4837 Teddington Dr · Orchard Lake Village, MI 48323

$329,900

3 bd · 2.5 ba · 2,596 sqft · SingleFamily public records · 7 Days on market

Built 1971 0.31 ac lot $127/sqft · 28% below area Est $461k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +9.6/30.0
• Schools +4.5/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location. Four Bedrooms, 3 1/2 Baths. Spacious throughout, home needs updating and TLC . Build on immediate equity upon purchase. Purchaser shall remove any and all personal contents left at the home at purchasers expense. Selling as is.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Other: Listing broker: Real Estate One-Dbn Hts; Listing agent: Mike Fayz

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Sewer: unknown
• Home design: Single-family residence; Two levels; Mid-level entry with steps; Above-grade finished area reported (approx. 2,596 square feet)
• Construction: Aluminum and vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.31 acres (dimensions 105 x 128.6); Subdivision: NORTH POTOMAC GREEN; Directions: From Orchard Lake Rd, head west on Green Rd, turn north onto Teddington Dr; Cross street: Green Rd & Teddington Dr

Interior

• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling listed
• Interior features: Total of 9 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (16.6% below list).
• Recommended offer: $275k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% in Orchard Lake Village — 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 65/100 on livability (#465 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• West Bloomfield School District (suburban): math 42% / reading 55% proficiency, ranked #83 of 540 in MI (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 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 $2k of loan paydown is wiped out by about $10k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $275,086 (16.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (median comp): $460,523
• List price: $329,900
• Delta: -28.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4205 Hardwoods Dr	0.24mi	4/2.5 (+1)	2,526 (-3%)	2mo	$445,000	$176	78
4245 Old Dominion Dr	0.23mi	4/2.5 (+1)	2,509 (-3%)	7mo	$405,000	$161	73
4248 Whitebirch Dr	0.22mi	4/3.5 (+1)	2,705 (+4%)	16mo	$415,000	$153	60
4840 Stamford Dr	0.09mi	4/2.5 (+1)	2,947 (+14%)	12mo	$667,632	$227	58
4948 Hardwoods Dr	0.39mi	4/2.5 (+1)	2,435 (-6%)	12mo	$387,000	$159	57
4273 Greenstown Dr	0.29mi	4/2.5 (+1)	2,766 (+6%)	18mo	$450,000	$163	55
4473 Greenstown Dr	0.46mi	4/2.5 (+1)	2,541 (-2%)	20mo	$465,000	$183	53
4039 Whitebirch Dr	0.11mi	4/2.5 (+1)	2,944 (+13%)	22mo	$490,100	$166	49
4351 Yorktown Dr	0.29mi	4/3.0 (+1)	2,944 (+13%)	11mo	$530,000	$180	48
4201 Claire Dr	0.74mi	4/3.0 (+1)	2,385 (-8%)	10mo	$380,000	$159	36

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-67,516
• Equity at exit: $49,189

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-76,582
• Equity at exit: $28,524

Cash invested: $92,372 (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 48323

• Active inventory: 138
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,751 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$528 /mo · $6,338/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-222

Break-even live

Break-even rent $3,033

Max offer price $290,595

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-129	+0% $-222	+5% $-316	+10% $-409
Rent	-10% $-440	-5% $-331	+0% $-222	+5% $-114	+10% $-5
Rate	-1.0pp $-56	-0.5pp $-139	base $-222	+0.5pp $-308	+1.0pp $-395

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4585 Laurel Club Cir West Bloomfield, MI	2.0	2.0	2530	$2,600	$1.03	0d	1	0.31mi
6322 Aspen Ridge Blvd West Bloomfield, MI	2.0	2.5	2391	$3,500	$1.46	0d	1	1.46mi

Listing history 5 events

1. 2026-05-12
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great Location. Four Bedrooms, 3 1/2 Baths. Spacious throughout, home needs updating and TLC . Build on immediate equity upon purchase. Purchaser shall remove any and all personal contents left at the home at purchasers expense. Selling as is.

2. 2026-05-12
   status Pending 243-char remark

   Show marketing remark (243 chars)

   Great Location. Four Bedrooms, 3 1/2 Baths. Spacious throughout, home needs updating and TLC . Build on immediate equity upon purchase. Purchaser shall remove any and all personal contents left at the home at purchasers expense. Selling as is.

3. 2026-05-06
   listed $329,900 Active 243-char remark

   Show marketing remark (243 chars)

   Great Location. Four Bedrooms, 3 1/2 Baths. Spacious throughout, home needs updating and TLC . Build on immediate equity upon purchase. Purchaser shall remove any and all personal contents left at the home at purchasers expense. Selling as is.

4. 2026-05-06
   listed $329,900 Active 243-char remark

   Show marketing remark (243 chars)

   Great Location. Four Bedrooms, 3 1/2 Baths. Spacious throughout, home needs updating and TLC . Build on immediate equity upon purchase. Purchaser shall remove any and all personal contents left at the home at purchasers expense. Selling as is.

5. 2026-05-04
   historical $329,900 243-char remark

   Show marketing remark (243 chars)

   Great Location. Four Bedrooms, 3 1/2 Baths. Spacious throughout, home needs updating and TLC . Build on immediate equity upon purchase. Purchaser shall remove any and all personal contents left at the home at purchasers expense. Selling as is.

ⓘ 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: $6,338 · $528/mo
• Projected year-2 tax: $6,338 · $528/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 ≥96°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: $33,010
• − Mortgage interest: −$18,480
• − Property taxes: −$6,338
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$9,597
• Taxable loss: −$8,336
• Est. tax savings @ 24.0%: +$2,001
• After-tax cash flow: $-669/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: West Bloomfield School District
• NCES district ID: 2635820
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 55% ▼ -2.00%
• Median HH income: $89,668
• Composite: 45.28/100
• National rank: #2653
• State rank: #83 of 540 in MI

Livability — Orchard Lake Village

• Score: 65/100
• State rank: #465
• US rank: #13055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,043
• Population (ZIP): 17,043

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 (77%)
• Race & ethnicity: White 77% Black 11% Asian 6% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Arab 8% Romanian 5% Scotch-Irish 4%
• Foreign-born: 21% · China, Canada, Guatemala
• Languages at home: 75% English-only · Arabic 7% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -210.13%
• Current HPI: 159.7383
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-06 Listed $329,900 MiRealSource-MiMLS
• 2026-05-06 Listed $329,900 REALCOMP
• 2026-05-04 Coming Soon $329,900 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $6,338 · +388.4% YoY. Source: county tax records.