9190 Chaumont Dr · Wolverine Lake, MI 48382

$250,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 17 Days on market

Built 1966 0.38 ac lot Est $221k · 13% over

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Why this score? — see what drove the C+ 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready 3-bedroom ranch featuring fresh paint throughout, refinished hardwood floors, and an updated bathroom with new vanity, mirror, and lighting. Major mechanical updates include a newer furnace, hot water heater, water softener, and iron removal filtration system. Situated on a spacious double lot, the property offers a 2.5-car garage, storage shed, and a mostly fenced backyard--perfect for outdoor enjoyment. New roof 2026. Private subdivision beach to Long Lake. Immediate occupancy available, so you can settle in and enjoy summer in your new home right away!

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Well water; Natural gas water heater
• Home design: Ranch-style single family residence; Built in 1966
• Construction: Vinyl siding; Shingle roof; Crawl space foundation
• Exterior features: Paved road access; Well water

Interior

• Kitchen: Dishwasher; Range; Eat-in kitchen layout
• Bedrooms: Primary bedroom (11 x 12); Bedroom 2 (11 x 10); Bedroom 3 (9 x 11)
• Bathrooms: 1 full bathroom (7 x 10)
• Heating & cooling: Forced air heating; Cooling present
• Interior features: Garage door opener; Eat-in kitchen; Bay/Bow windows; Total of 8 rooms
• Laundry & utility: Laundry room (10 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.7% in Wolverine Lake — 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 73/100 on livability (#204 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Walled Lake Consolidated Schools (suburban): math 52% / reading 60% proficiency, ranked #58 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• 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 $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 $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 28y ago 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.
• Current owner paid $56k; list at $250k implies a 342% gain — meaningful room to come down on a strong offer.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $220,896
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9650 Cooley Lake Rd	0.43mi	3/1.0	920 (-2%)	6mo	$217,000	$236	72
9660 Cooley Lake Rd	0.45mi	3/1.0	920 (-2%)	14mo	$214,000	$233	64
9128 Hickorywood Dr	0.49mi	3/1.0	970 (+4%)	8mo	$235,000	$242	64
1177 Clearwater Blvd	0.65mi	3/1.0	920 (-2%)	10mo	$195,100	$212	59
9243 Locustwood Dr	0.50mi	2/1.0 (-1)	1,018 (+9%)	9mo	$202,000	$198	50
8797 Cooley Beach Dr	0.73mi	2/1.0 (-1)	958 (+2%)	12mo	$368,000	$384	47
9110 Georgette St	0.38mi	2/1.0 (-1)	804 (-14%)	13mo	$179,900	$224	43
8799 Cooley Beach Dr	0.73mi	2/2.0 (-1)	917 (-2%)	20mo	$550,000	$600	38
8855 Lakeview Dr	0.75mi	2/1.0 (-1)	1,008 (+8%)	22mo	$455,000	$451	29

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $10,213
• Equity at exit: $37,276

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $74,281
• Equity at exit: $21,615

Cash invested: $70,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$277 /mo · $3,328/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $796

Break-even live

Break-even rent $2,142

Max offer price $250,000

Occupancy floor 70%

Sensitivity live

Price	-10% $938	-5% $867	+0% $796	+5% $725	+10% $654
Rent	-10% $547	-5% $672	+0% $796	+5% $920	+10% $1,045
Rate	-1.0pp $922	-0.5pp $860	base $796	+0.5pp $731	+1.0pp $665

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8020 Wadi White Lake, MI	1.0–2.0	1.0–2.0	1352	$3,150	$2.33	0d	16	1.13mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $250,000 Pending 17 DOM
2. 2026-06-09
   days on market $250,000 Active 15 DOM
3. 2026-06-08
   days on market $250,000 Active 14 DOM
4. 2026-06-07
   days on market $250,000 Active 13 DOM
5. 2026-06-04
   remarks 588-char remark

   Show marketing remark (588 chars)

   Charming and move-in ready 3-bedroom ranch featuring fresh paint throughout, refinished hardwood floors, and an updated bathroom with new vanity, mirror, and lighting. Major mechanical updates include a newer furnace, hot water heater, water softener, and iron removal filtration system. Situated on a spacious double lot, the property offers a 2.5-car garage, storage shed, and a mostly fenced backyard--perfect for outdoor enjoyment. New roof 2026. Private subdivision beach to Long Lake. Immediate occupancy available, so you can settle in and enjoy summer in your new home right away!

