77 Orchard Dr · Auburn Hills, MI 48326

$79,900

2 bd · 1.0 ba · 1,000 sqft · Other · 37 Days on market

Built 1984 Excellent condition

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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
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled 2 bed / 1 bath home in Auburn Hills within walking distance to downtown. Professionally renovated in 2026 by licensed and insured contractor. Features include new metal roof, new skirting, new deck, new landscaping, new kitchen with soft-close cabinets, butcher block countertops, updated appliances, washer/dryer included, luxury vinyl plank flooring throughout, brand new bathroom, new lighting, doors, outlets, switches, and more. Beautiful curb appeal and move-in ready. Spacious layout that feels larger than a typical single wide. Cash or private financing preferred.

Key facts

• New metal roof
• New landscaping
• New skirting

Tags

• REMODELED HOME
• WALKING DISTANCE TO DOWNTOWN
• NEW METAL ROOF
• NEW SKIRTING
• NEW DECK
• NEW LANDSCAPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 4.3% 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.
• Avondale School District (suburban): math 34% / reading 48% proficiency, ranked #162 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.3%/yr); 107 active listings in the ZIP; 8 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 $552 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.27% ✓
• Cap rate: 19.49%
• Cash-on-cash: 47.13%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 2.69×
• Total profit: $37,739
• Equity at exit: $11,913

10-year hold

• IRR: 45.9%
• Equity multiple: 4.78×
• Total profit: $84,527
• Equity at exit: $6,908

Cash invested: $22,372 (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 48326

• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $879

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 46%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 N Squirrel Rd Auburn Hills, MI	2.0–3.0	2.5–3.0	1475	$1,935	$1.31	1d	14	0.13mi
27 S Squirrel Rd Unit 305 Auburn Hills, MI	2.0	2.0	885	$2,245	$2.54	1d	1	0.49mi
124 Optimist Auburn Hills, MI	2.0–3.0	2.0–2.5	1914	$2,125	$1.11	1d	9	0.62mi
3280 S Adams Rd Auburn Hills, MI	2.0	1.0	780	$1,426	$1.83	2d	2	0.94mi
2862 Tall Oaks Ct Auburn Hills, MI	2.0	2.0	987	$1,520	$1.54	1d	6	1.23mi
3161 Bloomfield Ln Auburn Hills, MI	1.0–2.0	1.0–1.5	937	$1,499	$1.60	1d	23	1.25mi
806 Bloomfield Village Blvd Unit K Auburn Hills, MI	2.0	1.0	881	$1,500	$1.70	43d	1	1.26mi
676 Sheffield Rd Auburn Hills, MI	3.0	1.5	1421	$2,495	$1.76	1d	1	1.34mi

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 37 DOM
2. 2026-06-17
   days on market $79,900 Active 36 DOM
3. 2026-06-16
   days on market $79,900 Active 35 DOM
4. 2026-06-15
   days on market $79,900 Active 34 DOM
5. 2026-06-13
   days on market $79,900 Active 32 DOM
6. 2026-06-13
   days on market $79,900 Active 31 DOM
7. 2026-06-09
   days on market $79,900 Active 28 DOM
8. 2026-06-08
   days on market $79,900 Active 27 DOM
9. 2026-06-07
   days on market $79,900 Active 26 DOM
10. 2026-06-04
    days on market $79,900 Active 23 DOM
11. 2026-06-03
    days on market $79,900 Active 22 DOM
12. 2026-06-02
    days on market $79,900 Active 21 DOM
13. 2026-06-01
    days on market $79,900 Active 20 DOM
14. 2026-05-31
    days on market $79,900 Active 19 DOM
15. 2026-05-12
    listed $79,900 Active 594-char remark

ⓘ 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: $21,735
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$2,324
• Taxable income: $9,860
• Est. tax owed @ 24.0%: −$2,366
• After-tax cash flow: $8,179/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 · 1 photo

Excellent 95/100 None rehab

This completely remodeled home in Auburn Hills is move-in ready with a beautiful curb appeal and no visible repairs needed.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can add value.
• Both Landscaping improvements — Enhances curb appeal and can add value.
• Both Add a small front porch — Can increase curb appeal and provide a welcoming entrance.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can add value. ↑
• Both Landscaping improvements — Enhances curb appeal and can add value. ↑
• Both Add a small front porch — Can increase curb appeal and provide a welcoming entrance. ↑

ⓘ 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: Avondale School District
• NCES district ID: 2603690
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $71,549
• Composite: 37.33/100
• National rank: #4442
• State rank: #162 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

• Census place: Auburn Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,514
• Household income: $85,190
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 56% Asian 15% Black 11% Hispanic / Latino 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 6% Other Asian/Pacific 4%

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: ▼ -298.32%
• Current HPI: 178.7685
• Rent YoY: ▼ -2.27%
• 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

1 event — show timeline

• 2026-05-12 Listed $79,900 FSBO.com