4709 Greenview Ct · Commerce, MI 48382

$525,000

4 bd · 2.5 ba · 2,390 sqft · Condo public records · 22 Days on market

Built 1996 $27/mo HOA

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• 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

ALL THE WORK HAS BEEN DONE ON THIS BEAUTIFUL 4 BR COLONIAL ON A PREMIUM CUL-DE-SAC LOT OVERLOOKING A PRIVATE WOODED SETTING. HDWD FLOORS T/O MAIN LEVEL, NEW PAINT & CARPETING IN NEUTRAL TONES, ISLAND KITCHEN, CALIFORNIA CLOSETS, FRENCH DOORS LEADING TO 2 STORY CUSTOM DECK. GREAT VIEWS, WALKOUT BASEMENT & PROFESSIONAL LANDSCAPING ARE YOURS IN THIS MOVE-IN-READY HOME.

Key facts

• 0.58 acre lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• HOA & community: Annual association fee of $325

Exterior

• Parking: Attached 2-car garage (approx. 23 x 20)
• Utilities: Public water; Natural gas heating and gas water heater; Public sewer (implied by property type and public water); Electric service for central A/C and ceiling fans
• Home design: Residential 2-story home; Built in 1996; Basement present; Located on a private road; frontage approximately 58 feet
• Construction: Stone and vinyl siding exterior; Basement foundation
• Exterior features: Deck; Patio; Porch; Wooded lot

Interior

• Kitchen: Kitchen on entry level, about 13 x 11 with wood flooring; Appliances included: Dishwasher, Disposal, Microwave, Range/Oven, Refrigerator
• Bedrooms: Primary bedroom on second level, approximately 16 x 12 with carpet; Second bedroom on second level, approximately 13 x 9 with carpet; Third bedroom on second level, approximately 12 (width) with carpet; Fourth bedroom on second level, approximately 15 x 10 with carpet
• Flooring: Wood flooring in kitchen, dining room, breakfast nook, living room, family room and dining areas; Carpet in all bedrooms; Ceramic flooring in bathrooms; Wood flooring in entry-level lavatory
• Bathrooms: Two full bathrooms; One additional lavatory (three total bathrooms/lavatories); Main bathroom on second level with ceramic flooring (approx. 14 x 9); Second bathroom on second level with ceramic flooring (approx. 13 x 5); Entry-level lavatory with wood flooring (approx. 6 x 6)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Family room with gas fireplace; Total of 12 rooms; Unfinished basement
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $525k.

Deal economics

• At list price, monthly cash flow is $14k ($173k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $525k).
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: 173 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $16k 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 $147k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask is 65% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $309k; list at $525k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $517,125 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.29% ✓
• Cap rate: 39.18%
• Cash-on-cash: 117.46%
• DSCR: 6.23
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.66×
• Total profit: $831,569
• Equity at exit: $78,279

10-year hold

• IRR: —
• Equity multiple: 13.96×
• Total profit: $1,904,984
• Equity at exit: $45,392

Cash invested: $147,000 (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 48382

• Active inventory: 173
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $22,512 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$397 /mo · $4,759/yr
• Insurance: −$219
• HOA: −$27
• Vacancy / Maint / Mgmt: −$4,728
• Net cashflow: $14,389

Break-even live

Break-even rent $4,298

Max offer price $525,000

Occupancy floor 31%

Sensitivity live

Price	-10% $14,686	-5% $14,538	+0% $14,389	+5% $14,240	+10% $14,092
Rent	-10% $12,611	-5% $13,500	+0% $14,389	+5% $15,278	+10% $16,167
Rate	-1.0pp $14,653	-0.5pp $14,523	base $14,389	+0.5pp $14,253	+1.0pp $14,115

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4575 Oakestia St Unit 1032322P Commerce Township, MI	3.0	2.0	1991	$22,512	$11.31	22d	1	1.11mi

HOA detail condo

• Monthly dues: $27 · $324/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $525,000 Active 22 DOM
2. 2026-06-17
   days on market $525,000 Active 21 DOM
3. 2026-06-16
   days on market $525,000 Active 20 DOM
4. 2026-06-15
   days on market $525,000 Active 19 DOM
5. 2026-06-13
   days on market $525,000 Active 17 DOM
6. 2026-06-13
   days on market $525,000 Active 16 DOM
7. 2026-06-09
   days on market $525,000 Active 13 DOM
8. 2026-06-08
   days on market $525,000 Active 12 DOM
9. 2026-06-07
   days on market $525,000 Active 11 DOM
10. 2026-06-04
    days on market $525,000 Active 8 DOM
11. 2026-06-03
    days on market $525,000 Active 7 DOM
12. 2026-06-02
    days on market $525,000 Active 6 DOM
13. 2026-06-01
    days on market $525,000 Active 5 DOM
14. 2026-05-31
    days on market $525,000 Active 4 DOM
15. 2026-05-26
    historical $525,000
16. 2007-06-05
    soldstatus $309,000
17. 2007-05-04
    soldstatus $309,000 380-char remark

