2472 Tackles Dr · Village of Clarkston, MI 48386

$245,000

3 bd · 1.5 ba · 1,190 sqft · SingleFamily public records · 4 Days on market

Built 1945 0.59 ac lot $206/sqft · 23% below area Est $319k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +4.4/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OFFER DEADLINE 5.17 BY 5:30PM. You're not going to want to miss this! Renovated 1940's Farmhouse on over half an acre with a ton of original charm! Upon entry into the open floor plan you'll notice original wood, which has been preserved effortlessly in the modern design. Upstairs features a large sitting area separating the 2 bedrooms with the original wood floors utilized throughout. Enjoy the major updates the sellers have completed within the last 4 years; some of which include New Roof (2023), New Attic Installation (2023), New High Efficiency Furnace and AC unit (2024), New Hot Water Heater (2024), New Laminate Flooring across entire main level (2026) and Fresh Paint throughout! The Boat House has been transformed into another living space with a loft and living area inside - on the other side, accessed through a large hinge door, is a place for lawn storage. The exterior features multiple entertainment and relaxation spaces. Just down the street is lake access to All-Sports, Pontiac Lake! Pontiac Lake is 640 acres with a 3,700 acre park and features the longest beach in Southeast Michigan at over 1/2 a mile. BATAVI

Key facts

• 0.59 acre lot
• Built 1945
• Listed 4 days

Property features AI

Finance

• Other: Lot size approximately 0.59 acres (dimensions 70 x 225)
• Financial info: No investor or rental income details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security features provided
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Slab foundation; Built area above grade reported
• Exterior features: Awning(s); Exterior lighting; Patio; Lake privileges (Pontiac Lake); Other detached or additional structure on the property; Paved road access; Ground-level entry with steps

Interior

• Kitchen: Includes dishwasher, disposal, electric range, refrigerator, and microwave
• Bedrooms: Total of 7 rooms (bedroom breakdown not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave; Gas fireplace in the living room
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $10 ($124/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (14.4% below list).
• Recommended offer: $210k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in Village of Clarkston — 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 79/100 on livability (#98 in MI, #2,255 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Huron Valley Schools (suburban): math 42% / reading 56% proficiency, ranked #87 of 540 in MI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oxbow Elementary School (math 32% / reading 37%, grade F, #744 of 1,397 statewide, top 57%, 417 students, 56% FRL); White Lake Middle School (math 38% / reading 52%, grade D, #166 of 493 statewide, top 34%, 532 students, 37% FRL); Lakeland High School (math 34% / reading 64%, grade D, #178 of 713 statewide, top 25%, 1,141 students, 26% FRL) — zoned schools average 40% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $185k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,739 (14.4% below list)

Questions for the listing agent

1. Built in 1945 — 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 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (median comp): $318,690
• List price: $245,000
• Delta: -23.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9076 Gale Rd	0.32mi	3/2.0	1,200 (+1%)	23mo	$295,000	$246	62
9037 Buckingham St	0.32mi	3/1.0	1,050 (-12%)	9mo	$345,000	$329	56
8809 Arlington St	0.56mi	3/1.5	1,119 (-6%)	10mo	$281,000	$251	55
8878 Arlington Rd	0.46mi	2/2.0 (-1)	1,253 (+5%)	10mo	$440,000	$351	54
9347 Waltham St	0.29mi	3/2.0	1,298 (+9%)	22mo	$271,000	$209	51
9615 Buckingham St	0.41mi	2/1.0 (-1)	1,255 (+6%)	24mo	$375,000	$299	45

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-39,039
• Equity at exit: $36,530

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-33,133
• Equity at exit: $21,183

Cash invested: $68,600 (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 48386

• Active inventory: 148
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$260 /mo · $3,116/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $10

Break-even live

Break-even rent $2,084

Max offer price $245,000

Occupancy floor 95%

Sensitivity live

Price	-10% $149	-5% $80	+0% $10	+5% $-59	+10% $-128
Rent	-10% $-155	-5% $-73	+0% $10	+5% $93	+10% $176
Rate	-1.0pp $134	-0.5pp $73	base $10	+0.5pp $-53	+1.0pp $-118

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Fisk Rd White Lake, MI	3.0	2.0	1352	$1,649	$1.22	3d	1	0.90mi
9620 Highland Rd White Lake, MI	3.0	2.0	1384	$1,489	$1.08	0d	1	1.20mi

Listing history 14 events

1. 2026-05-18
   status Pending 1139-char remark

   Show marketing remark (1139 chars)

