76/100 on livability (#151 in MI, #3,766 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities 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.
• Market conditions: 147 active listings in the ZIP; high-income renter base; 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

• It's been on market 27 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 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 $196,077 (8.8% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $295,641
• List price: $215,000
• Delta: -27.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8990 Woodlawn Ave	0.36mi	3/2.0	1,380 (+0%)	10mo	$270,000	$196	75
8763 Lakeview Blvd	0.17mi	3/2.0	1,418 (+3%)	20mo	$479,900	$338	71
4711 Meadowbrook Ave	0.14mi	4/1.5 (+1)	1,400 (+2%)	22mo	$320,000	$229	66
4738 Goodale Ave	0.03mi	4/1.5 (+1)	1,518 (+10%)	12mo	$280,000	$184	65
4715 Monterey Ave	0.18mi	3/2.0	1,520 (+10%)	20mo	$280,000	$184	58
8892 Nepahwin Dr	0.51mi	3/2.0	1,532 (+11%)	21mo	$345,000	$225	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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-24,312
• Equity at exit: $32,057

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,708
• Equity at exit: $18,589

Cash invested: $60,200 (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 48348

• Active inventory: 147
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $166

Break-even live

Break-even rent $1,751

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $288	-5% $227	+0% $166	+5% $105	+10% $44
Rent	-10% $11	-5% $88	+0% $166	+5% $243	+10% $321
Rate	-1.0pp $274	-0.5pp $220	base $166	+0.5pp $110	+1.0pp $53

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-02
   statusdays on market $215,000 Pending 27 DOM

   Show marketing remark (1033 chars)

   Opportunity awaits in this 3-bedroom, 1.1-bath tri-level home, which offers a solid layout and plenty of potential for updates and customization. The main level features a comfortable living area connected to an eat-in kitchen with all appliances included. Upstairs, you'll find 3 bedrooms and a full bath, while the lower level provides additional living space and a convenient half bath - perfect for a family room, home office, or recreation area. The fully fenced yard includes an above-ground pool, a storage shed, and a large crawl space that offers ample storage. The furnace is approximately 6 years old, and the pool pump is about 4 years old, adding extra value and peace of mind. As part of Sunny Beach Country Club, homeowners also enjoy optional access to multiple boat launches around the lake. This property is part of a probate estate and will be sold as-is. Located in a well-established neighborhood near local schools, shopping, and major roadways, this home has all the essentials to make it a worthwhile project.

2. 2026-06-01
   days on market $215,000 Active 26 DOM
3. 2026-05-31
   days on market $215,000 Active 25 DOM
4. 2026-05-06
   listed $215,000 Active 1037-char remark

   Show marketing remark (1033 chars)

   Opportunity awaits in this 3-bedroom, 1.1-bath tri-level home, which offers a solid layout and plenty of potential for updates and customization. The main level features a comfortable living area connected to an eat-in kitchen with all appliances included. Upstairs, you'll find 3 bedrooms and a full bath, while the lower level provides additional living space and a convenient half bath - perfect for a family room, home office, or recreation area. The fully fenced yard includes an above-ground pool, a storage shed, and a large crawl space that offers ample storage. The furnace is approximately 6 years old, and the pool pump is about 4 years old, adding extra value and peace of mind. As part of Sunny Beach Country Club, homeowners also enjoy optional access to multiple boat launches around the lake. This property is part of a probate estate and will be sold as-is. Located in a well-established neighborhood near local schools, shopping, and major roadways, this home has all the essentials to make it a worthwhile project.

5. 2026-05-06
   listed $215,000 Active 1033-char remark

   Show marketing remark (1033 chars)

   Opportunity awaits in this 3-bedroom, 1.1-bath tri-level home, which offers a solid layout and plenty of potential for updates and customization. The main level features a comfortable living area connected to an eat-in kitchen with all appliances included. Upstairs, you'll find 3 bedrooms and a full bath, while the lower level provides additional living space and a convenient half bath - perfect for a family room, home office, or recreation area. The fully fenced yard includes an above-ground pool, a storage shed, and a large crawl space that offers ample storage. The furnace is approximately 6 years old, and the pool pump is about 4 years old, adding extra value and peace of mind. As part of Sunny Beach Country Club, homeowners also enjoy optional access to multiple boat launches around the lake. This property is part of a probate estate and will be sold as-is. Located in a well-established neighborhood near local schools, shopping, and major roadways, this home has all the essentials to make it a worthwhile project.

6. 2026-05-06
   historical

   Show marketing remark (1033 chars)

   Opportunity awaits in this 3-bedroom, 1.1-bath tri-level home, which offers a solid layout and plenty of potential for updates and customization. The main level features a comfortable living area connected to an eat-in kitchen with all appliances included. Upstairs, you'll find 3 bedrooms and a full bath, while the lower level provides additional living space and a convenient half bath - perfect for a family room, home office, or recreation area. The fully fenced yard includes an above-ground pool, a storage shed, and a large crawl space that offers ample storage. The furnace is approximately 6 years old, and the pool pump is about 4 years old, adding extra value and peace of mind. As part of Sunny Beach Country Club, homeowners also enjoy optional access to multiple boat launches around the lake. This property is part of a probate estate and will be sold as-is. Located in a well-established neighborhood near local schools, shopping, and major roadways, this home has all the essentials to make it a worthwhile project.

7. 2026-05-06
   historical

   Show marketing remark (1033 chars)

   Opportunity awaits in this 3-bedroom, 1.1-bath tri-level home, which offers a solid layout and plenty of potential for updates and customization. The main level features a comfortable living area connected to an eat-in kitchen with all appliances included. Upstairs, you'll find 3 bedrooms and a full bath, while the lower level provides additional living space and a convenient half bath - perfect for a family room, home office, or recreation area. The fully fenced yard includes an above-ground pool, a storage shed, and a large crawl space that offers ample storage. The furnace is approximately 6 years old, and the pool pump is about 4 years old, adding extra value and peace of mind. As part of Sunny Beach Country Club, homeowners also enjoy optional access to multiple boat launches around the lake. This property is part of a probate estate and will be sold as-is. Located in a well-established neighborhood near local schools, shopping, and major roadways, this home has all the essentials to make it a worthwhile project.

8. 2026-03-27
   status Active
9. 2026-03-26
   historical
10. 2026-02-26
    listed $225,000 Active
11. 2026-02-26
    listed $225,000 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: $1,994 · $166/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$659/yr (+$55/mo · 33.0%)

ⓘ 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 ≥97°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: $23,529
• − Mortgage interest: −$12,043
• − Property taxes: −$1,994
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$6,255
• Taxable loss: −$1,602
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $2,374/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 — Auburn Hills

• Score: 76/100
• State rank: #151
• US rank: #3766

Category grades

Amenities F Commute A+ Cost of living A+ Crime D+ Employment B 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: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -275.65%
• Current HPI: 196.4302
• 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

-4.4% since first listed

10 events — show timeline

• 2026-06-02 Pending — MiRealSource-MiMLS
• 2026-06-02 Pending — REALCOMP
• 2026-05-06 Listed $215,000 REALCOMP
• 2026-05-06 Listing Removed — REALCOMP
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Listed $215,000 MiRealSource-MiMLS
• 2026-03-27 Relisted — REALCOMP
• 2026-03-26 Listing Removed — REALCOMP
• 2026-02-26 Listed $225,000 REALCOMP
• 2026-02-26 Listed $225,000 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $1,994 · +4.1% YoY. Source: county tax records.