2697 Holland St · Lake Orion, MI 48360

$399,900

3 bd · 2.5 ba · 2,464 sqft · SingleFamily public records · 23 Days on market

Built 1967 0.35 ac lot Est $431k · 7% under

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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 +13.8/30.0
• ARV discount +10.8/15.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and spacious 2-story home offering exceptional comfort and versatility! This well-equipped property features 5 bedrooms, a loft, plus a den, and 2.5 bathrooms, along with a full, partially finished basement complete with a bar The expansive primary suite serves as a true retreat, featuring a large walk-in closet and a luxurious en-suite bath with a relaxing Jacuzzi tub. Hardwood flooring flows through most of the main living areas. Cozy up to the gas fireplace and enjoy year-round comfort with two furnaces and two central A/C units for efficient zoned heating and cooling, plus the added security of a Generac whole-house generator. Outdoor living shines with a spacious 22' x 15.5'

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1967

Property features AI

Exterior

• Parking: Attached 2-car garage (approx. 23 x 20)
• Utilities: Private well water; Septic sewer; Natural gas service
• Home design: Residential 2-story home; Built in 1967; Basement (below-grade, finished and unfinished areas)
• Construction: Vinyl siding exterior; Basement foundation
• Exterior features: Deck; Paved street frontage; Frontage approximately 120 feet

Interior

• Kitchen: Kitchen on entry level with wood flooring (approx. 10 x 8); Breakfast nook on entry level with wood flooring (approx. 11 x 13)
• Bedrooms: Primary bedroom on second level with wood floors (approx. 16 x 12); Second bedroom on entry level with wood floors (approx. 13 x 11); Third bedroom on entry level with wood floors (approx. 10 wide); Fourth bedroom on second level with wood floors (approx. 11 x 10); Fifth bedroom on second level with wood floors (approx. 14 x 11); Total of 13 rooms
• Flooring: Wood flooring throughout many main rooms, including bedrooms, family room, kitchen, breakfast nook, and other rooms; Ceramic flooring in one upstairs bathroom
• Bathrooms: Two full bathrooms; Three total baths/lavatories; Entry-level bathroom roughly 10 x 6 with wood flooring; Second-level bathroom roughly 11 x 9 with ceramic flooring; One lavatory (approx. 3 x 7)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning and ceiling fans; Gas water heater
• Interior features: Fireplace in family room (gas); Partially finished basement
• Laundry & utility: Basement present (partially finished)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $33 ($402/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 $327k (18.3% below list).
• Recommended offer: $327k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Lake Orion — 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 80/100 on livability (#77 in MI, #1,679 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F.
• Lake Orion Community Schools (suburban): math 49% / reading 64% proficiency, ranked #45 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Orion Oaks Elementary School (math 39% / reading 59%, grade D, #425 of 1,397 statewide, top 31%, 515 students, 32% FRL); Scripps Middle School (math 47% / reading 63%, grade B-, #76 of 493 statewide, top 16%, 548 students, 23% FRL); Lake Orion Community High School (math 54% / reading 75%, grade B-, #46 of 713 statewide, top 7%, 2,174 students, 24% FRL).
• Market conditions: 84 active listings in the ZIP; 2 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 $3k of loan paydown is wiped out by about $12k 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 23 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; list at $400k implies a 208% gain — meaningful room to come down on a strong offer.

Recommended offer $326,908 (18.3% below list)

