5505 Sunwood Dr · Village of Clarkston, MI 48329

$268,000

4 bd · 2.0 ba · 1,807 sqft · SingleFamily public records · 35 Days on market

Built 1954 0.27 ac lot $148/sqft · 9% below area Est $293k · 9% under

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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 +18.2/30.0
• ARV discount +11.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sprawling 1800 sq ft Ranch, 3 Bedroom 2 full baths, 1st floor laundry. Family room with large windows for natural light and cozy fireplace. Generous kitchen opens to breakfast nook. Primary suite features private bath, doorwall to screened sunroom/deck overlooking backyard. Additional bedrooms generous. 2.5 garage, fenced backyard, whole house backup generator, partial basement and large storage shed. Measurements, dimensions and taxes are approximate.

Key facts

• Breakfast nook
• Generous kitchen
• Private bath

Tags

• FAMILY ROOM
• COZY FIREPLACE
• GENEROUS KITCHEN
• BREAKFAST NOOK
• PRIVATE BATH
• SCREENED SUNROOM

Property features AI

Exterior

• Parking: Detached garage (2.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding, brick, and vinyl siding exterior; Block and slab foundation
• Exterior features: Back yard fencing; Shed(s) on the property; Paved road access; Lot approximately 0.27 acres (80 x 145)

Interior

• Kitchen: Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Fireplace in the family room; Partial, unfinished basement; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $255k (4.8% below list).
• Recommended offer: $255k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.9% 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: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 137 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).
• This rent runs 36% of the median local income ($86k/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 $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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 24y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; list at $268k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,067 (4.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (median comp): $292,922
• List price: $268,000
• Delta: -8.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5554 Pleasant Dr	0.12mi	4/1.0	1,754 (-3%)	4mo	$264,000	$151	82
2922 Airport Rd	0.47mi	3/1.5 (-1)	1,896 (+5%)	0mo	$302,500	$160	62
2739 Moosewood Dr	0.39mi	3/2.5 (-1)	1,724 (-5%)	8mo	$325,000	$189	61
3077 Nanwich Dr	0.42mi	3/1.5 (-1)	1,892 (+5%)	7mo	$255,000	$135	60
2899 Airport Rd	0.53mi	3/2.5 (-1)	1,843 (+2%)	8mo	$305,000	$165	59
5754 Lockwood Dr	0.50mi	3/3.0 (-1)	1,724 (-5%)	6mo	$305,000	$177	55
5914 Pleasant Dr	0.38mi	3/2.0 (-1)	2,009 (+11%)	8mo	$525,000	$261	52
2615 Compton Dr	0.56mi	3/2.5 (-1)	2,000 (+11%)	7mo	$399,999	$200	43
6230 Barker Dr	0.69mi	3/1.5 (-1)	1,979 (+10%)	4mo	$280,000	$141	42
6157 Barker Cir	0.66mi	3/1.5 (-1)	1,995 (+10%)	8mo	$327,500	$164	38
6100 Williams Lake Rd Rd	0.70mi	3/2.0 (-1)	2,020 (+12%)	8mo	$285,000	$141	36
2715 Campbellgate Dr	0.70mi	3/1.5 (-1)	1,540 (-15%)	4mo	$306,000	$199	32

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-28,131
• Equity at exit: $39,960

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-4,824
• Equity at exit: $23,172

Cash invested: $75,040 (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 48329

• Active inventory: 137
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,551 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $240

Break-even live

Break-even rent $2,246

Max offer price $268,000

Occupancy floor 86%

Sensitivity live

Price	-10% $392	-5% $316	+0% $240	+5% $164	+10% $89
Rent	-10% $39	-5% $140	+0% $240	+5% $341	+10% $442
Rate	-1.0pp $375	-0.5pp $308	base $240	+0.5pp $171	+1.0pp $100

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4047 Ledgestone Dr Waterford, MI	3.0	2.0	1546	$2,280	$1.47	11d	1	1.01mi
3234 Whitfield Dr Waterford, MI	3.0	2.0	1350	$2,350	$1.74	44d	1	1.29mi

Listing history 36 events

1. 2026-06-13
   statusdays on market $268,000 Pending 35 DOM
2. 2026-06-09
   days on market $268,000 Active 32 DOM
3. 2026-06-08
   days on market $268,000 Active 31 DOM
4. 2026-06-07
   days on market $268,000 Active 30 DOM
5. 2026-06-04
   days on market $268,000 Active 27 DOM
6. 2026-06-03
   days on market $268,000 Active 26 DOM
7. 2026-06-02
   days on market $268,000 Active 25 DOM
8. 2026-06-01
   days on market $268,000 Active 24 DOM
9. 2026-05-31
   days on market $268,000 Active 23 DOM
10. 2026-05-08
    listed $288,000 Active 457-char remark

    Show marketing remark (456 chars)

    Sprawling 1800 sq ft Ranch, 3 Bedroom 2 full baths, 1st floor laundry. Family room with large windows for natural light and cozy fireplace. Generous kitchen opens to breakfast nook. Primary suite features private bath, doorwall to screened sunroom/deck overlooking backyard. Additional bedrooms generous. 2.5 garage, fenced backyard, whole house backup generator, partial basement and large storage shed. Measurements, dimensions and taxes are approximate.