6. 2026-06-04
   listed $250,000 Active 10 DOM

   Show marketing remark (588 chars)

   Charming and move-in ready 3-bedroom ranch featuring fresh paint throughout, refinished hardwood floors, and an updated bathroom with new vanity, mirror, and lighting. Major mechanical updates include a newer furnace, hot water heater, water softener, and iron removal filtration system. Situated on a spacious double lot, the property offers a 2.5-car garage, storage shed, and a mostly fenced backyard--perfect for outdoor enjoyment. New roof 2026. Private subdivision beach to Long Lake. Immediate occupancy available, so you can settle in and enjoy summer in your new home right away!

ⓘ 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: $3,328 · $277/mo
• Projected year-2 tax: $3,589 · $299/mo
• Expected delta: +$261/yr (+$22/mo · 7.8%)

ⓘ 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 ≥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: $37,800
• − Mortgage interest: −$14,004
• − Property taxes: −$3,328
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$7,273
• Taxable income: $5,898
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $8,137/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: Walled Lake Consolidated Schools
• NCES district ID: 2635160
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,184
• Composite: 49.57/100
• National rank: #1987
• State rank: #58 of 540 in MI

Livability — Wolverine Lake

• Score: 73/100
• State rank: #204
• US rank: #5186

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+127.5% since first listed

31 events — show timeline

• 2026-06-04 Relisted — REALCOMP
• 2026-06-04 Relisted — MiRealSource-MiMLS
• 2026-06-04 Relisted — SW Michigan MLS
• 2026-05-18 Listing Removed — SW Michigan MLS
• 2026-05-18 Listing Removed — MiRealSource-MiMLS
• 2026-05-14 Contingent — REALCOMP
• 2026-05-14 Contingent — MiRealSource-MiMLS
• 2026-05-14 Contingent — SW Michigan MLS
• 2026-05-08 Listed $250,000 SW Michigan MLS
• 2026-05-08 Listed $250,000 MiRealSource-MiMLS
• 2026-05-08 Listed $250,000 REALCOMP
• 2015-04-28 Listing Removed — MiRealSource-MiMLS
• 2015-04-15 Listed $1,200 MiRealSource-MiMLS
• 2014-04-16 Listing Removed — MiRealSource-MiMLS
• 2014-03-28 Listed $1,200 MiRealSource-MiMLS
• 2012-07-20 Sold (MLS) $56,500 REALCOMP
• 2012-07-20 Sold (MLS) $56,500 MiRealSource-MiMLS
• 2012-06-21 Listing Removed — MiRealSource-MiMLS
• 2012-04-20 Listed $53,200 REALCOMP
• 2012-04-20 Listed $53,200 MiRealSource-MiMLS
• 2012-03-25 Listing Removed — MiRealSource-MiMLS
• 2012-03-24 Listing Removed — REALCOMP
• 2011-08-19 Listed $72,000 REALCOMP
• 2011-08-19 Listed $72,000 MiRealSource-MiMLS
• 2006-12-31 Listing Removed — MiRealSource-MiMLS
• 2006-12-31 Listing Removed — REALCOMP
• 2006-05-10 Listed $180,000 MiRealSource-MiMLS
• 2006-05-10 Listed $180,000 REALCOMP
• 1999-04-29 Sold (Public Records) $103,000 Public Records
• 1998-10-30 Sold (MLS) $103,000 REALCOMP
• 1998-10-06 Listed $109,900 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $3,328 · +3.5% YoY. Source: county tax records.