3815 Lone Pine Rd · Orchard Lake Village, MI 48323

$165,000

2 bd · 2.0 ba · 960 sqft · Condo · 10 Days on market

Built 1977 Fair condition $300/mo HOA · 15% of rent

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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).

• Cash flow +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to maintenance free living at Misty Woods in lovely West Bloomfield! This clean 2 bedroom, 2 full bath, first-floor condo offers comfort, convenience and a serene setting. Freshly painted with new carpet throughout, this move-in ready unit features an open layout, kitchen with granite countertops, in-unit laundry, walk out patio and a brand-new water heater. The primary suite includes a private full bath, while the second bedroom and additional full bathroom provide flexible living space for guests or a home office. Unit comes with a one car garage and there is ample parking for guests as well. Located in walking distance to Crosswinds Shopping Center that hosts Kroger, restaurants and shopping. Hop on the West Bloomfiled Nature Trail that is just around the corner. Enjoy top notch West Bloomfield amentiies, such as a fantastic library and abundant parks. HOA fee includes snow removal, structure maintenance, grounds maintenance, trash, and water - making this condo not only affordable but a great alternative to renting! Price reflects updates still needed and is being sold as-is.

Key facts

• Walk out patio
• Open layout
• In unit laundry

Tags

• OPEN LAYOUT
• IN UNIT LAUNDRY
• WALK OUT PATIO
• BRAND NEW WATER HEATER
• PRIVATE FULL BATH
• WEST BLOOMFIELD NATURE TRAIL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.0% vs local median 3.3% 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.
• Zoned schools: Doherty Elementary School (479 students, 36% FRL); West Bloomfield Middle School (math 46% / reading 55%, grade C, #110 of 493 statewide, top 23%, 941 students, 42% FRL); West Bloomfield High School (math 40% / reading 61%, grade D+, #146 of 713 statewide, top 21%, 1,652 students, 34% FRL).
• Market conditions: 141 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $165k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-20,441
• Equity at exit: $24,602

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-9,100
• Equity at exit: $14,266

Cash invested: $46,200 (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: 141
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$300
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $95

Break-even live

Break-even rent $1,823

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $210	-5% $153	+0% $95	+5% $38	+10% $-19
Rent	-10% $-58	-5% $19	+0% $95	+5% $172	+10% $249
Rate	-1.0pp $179	-0.5pp $137	base $95	+0.5pp $53	+1.0pp $9

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $165,000 Active 10 DOM
2. 2026-06-18
   days on market $165,000 Active 7 DOM
3. 2026-06-17
   days on market $165,000 Active 6 DOM
4. 2026-06-16
   days on market $165,000 Active 5 DOM
5. 2026-06-15
   days on market $165,000 Active 4 DOM
6. 2026-06-13
   days on marketlisting id $165,000 Active 2 DOM
7. 2026-06-09
   days on market $165,000 Active 34 DOM
8. 2026-06-08
   days on market $165,000 Active 33 DOM
9. 2026-06-07
   days on market $165,000 Active 32 DOM
10. 2026-06-04
    days on market $165,000 Active 29 DOM
11. 2026-06-03
    days on market $165,000 Active 28 DOM
12. 2026-06-02
    days on market $165,000 Active 27 DOM
13. 2026-06-01
    days on market $165,000 Active 26 DOM
14. 2026-05-31
    price $165,000 Active 25 DOM
15. 2026-05-31
    days on market $175,000 Active 25 DOM
16. 2026-04-17
    status Pending 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to maintenance free living at Misty Woods in lovely West Bloomfield! This clean 2 bedroom, 2 full bath, first-floor condo offers comfort, convenience and a serene setting. Freshly painted with new carpet throughout, this move-in ready unit features an open layout, kitchen with granite countertops, in-unit laundry, walk out patio and a brand-new water heater. The primary suite includes a private full bath, while the second bedroom and additional full bathroom provide flexible living space for guests or a home office. Unit comes with a one car garage and there is ample parking for guests as well. Located in walking distance to Crosswinds Shopping Center that hosts Kroger, restaurants and shopping. Hop on the West Bloomfiled Nature Trail that is just around the corner. Enjoy top notch West Bloomfield amentiies, such as a fantastic library and abundant parks. HOA fee includes snow removal, structure maintenance, grounds maintenance, trash, and water - making this condo not only affordable but a great alternative to renting! Price reflects updates still needed and is being sold as-is.