11. 2026-05-08
    listed $288,000 Active 456-char remark

    Show marketing remark (456 chars)

    Sprawling 1800 sq ft Ranch, 3 Bedroom 2 full baths, 1st floor laundry. Family room with large windows for natural light and cozy fireplace. Generous kitchen opens to breakfast nook. Primary suite features private bath, doorwall to screened sunroom/deck overlooking backyard. Additional bedrooms generous. 2.5 garage, fenced backyard, whole house backup generator, partial basement and large storage shed. Measurements, dimensions and taxes are approximate.

12. 2014-12-04
    soldstatus $119,000
13. 2014-11-07
    soldstatus $119,000

    Show marketing remark (460 chars)

    SPACIOUS 1800 SQ FT 3 BEDROOM 2 BATH RANCH. NEWER UPDATES, ROOF & GUTTERS IN 2006, FURNACE AND A/C, STOVE IN 2011, WATER HEATER IN 2012. LIVING ROOM WITH COZY NATURAL FIREPLACE. UPDATED BATHROOM. SOME NEWER CARPETING & LAMINATE FLOORING MASTER BEDROOM HAS NEW DOORWALL THAT LEADS INTO THE 15X10 SCREENED SUNROOM/DECK. 1ST FLOOR LAUNDRY. ROOMY 2 1/2 CAR GARAGE HAS ELECTRIC AND IS HEATED. PARTIAL BASEMENT. GENERATOR 2005 INCLUDED BUT NEEDS REPAIR.

14. 2014-11-07
    soldstatus $119,000

    Show marketing remark (460 chars)

    SPACIOUS 1800 SQ FT 3 BEDROOM 2 BATH RANCH. NEWER UPDATES, ROOF & GUTTERS IN 2006, FURNACE AND A/C, STOVE IN 2011, WATER HEATER IN 2012. LIVING ROOM WITH COZY NATURAL FIREPLACE. UPDATED BATHROOM. SOME NEWER CARPETING & LAMINATE FLOORING MASTER BEDROOM HAS NEW DOORWALL THAT LEADS INTO THE 15X10 SCREENED SUNROOM/DECK. 1ST FLOOR LAUNDRY. ROOMY 2 1/2 CAR GARAGE HAS ELECTRIC AND IS HEATED. PARTIAL BASEMENT. GENERATOR 2005 INCLUDED BUT NEEDS REPAIR.

15. 2014-10-02
    historical
16. 2014-09-24
    listed $125,000

    Show marketing remark (460 chars)

    SPACIOUS 1800 SQ FT 3 BEDROOM 2 BATH RANCH. NEWER UPDATES, ROOF & GUTTERS IN 2006, FURNACE AND A/C, STOVE IN 2011, WATER HEATER IN 2012. LIVING ROOM WITH COZY NATURAL FIREPLACE. UPDATED BATHROOM. SOME NEWER CARPETING & LAMINATE FLOORING MASTER BEDROOM HAS NEW DOORWALL THAT LEADS INTO THE 15X10 SCREENED SUNROOM/DECK. 1ST FLOOR LAUNDRY. ROOMY 2 1/2 CAR GARAGE HAS ELECTRIC AND IS HEATED. PARTIAL BASEMENT. GENERATOR 2005 INCLUDED BUT NEEDS REPAIR.

17. 2014-09-24
    listed $125,000

    Show marketing remark (460 chars)

    SPACIOUS 1800 SQ FT 3 BEDROOM 2 BATH RANCH. NEWER UPDATES, ROOF & GUTTERS IN 2006, FURNACE AND A/C, STOVE IN 2011, WATER HEATER IN 2012. LIVING ROOM WITH COZY NATURAL FIREPLACE. UPDATED BATHROOM. SOME NEWER CARPETING & LAMINATE FLOORING MASTER BEDROOM HAS NEW DOORWALL THAT LEADS INTO THE 15X10 SCREENED SUNROOM/DECK. 1ST FLOOR LAUNDRY. ROOMY 2 1/2 CAR GARAGE HAS ELECTRIC AND IS HEATED. PARTIAL BASEMENT. GENERATOR 2005 INCLUDED BUT NEEDS REPAIR.

