165 S Opdyke Rd · Auburn Hills, MI 48326

$64,900

4 bd · 2.0 ba · 1,568 sqft · MultiFamily · 191 Days on market

Built 2011 Good condition 66 ac lot $41/sqft · 78% below area

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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

Key facts

• Functional kitchen
• Split-bedroom layout
• Open living area

Tags

• OPEN LIVING AREA
• FUNCTIONAL KITCHEN
• AMPLE CABINET SPACE
• SPLIT-BEDROOM LAYOUT
• FULL BATH
• GENEROUS CLOSET SPACE

🏷️ Possibly a rental listed for sale. The $64,900 price doesn't fit this home's estimated sale value (~$294,545) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.0% vs local median 3.7% 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+, amenities F, health & safety 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.
• Zoned schools: R Grant Graham Elem School (math 22% / reading 27%, grade F, #980 of 1,397 statewide, top 74%, 376 students, 61% FRL); Avondale Middle School (math 30% / reading 43%, grade F, #264 of 493 statewide, top 54%, 630 students, 58% FRL); Avondale High School (math 37% / reading 67%, grade D+, #128 of 713 statewide, top 19%, 1,004 students, 48% FRL) — zoned schools average 56% FRL vs 28% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 110 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• This rent runs 37% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 29y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 4.01% ✓
• Cap rate: 36.00%
• Cash-on-cash: 106.10%
• DSCR: 5.72
• GRM: 2.1

CMA / ARV

• ARV (median comp): $294,545
• List price: $64,900
• Delta: -77.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2581 Auburn Rd	0.51mi	3/3.0 (-1)	1,657 (+6%)	18mo	$252,500	$152	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.64×
• Total profit: $84,233
• Equity at exit: $9,677

10-year hold

• IRR: —
• Equity multiple: 10.68×
• Total profit: $175,815
• Equity at exit: $5,611

Cash invested: $18,172 (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: 110
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,602 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $1,607

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,652	-5% $1,629	+0% $1,607	+5% $1,584	+10% $1,562
Rent	-10% $1,401	-5% $1,504	+0% $1,607	+5% $1,710	+10% $1,812
Rate	-1.0pp $1,639	-0.5pp $1,623	base $1,607	+0.5pp $1,590	+1.0pp $1,573

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
676 Sheffield Rd Auburn Hills, MI	3.0	1.5	1421	$2,495	$1.76	0d	1	0.48mi
3200 South Blvd Bloomfield Hills, MI	2.0–3.0	2.0	1782	$4,250	$2.38	0d	1	1.24mi
201 N Squirrel Rd Auburn Hills, MI	2.0–3.0	2.5–3.0	1475	$2,320	$1.57	0d	15	1.28mi
128 S Edith St Pontiac, MI	2.0–3.0	2.0	1155	$1,700	$1.47	19d	1	1.40mi

Listing history 50 events

1. 2026-06-21
   days on market $64,900 Active 191 DOM
2. 2026-06-18
   days on market $64,900 Active 188 DOM
3. 2026-06-17
   days on market $64,900 Active 187 DOM
4. 2026-06-16
   days on market $64,900 Active 186 DOM
5. 2026-06-15
   days on market $64,900 Active 185 DOM
6. 2026-06-13
   days on market $64,900 Active 183 DOM
7. 2026-06-13
   days on market $64,900 Active 182 DOM
8. 2026-06-09
   days on market $64,900 Active 179 DOM
9. 2026-06-08
   days on market $64,900 Active 178 DOM
10. 2026-06-07
    days on market $64,900 Active 177 DOM
11. 2026-06-04
    days on market $64,900 Active 174 DOM
12. 2026-06-03
    days on market $64,900 Active 173 DOM
13. 2026-06-02
    days on market $64,900 Active 172 DOM
14. 2026-06-01
    days on market $64,900 Active 171 DOM
15. 2026-05-31
    days on market $64,900 Active 170 DOM
16. 2026-04-21
    price $64,900 1898-char remark

    Show marketing remark (1910 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

17. 2026-04-21
    price $64,900 1910-char remark

    Show marketing remark (1910 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

18. 2026-03-31
    price $67,500 1898-char remark

    Show marketing remark (1898 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

19. 2026-03-30
    price $67,500 1910-char remark

    Show marketing remark (1910 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

20. 2026-02-27
    price $70,000 1898-char remark

    Show marketing remark (1898 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you're looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won't want to miss.