Questions for the listing agent

1. Built in 1967 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.82% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $431,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2646 Correll Dr	0.15mi	4/2.5 (+1)	2,634 (+7%)	1mo	$493,000	$187	76
3044 Talon Cir	0.43mi	3/3.0	2,582 (+5%)	4mo	$330,000	$128	67
255 Round Tree Dr	0.38mi	4/2.5 (+1)	2,640 (+7%)	1mo	$480,000	$182	64
2187 Marie Dr	0.48mi	4/2.5 (+1)	2,582 (+5%)	1mo	$505,000	$196	63
2742 Lance St	0.18mi	3/1.5	2,165 (-12%)	10mo	$257,500	$119	59
1228 Parkland Rd	0.61mi	4/2.5 (+1)	2,545 (+3%)	8mo	$487,500	$192	55
2529 Huntington Dr	0.50mi	4/2.5 (+1)	2,634 (+7%)	8mo	$473,000	$180	53
2400 Holland St	0.34mi	3/2.0	2,598 (+5%)	24mo	$305,700	$118	53
2464 Freeman Dr	0.25mi	3/2.5	2,820 (+14%)	18mo	$435,000	$154	49
3082 Talon Cir	0.53mi	3/2.5	2,300 (-7%)	22mo	$385,000	$167	45
2040 Chestnut Cir	0.65mi	4/2.5 (+1)	2,576 (+4%)	22mo	$449,900	$175	39
74 Eagle Ridge Rd	0.55mi	3/3.0	2,832 (+15%)	12mo	$416,000	$147	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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-62,752
• Equity at exit: $59,626

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-52,233
• Equity at exit: $34,576

Cash invested: $111,972 (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 48360

• Active inventory: 84
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,269 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$285 /mo · $3,424/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $33

Break-even live

Break-even rent $3,227

Max offer price $399,900

Occupancy floor 94%

Sensitivity live

Price	-10% $260	-5% $147	+0% $33	+5% $-80	+10% $-193
Rent	-10% $-225	-5% $-96	+0% $33	+5% $163	+10% $292
Rate	-1.0pp $235	-0.5pp $135	base $33	+0.5pp $-70	+1.0pp $-176

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Lark St Unit 41 Lake Orion, MI	2.0	2.0	1730	$3,000	$1.73	0d	1	1.26mi
4100 Heron Springs Blvd Orion Twp, MI	2.0–3.0	2.0–2.5	1914	$3,535	$1.85	0d	5	1.37mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $399,900 Active 23 DOM
2. 2026-06-18
   days on market $408,000 Active 20 DOM
3. 2026-06-17
   days on market $408,000 Active 19 DOM
4. 2026-06-16
   days on market $408,000 Active 18 DOM
5. 2026-06-15
   days on market $408,000 Active 17 DOM
6. 2026-06-13
   days on market $408,000 Active 15 DOM
7. 2026-06-09
   days on market $408,000 Active 11 DOM
8. 2026-06-08
   days on market $408,000 Active 10 DOM
9. 2026-06-08
   price $408,000 Active 9 DOM
10. 2026-06-07
    days on market $415,000 Active 9 DOM
11. 2026-06-04
    days on market $415,000 Active 6 DOM
12. 2026-06-03
    days on market $415,000 Active 5 DOM
13. 2026-06-02
    days on market $415,000 Active 4 DOM
14. 2026-06-01
    days on market $415,000 Active 3 DOM
15. 2026-05-31
    days on market $415,000 Active 2 DOM
16. 2026-05-26
    historical $415,000
17. 2003-10-27
    soldstatus $130,000
18. 2001-05-22
    soldstatus $130,000
19. 1991-08-12
    soldstatus $95,000

ⓘ 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: $3,424 · $285/mo
• Projected year-2 tax: $4,791 · $399/mo
• Expected delta: +$1,367/yr (+$114/mo · 39.9%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,229
• − Mortgage interest: −$22,401
• − Property taxes: −$3,424
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − Depreciation: −$11,633
• Taxable loss: −$6,506
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $1,963/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: Lake Orion Community Schools
• NCES district ID: 2620730
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $82,396
• Composite: 51.21/100
• National rank: #1755
• State rank: #45 of 540 in MI

Livability — Lake Orion

• Score: 80/100
• State rank: #77
• US rank: #1679

Category grades

Amenities F Commute F Cost of living A Crime A- Employment A+ Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,250

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 8% Asian 8% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Other Asian/Pacific 3% Other Indo-European 3% Spanish 3%

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: ▼ -226.18%
• Current HPI: 180.3844
• 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

+336.8% since first listed

4 events — show timeline

• 2026-05-26 Coming Soon $415,000 MiRealSource-MiMLS
• 2003-10-27 Sold (Public Records) $130,000 Public Records
• 2001-05-22 Sold (Public Records) $130,000 Public Records
• 1991-08-12 Sold (Public Records) $95,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,424 · +7.6% YoY. Source: county tax records.