    Show marketing remark (380 chars)

    ALL THE WORK HAS BEEN DONE ON THIS BEAUTIFUL 4 BR COLONIAL ON A PREMIUM CUL-DE-SAC LOT OVERLOOKING A PRIVATE WOODED SETTING. HDWD FLOORS T/O MAIN LEVEL, NEW PAINT & CARPETING IN NEUTRAL TONES, ISLAND KITCHEN, CALIFORNIA CLOSETS, FRENCH DOORS LEADING TO 2 STORY CUSTOM DECK. GREAT VIEWS, WALKOUT BASEMENT & PROFESSIONAL LANDSCAPING ARE YOURS IN THIS MOVE-IN-READY HOME.

18. 2007-05-04
    soldstatus $309,000

    Show marketing remark (380 chars)

    ALL THE WORK HAS BEEN DONE ON THIS BEAUTIFUL 4 BR COLONIAL ON A PREMIUM CUL-DE-SAC LOT OVERLOOKING A PRIVATE WOODED SETTING. HDWD FLOORS T/O MAIN LEVEL, NEW PAINT & CARPETING IN NEUTRAL TONES, ISLAND KITCHEN, CALIFORNIA CLOSETS, FRENCH DOORS LEADING TO 2 STORY CUSTOM DECK. GREAT VIEWS, WALKOUT BASEMENT & PROFESSIONAL LANDSCAPING ARE YOURS IN THIS MOVE-IN-READY HOME.

19. 2006-09-07
    listed $319,000 380-char remark

    Show marketing remark (380 chars)

    ALL THE WORK HAS BEEN DONE ON THIS BEAUTIFUL 4 BR COLONIAL ON A PREMIUM CUL-DE-SAC LOT OVERLOOKING A PRIVATE WOODED SETTING. HDWD FLOORS T/O MAIN LEVEL, NEW PAINT & CARPETING IN NEUTRAL TONES, ISLAND KITCHEN, CALIFORNIA CLOSETS, FRENCH DOORS LEADING TO 2 STORY CUSTOM DECK. GREAT VIEWS, WALKOUT BASEMENT & PROFESSIONAL LANDSCAPING ARE YOURS IN THIS MOVE-IN-READY HOME.

20. 2006-09-07
    listed $319,000

    Show marketing remark (380 chars)

    ALL THE WORK HAS BEEN DONE ON THIS BEAUTIFUL 4 BR COLONIAL ON A PREMIUM CUL-DE-SAC LOT OVERLOOKING A PRIVATE WOODED SETTING. HDWD FLOORS T/O MAIN LEVEL, NEW PAINT & CARPETING IN NEUTRAL TONES, ISLAND KITCHEN, CALIFORNIA CLOSETS, FRENCH DOORS LEADING TO 2 STORY CUSTOM DECK. GREAT VIEWS, WALKOUT BASEMENT & PROFESSIONAL LANDSCAPING ARE YOURS IN THIS MOVE-IN-READY HOME.

21. 1997-01-28
    soldstatus $222,995
22. 1997-01-26
    historical
23. 1996-08-26
    listed $227,260

ⓘ 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: $4,759 · $397/mo
• Projected year-2 tax: $6,422 · $535/mo
• Expected delta: +$1,663/yr (+$139/mo · 35.0%)

ⓘ 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 ≥95°F today · 14 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: $270,144
• − Mortgage interest: −$29,408
• − Property taxes: −$4,759
• − Insurance: −$2,625
• − Repairs & maintenance: −$21,612
• − Management: −$21,612
• − HOA: −$324
• − Depreciation: −$15,273
• Taxable income: $174,533
• Est. tax owed @ 24.0%: −$41,888
• After-tax cash flow: $130,781/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: 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 — Commerce

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

Census & demographics

• Population (ZIP): 23,550

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% 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: ▼ -265.18%
• Current HPI: 202.3058
• Rent YoY: —
• Metro: —
• 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

+131.0% since first listed

9 events — show timeline

• 2026-05-26 Coming Soon $525,000 MiRealSource-MiMLS
• 2007-06-05 Sold (Public Records) $309,000 Public Records
• 2007-05-04 Sold (MLS) $309,000 REALCOMP
• 2007-05-04 Sold (MLS) $309,000 MiRealSource-MiMLS
• 2006-09-07 Listed $319,000 REALCOMP
• 2006-09-07 Listed $319,000 MiRealSource-MiMLS
• 1997-01-28 Sold (Public Records) $222,995 Public Records
• 1997-01-26 Listing Removed — REALCOMP
• 1996-08-26 Listed $227,260 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $4,759 · +3.7% YoY. Source: county tax records.