21. 2026-02-26
    price $70,000 1910-char remark

    Show marketing remark (1910 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

22. 2025-12-11
    listed $72,500 Active 1898-char remark

    Show marketing remark (1910 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

23. 2025-12-11
    listed $72,500 Active 1910-char remark

    Show marketing remark (1910 chars)

    Four bedrooms at this price point in Auburn Hills is becoming increasingly difficult to find, making 165 S Opdyke Rd a standout opportunity for buyers looking for space, functionality, and affordability in a convenient location. This move-in-ready 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with an open-concept layout designed for comfortable everyday living and easy entertaining. The split-bedroom floor plan provides additional privacy for the primary suite while creating flexibility for guests, hobbies, storage, or a dedicated home office setup. The spacious kitchen and dining areas flow naturally into the main living space, creating a layout that feels open, practical, and welcoming. Central air and forced-air heat help provide year-round comfort, while the overall size and layout make this home one of the stronger values currently available in the area. Located within Sheffield Estates, residents enjoy access to amenities that include a clubhouse, swimming pool, playground, recreation spaces, and professionally managed grounds, all while remaining close to shopping, dining, parks, Oakland University, Great Lakes Crossing, and major commuter routes throughout Oakland County. Lot rent is approximately $861 per month; buyer to verify all information with the park. All residents must be approved by the community following an accepted offer or during the inspection period. Contact the community office for verification at Sheffield Estates, [phone]. Financing for homes located in parks does differ from traditional mortgage programs and typically requires specialized lenders; mobile-home-specific lenders are available to assist qualified buyers with the pre-approval process. If you’re looking for an affordable, practical place to call home with room to make it your own, this is an opportunity you won’t want to miss.

24. 2025-03-31
    historical
25. 2025-03-31
    historical
26. 2024-12-20
    historical Active Under Contract
27. 2024-12-17
    status Active
28. 2024-12-17
    listed $70,000
29. 2024-12-17
    listed $70,000 Active
30. 2024-12-16
    soldstatus $40,000 Closed
31. 2024-12-16
    soldstatus $40,000 Closed
32. 2024-12-16
    soldstatus $40,000
33. 2024-12-10
    listed $70,000 Active
34. 2024-11-04
    historical Accepting Backup Offers
35. 2024-11-04
    historical Accepting Backup Offers
36. 2024-10-01
    price $45,000
37. 2024-10-01
    price $45,000
38. 2024-09-03
    price $57,500
39. 2024-09-03
    price $57,500
40. 2024-08-20
    status Active
41. 2024-08-20
    status Active
42. 2024-07-16
    historical Accepting Backup Offers
43. 2024-07-16
    historical Accepting Backup Offers
44. 2024-05-30
    price $59,000
45. 2024-05-30
    price $59,000
46. 2024-04-16
    price $69,900
47. 2024-04-15
    price $69,900
48. 2024-03-15
    listed $75,000 Active
49. 2024-03-15
    listed $75,000 Active
50. 2024-03-14
    historical $75,000

ⓘ 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: $31,219
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − Depreciation: −$1,888
• Taxable income: $19,403
• Est. tax owed @ 24.0%: −$4,657
• After-tax cash flow: $14,624/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 · 9 photos

Good 75/100 Cosmetic rehab

This move-in-ready 4-bedroom, 2-bath manufactured home offers a good condition with a good ROI for both resale and rental.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace carpet — improves comfort and reduces maintenance

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace carpet — improves comfort and reduces maintenance ↑

