3705 Sancroft Ave · Orchard Lake Village, MI 48324

$289,900

4 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 29 Days on market

Built 1931 9,583 sqft lot $192/sqft · 7% below area Est $311k · 7% under $10/mo HOA

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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 +14.9/30.0
• ARV discount +10.6/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3705 Sancroft Ave - a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you'll feel the difference - a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you're getting a lifestyle that's hard to match at this price point

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1931

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/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 $234k (19.4% below list).
• Recommended offer: $234k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Gretchko Elementary School (374 students, 33% 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: 120 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $9k 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 29 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $125k; list at $290k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $233,516 (19.4% below list)

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $311,030
• List price: $289,900
• Delta: -6.79%
• 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
3705 Sancroft Ave	0.00mi	3/1.0 (-1)	1,512 (0%)	1mo	$270,000	$179	94
3673 Highview St	0.20mi	3/2.0 (-1)	1,494 (-1%)	8mo	$335,000	$224	73
3600 Woodview Ave	0.15mi	3/2.0 (-1)	1,728 (+14%)	0mo	$390,000	$226	60
6785 Grassland Ave	0.15mi	3/2.0 (-1)	1,384 (-8%)	12mo	$320,000	$231	60
3748 Sancroft Ave	0.04mi	3/2.0 (-1)	1,661 (+10%)	20mo	$226,000	$136	57
3632 Fieldview Ave	0.11mi	3/2.0 (-1)	1,737 (+15%)	6mo	$350,000	$201	56
4405 Green Lake Rd	0.69mi	3/2.5 (-1)	1,494 (-1%)	2mo	$327,000	$219	53
4245 Bunker Ave	0.57mi	3/2.0 (-1)	1,448 (-4%)	5mo	$315,000	$218	53
3655 Knollview Ave	0.25mi	3/1.5 (-1)	1,614 (+7%)	21mo	$230,000	$143	52
4415 Welland Dr	0.68mi	4/1.5	1,594 (+5%)	8mo	$250,000	$157	50
3271 Oakleaf Dr	0.53mi	3/1.5 (-1)	1,597 (+6%)	16mo	$345,000	$216	46
7241 Richardson Rd	0.59mi	3/2.0 (-1)	1,300 (-14%)	10mo	$290,000	$223	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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-41,782
• Equity at exit: $43,225

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-30,009
• Equity at exit: $25,065

Cash invested: $81,172 (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 48324

• Active inventory: 120
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$121
• HOA: −$10
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $83

Break-even live

Break-even rent $2,230

Max offer price $289,900

Occupancy floor 91%

Sensitivity live

Price	-10% $247	-5% $165	+0% $83	+5% $1	+10% $-81
Rent	-10% $-101	-5% $-9	+0% $83	+5% $176	+10% $268
Rate	-1.0pp $229	-0.5pp $157	base $83	+0.5pp $8	+1.0pp $-68

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3825 Fieldview Ave West Bloomfield, MI	3.0	2.0	1310	$2,375	$1.81	45d	1	0.11mi
3221 Union Lake Rd Commerce Charter Twp, MI	3.0	1.5	1360	$1,950	$1.43	26d	1	1.41mi
2385 Horace St West Bloomfield, MI	4.0	2.5	1908	$3,100	$1.62	16d	1	1.47mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 23 events

1. 2026-05-07
   status Pending 810-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

2. 2026-05-07
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

3. 2026-04-19
   status Active 836-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

4. 2026-04-19
   status Active 810-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

5. 2026-04-19
   status Pending 810-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

6. 2026-04-19
   status Pending 836-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

7. 2026-04-08
   listed $289,900 Active 810-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

8. 2026-04-08
   listed $289,900 Active 836-char remark

   Show marketing remark (836 chars)

   Welcome to 3705 Sancroft Ave — a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you’ll feel the difference — a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you’re getting a lifestyle that’s hard to match at this price point

9. 2026-04-06
   historical $289,900 810-char remark

   Show marketing remark (810 chars)

   Welcome to 3705 Sancroft Ave - a rare opportunity in West Bloomfield featuring a double lot, beach privileges, and all of this under $300K. Inside, the main level has been refreshed with brand new flooring, creating a clean, modern feel throughout The layout flows effortlessly between the kitchen and living spaces, making it ideal for both everyday living and entertaining and also a first floor bedroom for conveinence. Upstairs offers new carpet throughout and spacious bedrooms, including two bedrooms and a den with plenty of space for a bathroom conversion if preferred. Step outside and you'll feel the difference - a true double lot providing extra space, put up a fence for total privacy, and potential. Add in beach access, and you're getting a lifestyle that's hard to match at this price point

10. 2025-10-01
    historical
11. 2025-10-01
    historical
12. 2025-09-05
    price $299,900
13. 2025-09-05
    price $299,900
14. 2025-08-15
    price $304,900
15. 2025-08-15
    price $304,900
16. 2025-06-27
    listed $324,900 Active
17. 2025-06-27
    listed $324,900 Active
18. 2000-01-25
    soldstatus $125,000
19. 1999-10-22
    soldstatus $125,000
20. 1999-05-12
    listed $129,900
21. 1996-03-18
    soldstatus $95,000
22. 1995-11-28
    soldstatus $83,941
23. 1989-09-13
    soldstatus $24,900

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $2,894 · $241/mo
• Expected delta: +$1,570/yr (+$131/mo · 118.5%)

ⓘ 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 ≥96°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: $28,022
• − Mortgage interest: −$16,239
• − Property taxes: −$1,325
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$120
• − Depreciation: −$8,433
• Taxable loss: −$4,028
• Est. tax savings @ 24.0%: +$967
• After-tax cash flow: $1,967/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: 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

• County: Oakland County · 1,009,092 people
• City population: 17,043
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,098
• Household income: $142,100
• Rent vs Own: 9.0% rent · 91.0% own
• Severe rent burden: 85.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 8% Black 7% Asian 7% Hispanic / Latino 4%
• Common ancestry: Romanian 7% Slovak 4% Lithuanian 3%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 83% English-only · Russian/Polish/Slavic 3% Arabic 3% Other Indo-European 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: ▼ -303.84%
• Current HPI: 174.5957
• 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

+1064.3% since first listed

23 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-04-19 Relisted — REALCOMP
• 2026-04-19 Relisted — MiRealSource-MiMLS
• 2026-04-19 Pending — MiRealSource-MiMLS
• 2026-04-19 Pending — REALCOMP
• 2026-04-08 Listed $289,900 MiRealSource-MiMLS
• 2026-04-08 Listed $289,900 REALCOMP
• 2026-04-06 Coming Soon $289,900 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-05 Price Changed $299,900 MiRealSource-MiMLS
• 2025-09-05 Price Changed $299,900 REALCOMP
• 2025-08-15 Price Changed $304,900 MiRealSource-MiMLS
• 2025-08-15 Price Changed $304,900 REALCOMP
• 2025-06-27 Listed $324,900 REALCOMP
• 2025-06-27 Listed $324,900 MiRealSource-MiMLS
• 2000-01-25 Sold (Public Records) $125,000 Public Records
• 1999-10-22 Sold (MLS) $125,000 REALCOMP
• 1999-05-12 Listed $129,900 REALCOMP
• 1996-03-18 Sold (Public Records) $95,000 Public Records
• 1995-11-28 Sold (Public Records) $83,941 Public Records
• 1989-09-13 Sold (Public Records) $24,900 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,325 · -56.2% YoY. Source: county tax records.