17. 2026-04-17
    status Pending

    Show marketing remark (1104 chars)

    Welcome to maintenance free living at Misty Woods in lovely West Bloomfield! This clean 2 bedroom, 2 full bath, first-floor condo offers comfort, convenience and a serene setting. Freshly painted with new carpet throughout, this move-in ready unit features an open layout, kitchen with granite countertops, in-unit laundry, walk out patio and a brand-new water heater. The primary suite includes a private full bath, while the second bedroom and additional full bathroom provide flexible living space for guests or a home office. Unit comes with a one car garage and there is ample parking for guests as well. Located in walking distance to Crosswinds Shopping Center that hosts Kroger, restaurants and shopping. Hop on the West Bloomfiled Nature Trail that is just around the corner. Enjoy top notch West Bloomfield amentiies, such as a fantastic library and abundant parks. HOA fee includes snow removal, structure maintenance, grounds maintenance, trash, and water - making this condo not only affordable but a great alternative to renting! Price reflects updates still needed and is being sold as-is.

18. 2026-03-27
    listed $175,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to maintenance free living at Misty Woods in lovely West Bloomfield! This clean 2 bedroom, 2 full bath, first-floor condo offers comfort, convenience and a serene setting. Freshly painted with new carpet throughout, this move-in ready unit features an open layout, kitchen with granite countertops, in-unit laundry, walk out patio and a brand-new water heater. The primary suite includes a private full bath, while the second bedroom and additional full bathroom provide flexible living space for guests or a home office. Unit comes with a one car garage and there is ample parking for guests as well. Located in walking distance to Crosswinds Shopping Center that hosts Kroger, restaurants and shopping. Hop on the West Bloomfiled Nature Trail that is just around the corner. Enjoy top notch West Bloomfield amentiies, such as a fantastic library and abundant parks. HOA fee includes snow removal, structure maintenance, grounds maintenance, trash, and water - making this condo not only affordable but a great alternative to renting! Price reflects updates still needed and is being sold as-is.

19. 2026-03-27
    listed $175,000 Active

    Show marketing remark (1104 chars)

    Welcome to maintenance free living at Misty Woods in lovely West Bloomfield! This clean 2 bedroom, 2 full bath, first-floor condo offers comfort, convenience and a serene setting. Freshly painted with new carpet throughout, this move-in ready unit features an open layout, kitchen with granite countertops, in-unit laundry, walk out patio and a brand-new water heater. The primary suite includes a private full bath, while the second bedroom and additional full bathroom provide flexible living space for guests or a home office. Unit comes with a one car garage and there is ample parking for guests as well. Located in walking distance to Crosswinds Shopping Center that hosts Kroger, restaurants and shopping. Hop on the West Bloomfiled Nature Trail that is just around the corner. Enjoy top notch West Bloomfield amentiies, such as a fantastic library and abundant parks. HOA fee includes snow removal, structure maintenance, grounds maintenance, trash, and water - making this condo not only affordable but a great alternative to renting! Price reflects updates still needed and is being sold as-is.

20. 2026-03-26
    historical $175,000 1104-char remark

    Show marketing remark (1104 chars)

    Welcome to maintenance free living at Misty Woods in lovely West Bloomfield! This clean 2 bedroom, 2 full bath, first-floor condo offers comfort, convenience and a serene setting. Freshly painted with new carpet throughout, this move-in ready unit features an open layout, kitchen with granite countertops, in-unit laundry, walk out patio and a brand-new water heater. The primary suite includes a private full bath, while the second bedroom and additional full bathroom provide flexible living space for guests or a home office. Unit comes with a one car garage and there is ample parking for guests as well. Located in walking distance to Crosswinds Shopping Center that hosts Kroger, restaurants and shopping. Hop on the West Bloomfiled Nature Trail that is just around the corner. Enjoy top notch West Bloomfield amentiies, such as a fantastic library and abundant parks. HOA fee includes snow removal, structure maintenance, grounds maintenance, trash, and water - making this condo not only affordable but a great alternative to renting! Price reflects updates still needed and is being sold as-is.

21. 2014-07-30
    soldstatus $89,000 365-char remark

    Show marketing remark (365 chars)

    UPDATED FIRST FLOOR CONDO IN MISTY WOODS WITH DIRECT GARAGE ACCESS. UPDATED KITCHEN, BATHS, MIRRORED BY-FOLD DOORS, NEW CARPETING, FLOORING AND PAINTING. MASTER SUITE WITH WALK-IN CLOSET AND BATH WITH SHOWER. MAIN BATH WITH TUB. FIRST FLOOR LAUNDRY. DECK OFF LIVING ROOM. WALK TO SHOPPING, RESTAURANTS, AND WEST BLOOMFIELD NATURE TRAIL. EVERYTHING AT YOUR DOORSTEP.

