16 Canary Hill Dr · Auburn Hills, MI 48359

$90,000

3 bd · 2.0 ba · 2,200 sqft · SingleFamily · 11 Days on market

Built 1988 Good condition 4,356 sqft lot $856/mo HOA · 32% of rent

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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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This massive home has been remodeled just for you. Rest assured this home has; new roof, new ac, new windows, and an updated furnace. Inside this sprawling home you'll experience a kitchen that is any home cooks dream. It features a massive island, and plenty of storage as well as all new appliances. Continuing through the house discover two massive living rooms, one for hosting and one just for family or whatever your heart desires. Tucked away for privacy the primary bedroom features it own remodeled bathroom, while another additional full bath is shared. Additional updates include; flooring, doors, underbelly, and more! You won't find a home for this price with so many updates again. Schedule your showing today! * This is a manufactured home on leased land. Lot rent is roughly 850 confirm with community * The HOA reflects lot rent * Manufactured home loans accepted, reach out for a lender who can do them Buyer should confirm all information

Key facts

• Massive island
• Plenty of storage
• Updated furnace

Tags

• NEW ROOF
• NEW AC
• NEW WINDOWS
• UPDATED FURNACE
• MASSIVE ISLAND
• PLENTY OF STORAGE

Property features AI

Finance

• Other: Property listed as residential single-family
• HOA & community: Homeowners association with $850 monthly fee

Exterior

• Parking: Driveway; no garage
• Utilities: Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Pillar/post/pier foundation; Built above grade: 2,200 square feet
• Exterior features: Paved road access; Lot is irregularly shaped on approximately 0.1 acres; Pets allowed — contact for details

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Cap rate 14.5% vs local median 4.3% in Auburn Hills — 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 76/100 on livability (#151 in MI, #3,766 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• Pontiac City School District (urban): math 8% / reading 17% proficiency, ranked #514 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 50 active listings in the ZIP; 1 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 34% of the median local income ($93k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $90,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.95% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.36%
• DSCR: 2.31
• GRM: 2.8

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $25,245
• Equity at exit: $13,419

10-year hold

• IRR: 32.3%
• Equity multiple: 3.97×
• Total profit: $74,840
• Equity at exit: $7,782

Cash invested: $25,200 (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 48359

• Active inventory: 50
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,651 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$856
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $616

Break-even live

Break-even rent $1,871

Max offer price $90,000

Occupancy floor 72%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4100 Heron Springs Blvd Orion Twp, MI	2.0–3.0	2.0–2.5	1914	$3,535	$1.85	1d	8	1.01mi

HOA detail

• Monthly dues: $856 · $10,272/yr

Listing history 8 events

1. 2026-06-15
   statusdays on market $90,000 Pending 11 DOM
2. 2026-06-13
   days on market $90,000 Active 10 DOM
3. 2026-06-13
   days on market $90,000 Active 9 DOM
4. 2026-06-09
   days on market $90,000 Active 6 DOM
5. 2026-06-08
   days on market $90,000 Active 5 DOM
6. 2026-06-07
   days on market $90,000 Active 4 DOM
7. 2026-06-03
   remarks 699-char remark

   Show marketing remark (974 chars)

   Welcome home! This massive home has been remodeled just for you. Rest assured this home has; new roof, new ac, new windows, and an updated furnace. Inside this sprawling home you'll experience a kitchen that is any home cooks dream. It features a massive island, and plenty of storage as well as all new appliances. Continuing through the house discover two massive living rooms, one for hosting and one just for family or whatever your heart desires. Tucked away for privacy the primary bedroom features it own remodeled bathroom, while another additional full bath is shared. Additional updates include; flooring, doors, underbelly, and more! You won't find a home for this price with so many updates again. Schedule your showing today! * This is a manufactured home on leased land. Lot rent is roughly 850 confirm with community * The HOA reflects lot rent * Manufactured home loans accepted, reach out for a lender who can do them Buyer should confirm all information

8. 2026-06-03
   listed $90,000 Active 1 DOM

   Show marketing remark (974 chars)

   Welcome home! This massive home has been remodeled just for you. Rest assured this home has; new roof, new ac, new windows, and an updated furnace. Inside this sprawling home you'll experience a kitchen that is any home cooks dream. It features a massive island, and plenty of storage as well as all new appliances. Continuing through the house discover two massive living rooms, one for hosting and one just for family or whatever your heart desires. Tucked away for privacy the primary bedroom features it own remodeled bathroom, while another additional full bath is shared. Additional updates include; flooring, doors, underbelly, and more! You won't find a home for this price with so many updates again. Schedule your showing today! * This is a manufactured home on leased land. Lot rent is roughly 850 confirm with community * The HOA reflects lot rent * Manufactured home loans accepted, reach out for a lender who can do them Buyer should confirm all information

ⓘ 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: $31,814
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − HOA: −$10,272
• − Depreciation: −$2,618
• Taxable income: $6,992
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $5,719/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled home offers a spacious and well-maintained living space with updated appliances, new windows, and a fresh exterior. Additional updates like new flooring and smart home devices can further enhance its value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency ↑

ⓘ 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: Pontiac City School District
• NCES district ID: 2628740
• Math proficiency: 8% ▼ -5.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $33,888
• Composite: 10.12/100
• National rank: #9802
• State rank: #514 of 540 in MI

Livability — Auburn Hills

• Score: 76/100
• State rank: #151
• US rank: #3766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 10,401
• Household income: $93,125
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 292.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Asian 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Lithuanian 4% Italian 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -151.39%
• Current HPI: 168.0362
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $90,000 REALCOMP
• 2026-06-03 Listed $90,000 MiRealSource-MiMLS