   OFFER DEADLINE 5.17 BY 5:30PM. You're not going to want to miss this! Renovated 1940's Farmhouse on over half an acre with a ton of original charm! Upon entry into the open floor plan you'll notice original wood, which has been preserved effortlessly in the modern design. Upstairs features a large sitting area separating the 2 bedrooms with the original wood floors utilized throughout. Enjoy the major updates the sellers have completed within the last 4 years; some of which include New Roof (2023), New Attic Installation (2023), New High Efficiency Furnace and AC unit (2024), New Hot Water Heater (2024), New Laminate Flooring across entire main level (2026) and Fresh Paint throughout! The Boat House has been transformed into another living space with a loft and living area inside - on the other side, accessed through a large hinge door, is a place for lawn storage. The exterior features multiple entertainment and relaxation spaces. Just down the street is lake access to All-Sports, Pontiac Lake! Pontiac Lake is 640 acres with a 3,700 acre park and features the longest beach in Southeast Michigan at over 1/2 a mile. BATAVI

2. 2026-05-18
   status Pending 1139-char remark

   Show marketing remark (1139 chars)

   OFFER DEADLINE 5.17 BY 5:30PM. You're not going to want to miss this! Renovated 1940's Farmhouse on over half an acre with a ton of original charm! Upon entry into the open floor plan you'll notice original wood, which has been preserved effortlessly in the modern design. Upstairs features a large sitting area separating the 2 bedrooms with the original wood floors utilized throughout. Enjoy the major updates the sellers have completed within the last 4 years; some of which include New Roof (2023), New Attic Installation (2023), New High Efficiency Furnace and AC unit (2024), New Hot Water Heater (2024), New Laminate Flooring across entire main level (2026) and Fresh Paint throughout! The Boat House has been transformed into another living space with a loft and living area inside - on the other side, accessed through a large hinge door, is a place for lawn storage. The exterior features multiple entertainment and relaxation spaces. Just down the street is lake access to All-Sports, Pontiac Lake! Pontiac Lake is 640 acres with a 3,700 acre park and features the longest beach in Southeast Michigan at over 1/2 a mile. BATAVI

3. 2026-05-15
   listed $245,000 Active 1139-char remark

   Show marketing remark (1139 chars)

   OFFER DEADLINE 5.17 BY 5:30PM. You're not going to want to miss this! Renovated 1940's Farmhouse on over half an acre with a ton of original charm! Upon entry into the open floor plan you'll notice original wood, which has been preserved effortlessly in the modern design. Upstairs features a large sitting area separating the 2 bedrooms with the original wood floors utilized throughout. Enjoy the major updates the sellers have completed within the last 4 years; some of which include New Roof (2023), New Attic Installation (2023), New High Efficiency Furnace and AC unit (2024), New Hot Water Heater (2024), New Laminate Flooring across entire main level (2026) and Fresh Paint throughout! The Boat House has been transformed into another living space with a loft and living area inside - on the other side, accessed through a large hinge door, is a place for lawn storage. The exterior features multiple entertainment and relaxation spaces. Just down the street is lake access to All-Sports, Pontiac Lake! Pontiac Lake is 640 acres with a 3,700 acre park and features the longest beach in Southeast Michigan at over 1/2 a mile. BATAVI

4. 2026-05-15
   listed $245,000 Active 1139-char remark

   Show marketing remark (1139 chars)

   OFFER DEADLINE 5.17 BY 5:30PM. You're not going to want to miss this! Renovated 1940's Farmhouse on over half an acre with a ton of original charm! Upon entry into the open floor plan you'll notice original wood, which has been preserved effortlessly in the modern design. Upstairs features a large sitting area separating the 2 bedrooms with the original wood floors utilized throughout. Enjoy the major updates the sellers have completed within the last 4 years; some of which include New Roof (2023), New Attic Installation (2023), New High Efficiency Furnace and AC unit (2024), New Hot Water Heater (2024), New Laminate Flooring across entire main level (2026) and Fresh Paint throughout! The Boat House has been transformed into another living space with a loft and living area inside - on the other side, accessed through a large hinge door, is a place for lawn storage. The exterior features multiple entertainment and relaxation spaces. Just down the street is lake access to All-Sports, Pontiac Lake! Pontiac Lake is 640 acres with a 3,700 acre park and features the longest beach in Southeast Michigan at over 1/2 a mile. BATAVI

5. 2026-05-13
   historical $245,000 1139-char remark

   Show marketing remark (1139 chars)

   OFFER DEADLINE 5.17 BY 5:30PM. You're not going to want to miss this! Renovated 1940's Farmhouse on over half an acre with a ton of original charm! Upon entry into the open floor plan you'll notice original wood, which has been preserved effortlessly in the modern design. Upstairs features a large sitting area separating the 2 bedrooms with the original wood floors utilized throughout. Enjoy the major updates the sellers have completed within the last 4 years; some of which include New Roof (2023), New Attic Installation (2023), New High Efficiency Furnace and AC unit (2024), New Hot Water Heater (2024), New Laminate Flooring across entire main level (2026) and Fresh Paint throughout! The Boat House has been transformed into another living space with a loft and living area inside - on the other side, accessed through a large hinge door, is a place for lawn storage. The exterior features multiple entertainment and relaxation spaces. Just down the street is lake access to All-Sports, Pontiac Lake! Pontiac Lake is 640 acres with a 3,700 acre park and features the longest beach in Southeast Michigan at over 1/2 a mile. BATAVI

6. 2022-06-01
   soldstatus $185,000
7. 2022-05-12
   soldstatus $185,000 Sold

   Show marketing remark (423 chars)

   INVESTOR SPECIAL! Don't miss out on this truly one of a kind investment property. This old barn was transformed into a home in the 1940's. It sits on over half an acre with views of beautiful Lake Pontiac in every direction! There is so much potential to turn this house into a home and make it your own. With a little TLC this will be the lake house of your dreams! Don't miss out, schedule your showing before it's gone.