22. 2014-06-16
    historical 365-char remark

    Show marketing remark (365 chars)

    UPDATED FIRST FLOOR CONDO IN MISTY WOODS WITH DIRECT GARAGE ACCESS. UPDATED KITCHEN, BATHS, MIRRORED BY-FOLD DOORS, NEW CARPETING, FLOORING AND PAINTING. MASTER SUITE WITH WALK-IN CLOSET AND BATH WITH SHOWER. MAIN BATH WITH TUB. FIRST FLOOR LAUNDRY. DECK OFF LIVING ROOM. WALK TO SHOPPING, RESTAURANTS, AND WEST BLOOMFIELD NATURE TRAIL. EVERYTHING AT YOUR DOORSTEP.

23. 2014-02-26
    listed $89,900 365-char remark

    Show marketing remark (365 chars)

    UPDATED FIRST FLOOR CONDO IN MISTY WOODS WITH DIRECT GARAGE ACCESS. UPDATED KITCHEN, BATHS, MIRRORED BY-FOLD DOORS, NEW CARPETING, FLOORING AND PAINTING. MASTER SUITE WITH WALK-IN CLOSET AND BATH WITH SHOWER. MAIN BATH WITH TUB. FIRST FLOOR LAUNDRY. DECK OFF LIVING ROOM. WALK TO SHOPPING, RESTAURANTS, AND WEST BLOOMFIELD NATURE TRAIL. EVERYTHING AT YOUR DOORSTEP.

24. 2005-11-30
    historical
25. 2005-07-14
    listed $136,900
26. 2004-08-27
    soldstatus $126,000
27. 2004-08-25
    historical
28. 2004-08-25
    soldstatus $126,000
29. 2004-05-07
    listed $131,000
30. 2004-05-07
    listed $131,000
31. 2004-01-02
    historical
32. 2003-04-04
    listed $131,000
33. 2003-04-04
    historical
34. 2002-12-27
    listed $131,000
35. 2002-12-27
    historical
36. 2002-12-24
    listed $131,000
37. 2002-12-22
    historical
38. 2002-11-23
    listed $131,000

ⓘ 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: $23,328
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − HOA: −$3,600
• − Depreciation: −$4,800
• Taxable loss: −$1,347
• Est. tax savings @ 24.0%: +$323
• After-tax cash flow: $1,469/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 · 2 photos

Fair 45/100 Cosmetic rehab

This condo is in fair condition with cosmetic repairs needed, particularly to the exterior siding and interior walls. Painting and floor refinishing would significantly enhance its curb appeal and interior aesthetics, making it more attractive for both resale and rental.

Repairs flagged

• Minor Exterior siding — Siding shows minor damage and discoloration
• Minor Interior walls — Walls show some signs of wear

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can significantly improve curb appeal and interior aesthetics
• Both Floor refinishing — Refinished floors can enhance the overall look and feel of the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Siding shows minor damage and discoloration	Minor	$500–3,000
Interior walls · Walls show some signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can significantly improve curb appeal and interior aesthetics ↑
• Both Floor refinishing — Refinished floors can enhance the overall look and feel of the home ↑

ⓘ 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: 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

+33.6% since first listed

23 events — show timeline

• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-17 Pending — REALCOMP
• 2026-03-27 Listed $175,000 MiRealSource-MiMLS
• 2026-03-27 Listed $175,000 REALCOMP
• 2026-03-26 Coming Soon $175,000 MiRealSource-MiMLS
• 2014-07-30 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2014-06-16 Listing Removed — MiRealSource-MiMLS
• 2014-02-26 Listed $89,900 MiRealSource-MiMLS
• 2005-11-30 Listing Removed — MiRealSource-MiMLS
• 2005-07-14 Listed $136,900 MiRealSource-MiMLS
• 2004-08-27 Sold (MLS) $126,000 MiRealSource-MiMLS
• 2004-08-25 Sold (MLS) $126,000 REALCOMP
• 2004-08-25 Listing Removed — MiRealSource-MiMLS
• 2004-05-07 Listed $131,000 REALCOMP
• 2004-05-07 Listed $131,000 MiRealSource-MiMLS
• 2004-01-02 Listing Removed — REALCOMP
• 2003-04-04 Listing Removed — REALCOMP
• 2003-04-04 Listed $131,000 REALCOMP
• 2002-12-27 Listing Removed — REALCOMP
• 2002-12-27 Listed $131,000 REALCOMP
• 2002-12-24 Listed $131,000 REALCOMP
• 2002-12-22 Listing Removed — REALCOMP
• 2002-11-23 Listed $131,000 REALCOMP