ⓘ 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

+38.1% since first listed

72 events — show timeline

• 2026-04-21 Price Changed $64,900 MiRealSource-MiMLS
• 2026-04-21 Price Changed $64,900 REALCOMP
• 2026-03-31 Price Changed $67,500 MiRealSource-MiMLS
• 2026-03-30 Price Changed $67,500 REALCOMP
• 2026-02-27 Price Changed $70,000 MiRealSource-MiMLS
• 2026-02-26 Price Changed $70,000 REALCOMP
• 2025-12-11 Listed $72,500 REALCOMP
• 2025-12-11 Listed $72,500 MiRealSource-MiMLS
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2024-12-20 Contingent — REALCOMP
• 2024-12-17 Relisted — REALCOMP
• 2024-12-17 Listed $70,000 MiRealSource-MiMLS
• 2024-12-17 Listed $70,000 MiRealSource-MiMLS
• 2024-12-16 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2024-12-16 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2024-12-16 Sold (MLS) $40,000 REALCOMP
• 2024-12-10 Listed $70,000 REALCOMP
• 2024-11-04 Contingent — REALCOMP
• 2024-11-04 Contingent — MiRealSource-MiMLS
• 2024-10-01 Price Changed $45,000 MiRealSource-MiMLS
• 2024-10-01 Price Changed $45,000 REALCOMP
• 2024-09-03 Price Changed $57,500 MiRealSource-MiMLS
• 2024-09-03 Price Changed $57,500 REALCOMP
• 2024-08-20 Relisted — MiRealSource-MiMLS
• 2024-08-20 Relisted — REALCOMP
• 2024-07-16 Contingent — MiRealSource-MiMLS
• 2024-07-16 Contingent — REALCOMP
• 2024-05-30 Price Changed $59,000 MiRealSource-MiMLS
• 2024-05-30 Price Changed $59,000 REALCOMP
• 2024-04-16 Price Changed $69,900 MiRealSource-MiMLS
• 2024-04-15 Price Changed $69,900 REALCOMP
• 2024-03-15 Listed $75,000 MiRealSource-MiMLS
• 2024-03-15 Listed $75,000 REALCOMP
• 2024-03-14 Coming Soon $75,000 MiRealSource-MiMLS
• 2024-03-14 Coming Soon $75,000 REALCOMP
• 2024-03-14 Listed $45,000 MiRealSource-MiMLS
• 2023-12-27 Pending — REALCOMP
• 2023-12-27 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2023-12-27 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2023-12-27 Sold (MLS) $40,000 REALCOMP
• 2023-10-30 Price Changed $45,000 MiRealSource-MiMLS
• 2023-10-29 Price Changed $45,000 REALCOMP
• 2023-10-19 Price Changed $50,000 MiRealSource-MiMLS
• 2023-10-19 Price Changed $50,000 REALCOMP
• 2023-09-22 Listed $55,000 MiRealSource-MiMLS
• 2023-09-22 Listed $45,000 MiRealSource-MiMLS
• 2023-09-22 Listed $55,000 REALCOMP
• 2023-05-15 Pending — MiRealSource-MiMLS
• 2023-05-15 Pending — REALCOMP
• 2023-04-03 Listing Removed — MiRealSource-MiMLS
• 2023-04-03 Listing Removed — MiRealSource-MiMLS
• 2023-04-03 Listing Removed — REALCOMP
• 2023-03-17 Price Changed $41,000 MiRealSource-MiMLS
• 2023-03-17 Price Changed $41,000 REALCOMP
• 2023-03-11 Price Changed $42,000 MiRealSource-MiMLS
• 2023-03-11 Price Changed $42,000 REALCOMP
• 2023-03-06 Listed $42,500 MiRealSource-MiMLS
• 2023-03-06 Listed $42,500 REALCOMP
• 2023-03-05 Coming Soon — MiRealSource-MiMLS
• 2023-03-05 Coming Soon — REALCOMP
• 2023-03-05 Listed $41,000 MiRealSource-MiMLS
• 2020-07-20 Listing Removed — REALCOMP
• 2020-07-20 Listing Removed — MiRealSource-MiMLS
• 2020-07-20 Listing Removed — MiRealSource-MiMLS
• 2020-07-14 Price Changed $36,000 MiRealSource-MiMLS
• 2020-07-13 Price Changed $36,000 REALCOMP
• 2020-06-13 Listed $36,000 MiRealSource-MiMLS
• 2020-06-13 Listed $40,000 MiRealSource-MiMLS
• 2020-06-13 Listed $40,000 REALCOMP
• 1997-05-08 Listing Removed — REALCOMP
• 1997-03-06 Listed $47,000 REALCOMP