8. 2022-05-12
   soldstatus $185,000 Closed

   Show marketing remark (423 chars)

   INVESTOR SPECIAL! Don't miss out on this truly one of a kind investment property. This old barn was transformed into a home in the 1940's. It sits on over half an acre with views of beautiful Lake Pontiac in every direction! There is so much potential to turn this house into a home and make it your own. With a little TLC this will be the lake house of your dreams! Don't miss out, schedule your showing before it's gone.

9. 2022-04-25
   historical

   Show marketing remark (423 chars)

   INVESTOR SPECIAL! Don't miss out on this truly one of a kind investment property. This old barn was transformed into a home in the 1940's. It sits on over half an acre with views of beautiful Lake Pontiac in every direction! There is so much potential to turn this house into a home and make it your own. With a little TLC this will be the lake house of your dreams! Don't miss out, schedule your showing before it's gone.

10. 2022-04-09
    status Pending

    Show marketing remark (423 chars)

    INVESTOR SPECIAL! Don't miss out on this truly one of a kind investment property. This old barn was transformed into a home in the 1940's. It sits on over half an acre with views of beautiful Lake Pontiac in every direction! There is so much potential to turn this house into a home and make it your own. With a little TLC this will be the lake house of your dreams! Don't miss out, schedule your showing before it's gone.

11. 2022-04-09
    status Pending

    Show marketing remark (423 chars)

    INVESTOR SPECIAL! Don't miss out on this truly one of a kind investment property. This old barn was transformed into a home in the 1940's. It sits on over half an acre with views of beautiful Lake Pontiac in every direction! There is so much potential to turn this house into a home and make it your own. With a little TLC this will be the lake house of your dreams! Don't miss out, schedule your showing before it's gone.

12. 2022-04-05
    listed $185,000 Active

    Show marketing remark (423 chars)

    INVESTOR SPECIAL! Don't miss out on this truly one of a kind investment property. This old barn was transformed into a home in the 1940's. It sits on over half an acre with views of beautiful Lake Pontiac in every direction! There is so much potential to turn this house into a home and make it your own. With a little TLC this will be the lake house of your dreams! Don't miss out, schedule your showing before it's gone.

13. 2022-04-05
    listed $185,000 Active

    Show marketing remark (423 chars)

    INVESTOR SPECIAL! Don't miss out on this truly one of a kind investment property. This old barn was transformed into a home in the 1940's. It sits on over half an acre with views of beautiful Lake Pontiac in every direction! There is so much potential to turn this house into a home and make it your own. With a little TLC this will be the lake house of your dreams! Don't miss out, schedule your showing before it's gone.

14. 2004-06-07
    soldstatus $110,000

ⓘ 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: $3,116 · $260/mo
• Projected year-2 tax: $3,445 · $287/mo
• Expected delta: +$328/yr (+$27/mo · 10.5%)

ⓘ 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 · 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: $25,169
• − Mortgage interest: −$13,724
• − Property taxes: −$3,116
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$7,127
• Taxable loss: −$4,051
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $1,096/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: Huron Valley Schools
• NCES district ID: 2618990
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $76,011
• Composite: 44.39/100
• National rank: #2815
• State rank: #87 of 540 in MI

Livability — Village of Clarkston

• Score: 79/100
• State rank: #98
• US rank: #2255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,856
• Household income: $89,702
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 664.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 12% Lithuanian 6% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 1% 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: ▼ -269.78%
• Current HPI: 207.917
• 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

Price history

+122.7% since first listed

14 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-15 Listed $245,000 MiRealSource-MiMLS
• 2026-05-15 Listed $245,000 REALCOMP
• 2026-05-13 Coming Soon $245,000 MiRealSource-MiMLS
• 2022-06-01 Sold (Public Records) $185,000 Public Records
• 2022-05-12 Sold (MLS) $185,000 MiRealSource-MiMLS
• 2022-05-12 Sold (MLS) $185,000 REALCOMP
• 2022-04-25 Listing Removed — REALCOMP
• 2022-04-09 Pending — MiRealSource-MiMLS
• 2022-04-09 Pending — REALCOMP
• 2022-04-05 Listed $185,000 MiRealSource-MiMLS
• 2022-04-05 Listed $185,000 REALCOMP
• 2004-06-07 Sold (Public Records) $110,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,116 · +4.7% YoY. Source: county tax records.