3634 South Blvd · Bloomfield, MI 48304

$279,900

3 bd · 1.5 ba · 1,793 sqft · SingleFamily · 1 Days on market

Built 1963 0.52 ac lot Est $335k · 17% under

---

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 +27.3/30.0
• ARV discount +14.9/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovingly maintained ALL BRICK RANCH w/ an attached 2 car garage offers almost 1400 square feet of living space! Features hardwood flooring, living room, spacious kitchen with lots of cabinets, large family room with fireplace, 3 good sized bedrooms, main bath w/ double vanity & handy half bath. Located on . 52 of an acre with a beautifully private backyard area for your outdoor living pleasure! New HVAC & HWH in 2024, windows on back of house including door wall replaced in 2024 w/ Anderson. On city water and BRAND NEW SEPTIC SYSTEM 5/2026. To reduce heating bills take advantage of the solar heater w/ electric circuit. Partial finished basement. This home is waiting for

Key facts

• Hardwood flooring
• Double vanity
• Large family room

Tags

• HARDWOOD FLOORING
• SPACIOUS KITCHEN
• LARGE FAMILY ROOM
• FIREPLACE
• DOUBLE VANITY
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 128 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); high-income renter base; 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 $8k 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 $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $279,900

Questions for the listing agent

1. Built in 1963 — 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. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $335,291
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1299 Winchcombe Dr	0.09mi	3/2.0	1,589 (-11%)	5mo	$350,000	$220	71
1371 Winchcombe Dr	0.26mi	3/2.0	1,603 (-11%)	0mo	$315,000	$197	68
1310 Winchcombe Dr	0.13mi	3/1.5	1,589 (-11%)	10mo	$390,000	$245	66
1530 Ashover Dr	0.51mi	3/2.0	1,827 (+2%)	10mo	$427,400	$234	63
295 Oakmont St	0.65mi	3/2.5	1,766 (-2%)	14mo	$285,500	$162	52
3207 Caroline St	0.57mi	3/1.5	1,542 (-14%)	2mo	$236,000	$153	48
3221 Bessie St	0.49mi	3/1.5	1,534 (-14%)	6mo	$305,000	$199	48
3901 Nelda Hill Ln	0.62mi	3/2.5	1,951 (+9%)	15mo	$365,000	$187	40
907 Huntclub Blvd	0.62mi	4/2.5 (+1)	2,056 (+15%)	4mo	$354,500	$172	34
870 Huntclub Blvd	0.66mi	4/2.5 (+1)	2,056 (+15%)	6mo	$345,000	$168	31
758 Huntclub Blvd	0.73mi	4/3.0 (+1)	2,000 (+12%)	6mo	$345,000	$173	30
845 Canter Ln	0.69mi	4/2.5 (+1)	2,056 (+15%)	5mo	$320,000	$156	30

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $6,424
• Equity at exit: $41,734

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $72,414
• Equity at exit: $24,201

Cash invested: $78,372 (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 48304

• Active inventory: 128
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,477 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $812

Break-even live

Break-even rent $2,449

Max offer price $279,900

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 South Blvd Bloomfield Hills, MI	2.0–3.0	2.0	1782	$4,250	$2.38	1d	1	0.41mi
920 Heritage Dr Bloomfield Township, MI	2.0	2.0	1804	$3,600	$2.00	1d	1	0.45mi
915 Huntclub Blvd Auburn Hills, MI	4.0	2.5	2403	$3,200	$1.33	15d	1	0.64mi
676 Sheffield Rd Auburn Hills, MI	3.0	1.5	1421	$2,495	$1.76	1d	1	1.15mi
124 Optimist Auburn Hills, MI	2.0–3.0	2.0–2.5	1914	$3,535	$1.85	1d	9	1.22mi
124 Optimist Unit 1201 Rochester Hills, MI	3.0	2.5	2504	$3,535	$1.41	1d	1	1.22mi
192 Raleigh Ave Auburn Hills, MI	2.0	2.0	1700	$2,400	$1.41	43d	1	1.26mi
201 N Squirrel Rd Auburn Hills, MI	2.0–3.0	2.5–3.0	1475	$2,320	$1.57	1d	14	1.28mi

Listing history 2 events

1. 2026-06-17
   remarks 691-char remark
2. 2026-06-17
   listed $279,900 Active 1 DOM

ⓘ 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: $41,719
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,338
• − Management: −$3,338
• − Depreciation: −$8,143
• Taxable income: $5,625
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $8,396/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: 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 — Bloomfield

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

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,387
• Household income: $143,204
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 85.0

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 (79%)
• Race & ethnicity: White 79% Asian 10% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Other Asian/Pacific 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: ▼ -195.96%
• Current HPI: 160.6477
• 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