9160 Blondell Ave. Blondell Ave W · White Lake, MI 48386

$159,000

2 bd · 1.0 ba · 1,497 sqft · SingleFamily public records · 114 Days on market

Built 1969 0.28 ac lot $106/sqft · 39% below area Est $259k · 39% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.6/10.0
• Schools +5.0/10.0
• 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

Charming 3bedroom 1 bathroom Cape Cod great for an investor or a homeowner, in need of rehab the home has a new furnace, rough plumbing, and electrical has been done and has pass inspection with the building department, this property is being sold As-Is. A licensed agent is part of the selling entity. A licensed agent must be present at all showings.

Key facts

• New furnace
• Pass inspection
• Rough plumbing

Tags

• NEW FURNACE
• ROUGH PLUMBING
• ELECTRICAL HAS BEEN DONE
• PASS INSPECTION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 145 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $159k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $144,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

• ARV (median comp): $259,019
• List price: $159,000
• Delta: -38.61%
• 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
1065 Round Lake Rd	0.41mi	3/1.5 (+1)	1,472 (-2%)	2mo	$342,000	$232	70
9081 Julia Ave	0.10mi	3/1.0 (+1)	1,626 (+9%)	11mo	$253,000	$156	67
1243 Clearwater Blvd	0.64mi	3/1.0 (+1)	1,480 (-1%)	10mo	$219,000	$148	55
636 Lakeview Dr	0.29mi	3/1.0 (+1)	1,710 (+14%)	4mo	$332,000	$194	54
9121 Sandyside Rd	0.44mi	3/1.5 (+1)	1,412 (-6%)	13mo	$295,000	$209	52
9150 Pennfield Ave	0.41mi	3/1.5 (+1)	1,339 (-11%)	6mo	$270,000	$202	51
365 Glasgow Dr	0.61mi	3/2.0 (+1)	1,566 (+5%)	12mo	$258,000	$165	45
9175 Maplewood Dr	0.57mi	3/1.5 (+1)	1,392 (-7%)	12mo	$277,500	$199	45
325/VL Tower Rd	0.58mi	2/2.0	1,683 (+12%)	6mo	$292,500	$174	44
9801 Coledale Ct	0.68mi	2/1.5	1,274 (-15%)	0mo	$540,000	$424	41
1116 Fairview St	0.54mi	3/1.5 (+1)	1,332 (-11%)	12mo	$319,000	$239	39
9884 Cedar Island Rd	0.71mi	3/1.0 (+1)	1,380 (-8%)	13mo	$285,000	$207	38

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,121
• Equity at exit: $23,707

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $40,054
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$834
• Tax from tax record: −$233 /mo · $2,790/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $453

Break-even live

Break-even rent $1,434

Max offer price $159,000

Occupancy floor 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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Rustic Cir White Lake, MI	3.0	1.0	1562	$2,450	$1.57	2d	1	0.60mi
10094 Elizabeth Lake Rd White Lake, MI	3.0	2.0	1872	$3,000	$1.60	24d	1	1.28mi
211 Summit Ridge Dr Unit D White Lake Charter Township, MI	2.0	1.0	912	$1,200	$1.32	3d	1	1.31mi
211 Summit Ridge Dr Unit D White Lake Charter Township, MI	2.0	1.0	875	$1,200	$1.37	5d	1	1.31mi
8020 Wadi White Lake, MI	2.0	2.0	1352	$2,512	$1.86	1d	16	1.34mi
153 Huronview Ct White Lake, MI	1.0	1.5	950	$1,200	$1.26	10d	1	1.38mi
149 Huronview Ct White Lake, MI	1.0	1.5	1000	$1,200	$1.20	43d	1	1.39mi
132 Huronview Ct White Lake Charter Township, MI	2.0	1.5	920	$1,425	$1.55	1d	1	1.39mi

Listing history 22 events

1. 2026-06-17
   status $159,000 Pending 114 DOM
2. 2026-06-16
   days on market $159,000 Active Under Contract 114 DOM
3. 2026-06-15
   days on market $159,000 Active Under Contract 113 DOM
4. 2026-06-13
   days on market $159,000 Active Under Contract 111 DOM
5. 2026-06-13
   days on market $159,000 Active Under Contract 110 DOM
6. 2026-06-09
   days on market $159,000 Active Under Contract 107 DOM
7. 2026-06-08
   days on market $159,000 Active Under Contract 106 DOM
8. 2026-06-07
   days on market $159,000 Active Under Contract 105 DOM
9. 2026-06-04
   days on market $159,000 Active Under Contract 102 DOM
10. 2026-06-03
    days on market $159,000 Active Under Contract 101 DOM
11. 2026-06-02
    statusdays on market $159,000 Active Under Contract 100 DOM
12. 2026-06-01
    days on market $159,000 Active 99 DOM
13. 2026-05-31
    days on market $159,000 Active 98 DOM
14. 2026-04-10
    price $159,000 352-char remark

    Show marketing remark (352 chars)

    Charming 3bedroom 1 bathroom Cape Cod great for an investor or a homeowner, in need of rehab the home has a new furnace, rough plumbing, and electrical has been done and has pass inspection with the building department, this property is being sold As-Is. A licensed agent is part of the selling entity. A licensed agent must be present at all showings.

15. 2026-04-09
    price $159,000 352-char remark

    Show marketing remark (352 chars)

    Charming 3bedroom 1 bathroom Cape Cod great for an investor or a homeowner, in need of rehab the home has a new furnace, rough plumbing, and electrical has been done and has pass inspection with the building department, this property is being sold As-Is. A licensed agent is part of the selling entity. A licensed agent must be present at all showings.

16. 2026-02-17
    listed $169,000 Active 352-char remark

    Show marketing remark (352 chars)

    Charming 3bedroom 1 bathroom Cape Cod great for an investor or a homeowner, in need of rehab the home has a new furnace, rough plumbing, and electrical has been done and has pass inspection with the building department, this property is being sold As-Is. A licensed agent is part of the selling entity. A licensed agent must be present at all showings.

17. 2026-02-17
    listed $169,000 Active 352-char remark

    Show marketing remark (352 chars)

    Charming 3bedroom 1 bathroom Cape Cod great for an investor or a homeowner, in need of rehab the home has a new furnace, rough plumbing, and electrical has been done and has pass inspection with the building department, this property is being sold As-Is. A licensed agent is part of the selling entity. A licensed agent must be present at all showings.

18. 2023-02-06
    historical
19. 2023-02-06
    historical
20. 2022-09-28
    listed $149,000 Active
21. 2022-09-28
    listed $149,000 Active
22. 1994-04-18
    soldstatus $67,750

ⓘ 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: $2,790 · $233/mo
• Projected year-2 tax: $2,790 · $233/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $24,081
• − Mortgage interest: −$8,906
• − Property taxes: −$2,790
• − Insurance: −$795
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$4,625
• Taxable income: $3,111
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $4,686/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 — 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

+134.7% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $159,000 MiRealSource-MiMLS
• 2026-04-09 Price Changed $159,000 REALCOMP
• 2026-02-17 Listed $169,000 REALCOMP
• 2026-02-17 Listed $169,000 MiRealSource-MiMLS
• 2023-02-06 Listing Removed — MiRealSource-MiMLS
• 2023-02-06 Listing Removed — REALCOMP
• 2022-09-28 Listed $149,000 MiRealSource-MiMLS
• 2022-09-28 Listed $149,000 REALCOMP
• 1994-04-18 Sold (Public Records) $67,750 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,790 · -26.3% YoY. Source: county tax records.