18. 2014-09-24
    historical

    Show marketing remark (460 chars)

    SPACIOUS 1800 SQ FT 3 BEDROOM 2 BATH RANCH. NEWER UPDATES, ROOF & GUTTERS IN 2006, FURNACE AND A/C, STOVE IN 2011, WATER HEATER IN 2012. LIVING ROOM WITH COZY NATURAL FIREPLACE. UPDATED BATHROOM. SOME NEWER CARPETING & LAMINATE FLOORING MASTER BEDROOM HAS NEW DOORWALL THAT LEADS INTO THE 15X10 SCREENED SUNROOM/DECK. 1ST FLOOR LAUNDRY. ROOMY 2 1/2 CAR GARAGE HAS ELECTRIC AND IS HEATED. PARTIAL BASEMENT. GENERATOR 2005 INCLUDED BUT NEEDS REPAIR.

19. 2014-09-24
    historical

    Show marketing remark (460 chars)

    SPACIOUS 1800 SQ FT 3 BEDROOM 2 BATH RANCH. NEWER UPDATES, ROOF & GUTTERS IN 2006, FURNACE AND A/C, STOVE IN 2011, WATER HEATER IN 2012. LIVING ROOM WITH COZY NATURAL FIREPLACE. UPDATED BATHROOM. SOME NEWER CARPETING & LAMINATE FLOORING MASTER BEDROOM HAS NEW DOORWALL THAT LEADS INTO THE 15X10 SCREENED SUNROOM/DECK. 1ST FLOOR LAUNDRY. ROOMY 2 1/2 CAR GARAGE HAS ELECTRIC AND IS HEATED. PARTIAL BASEMENT. GENERATOR 2005 INCLUDED BUT NEEDS REPAIR.

20. 2014-09-15
    listed $125,000
21. 2014-09-15
    listed $125,000
22. 2014-09-15
    historical
23. 2014-09-15
    historical
24. 2014-07-15
    listed $129,900
25. 2014-07-15
    listed $129,900
26. 2002-09-23
    soldstatus $158,000
27. 2002-07-31
    soldstatus $158,000
28. 2002-07-31
    soldstatus $158,000
29. 2002-07-22
    historical
30. 2002-07-22
    listed $169,900
31. 2002-07-11
    historical
32. 2002-04-11
    listed $169,900
33. 2002-04-11
    listed $164,900
34. 1995-09-12
    soldstatus $110,900
35. 1993-05-07
    soldstatus $85,900
36. 1979-03-01
    soldstatus $49,900

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,609 · $301/mo
• Expected delta: +$518/yr (+$43/mo · 16.7%)

ⓘ 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: $30,608
• − Mortgage interest: −$15,012
• − Property taxes: −$3,092
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − Depreciation: −$7,796
• Taxable loss: −$1,529
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $3,251/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 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): 24,715
• Household income: $85,709
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 330.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Slovak 4% Serbian 3%
• Foreign-born: 4% · China, Canada
• Languages at home: 94% English-only · Spanish 2% Chinese 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: ▼ -292.54%
• Current HPI: 204.9674
• 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

+437.1% since first listed

31 events — show timeline

• 2026-06-12 Pending — MiRealSource-MiMLS
• 2026-06-12 Pending — REALCOMP
• 2026-05-22 Price Changed $268,000 MiRealSource-MiMLS
• 2026-05-21 Price Changed $268,000 REALCOMP
• 2026-05-08 Listed $288,000 REALCOMP
• 2026-05-08 Listed $288,000 MiRealSource-MiMLS
• 2014-12-04 Sold (Public Records) $119,000 Public Records
• 2014-11-07 Sold (MLS) $119,000 MiRealSource-MiMLS
• 2014-11-07 Sold (MLS) $119,000 REALCOMP
• 2014-10-02 Listing Removed — MiRealSource-MiMLS
• 2014-09-24 Listing Removed — REALCOMP
• 2014-09-24 Listing Removed — MiRealSource-MiMLS
• 2014-09-24 Listed $125,000 MiRealSource-MiMLS
• 2014-09-24 Listed $125,000 REALCOMP
• 2014-09-15 Listing Removed — MiRealSource-MiMLS
• 2014-09-15 Listing Removed — REALCOMP
• 2014-09-15 Listed $125,000 REALCOMP
• 2014-09-15 Listed $125,000 MiRealSource-MiMLS
• 2014-07-15 Listed $129,900 MiRealSource-MiMLS
• 2014-07-15 Listed $129,900 REALCOMP
• 2002-09-23 Sold (Public Records) $158,000 Public Records
• 2002-07-31 Sold (MLS) $158,000 REALCOMP
• 2002-07-31 Sold (MLS) $158,000 MiRealSource-MiMLS
• 2002-07-22 Listed $169,900 REALCOMP
• 2002-07-22 Listing Removed — MiRealSource-MiMLS
• 2002-07-11 Listing Removed — REALCOMP
• 2002-04-11 Listed $164,900 REALCOMP
• 2002-04-11 Listed $169,900 MiRealSource-MiMLS
• 1995-09-12 Sold (Public Records) $110,900 Public Records
• 1993-05-07 Sold (Public Records) $85,900 Public Records
• 1979-03-01 Sold (Public Records) $49,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,092 · +11.8% YoY. Source: county tax records.