211 W Flint St · Lake Orion, MI 48362

$120,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 4 Days on market

Built 1930 5,663 sqft lot

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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
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman special in a prime Lake Orion location! Walking distance to downtown Lake Orion, shopping, dining, and entertainment. Includes lake privileges on beautiful Lake Orion, an all-sports lake. Perfect for renovation enthusiasts or investors looking for their next project, or buyers looking to build sweat equity. This property only has street parking - no driveway.

Key facts

• Lake privileges
• All sports lake
• 5,663 sq ft lot

Tags

• WALKING DISTANCE TO DOWNTOWN
• LAKE PRIVILEGES
• ALL SPORTS LAKE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Lower-level entry with steps; Residential property
• Construction: Built with block foundation; Other construction materials; Asphalt roof
• Exterior features: Lake privileges; Paved road access; Lot roughly 30 x 180 (0.13 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Cap rate 19.9% 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); Oakview Middle School (math 50% / reading 64%, grade B, #66 of 493 statewide, top 14%, 406 students, 35% 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: 90 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 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.
• Current owner paid $65k; list at $120k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.43% ✓
• Cap rate: 19.93%
• Cash-on-cash: 48.70%
• DSCR: 3.17
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $262,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 N North Shore Dr	0.21mi	3/1.5	1,170 (-2%)	4mo	$230,000	$197	82
229 W Flint St	0.02mi	3/2.0	1,352 (+13%)	4mo	$285,000	$211	69
225 E Shadbolt St	0.37mi	2/1.0 (-1)	1,215 (+2%)	8mo	$315,000	$259	68
325 N Broadway St	0.30mi	3/1.0	1,318 (+11%)	1mo	$165,000	$125	68
74 Odanah St	0.62mi	3/1.5	1,109 (-7%)	1mo	$244,000	$220	56
495 Glenn Ct	0.54mi	3/1.5	1,250 (+5%)	20mo	$275,000	$220	48
336 Heights Rd	0.68mi	3/2.0	1,213 (+2%)	16mo	$399,950	$330	48
586 Bagley St	0.64mi	3/1.0	1,036 (-13%)	1mo	$242,500	$234	48
536 Atwater St	0.64mi	3/1.0	1,260 (+6%)	17mo	$210,000	$167	46
414 Norland St	0.71mi	3/1.0	1,300 (+9%)	12mo	$265,000	$204	41
108 Highland Ave	0.58mi	2/1.5 (-1)	1,320 (+11%)	10mo	$730,000	$553	39
338 Atwater St	0.51mi	3/2.0	1,346 (+13%)	20mo	$260,000	$193	34

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: 46.3%
• Equity multiple: 3.01×
• Total profit: $67,513
• Equity at exit: $17,892

10-year hold

• IRR: 52.1%
• Equity multiple: 6.09×
• Total profit: $171,081
• Equity at exit: $10,375

Cash invested: $33,600 (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 48362

• Active inventory: 90
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,922 high
• Mortgage (P&I): −$629
• Tax from tax record: −$265 /mo · $3,184/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $1,364

Break-even live

Break-even rent $1,196

Max offer price $120,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,431	-5% $1,397	+0% $1,364	+5% $1,330	+10% $1,296
Rent	-10% $1,133	-5% $1,248	+0% $1,364	+5% $1,479	+10% $1,594
Rate	-1.0pp $1,424	-0.5pp $1,394	base $1,364	+0.5pp $1,332	+1.0pp $1,301

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 S Broadway St Lake Orion, MI	2.0	2.0	1065	$2,950	$2.77	16d	1	0.19mi
442 Mystic Cove Ln Lake Orion, MI	2.0–4.0	2.0–3.0	1989	$5,350	$2.69	0d	4	0.50mi
733 Luna Ct Lake Orion, MI	3.0	1.5	1177	$2,695	$2.29	20d	1	0.76mi
711 Kimberly Lake Orion, MI	1.0–2.0	1.0–1.5	985	$1,149	$1.17	0d	6	0.81mi
784 Porteous Dr Lake Orion, MI	2.0	1.0	875	$1,600	$1.83	45d	1	1.05mi

Listing history 6 events

1. 2026-05-31
   status $120,000 Pending 4 DOM
2. 2026-05-31
   days on market $120,000 Active 4 DOM
3. 2026-05-27
   listed $120,000 Active

   Show marketing remark (370 chars)

   Handyman special in a prime Lake Orion location! Walking distance to downtown Lake Orion, shopping, dining, and entertainment. Includes lake privileges on beautiful Lake Orion, an all-sports lake. Perfect for renovation enthusiasts or investors looking for their next project, or buyers looking to build sweat equity. This property only has street parking - no driveway.

4. 2026-05-27
   listed $120,000 Active 370-char remark

   Show marketing remark (370 chars)

   Handyman special in a prime Lake Orion location! Walking distance to downtown Lake Orion, shopping, dining, and entertainment. Includes lake privileges on beautiful Lake Orion, an all-sports lake. Perfect for renovation enthusiasts or investors looking for their next project, or buyers looking to build sweat equity. This property only has street parking - no driveway.

5. 2004-08-25
   soldstatus $65,000
6. 1997-08-05
   soldstatus $28,900

ⓘ 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: $3,184 · $265/mo
• Projected year-2 tax: $3,184 · $265/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 ≥97°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: $35,060
• − Mortgage interest: −$6,722
• − Property taxes: −$3,184
• − Insurance: −$600
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − Depreciation: −$3,491
• Taxable income: $15,454
• Est. tax owed @ 24.0%: −$3,709
• After-tax cash flow: $12,653/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

• Census place: Lake Orion, MI
• Population (ZIP): 14,746

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 3%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -307.96%
• Current HPI: 182.3653
• 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

+315.2% since first listed

4 events — show timeline

• 2026-05-27 Listed $120,000 REALCOMP
• 2026-05-27 Listed $120,000 MiRealSource-MiMLS
• 2004-08-25 Sold (Public Records) $65,000 Public Records
• 1997-08-05 Sold (Public Records) $28,900 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,184 · -18.0% YoY. Source: county tax records.