4383 Green Lake Rd · West Bloomfield, MI 48323

$249,990

2 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 15 Days on market

Built 1956 0.25 ac lot $149/sqft · 42% below area Est $216k · 16% over $42/mo HOA · 2% of rent

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2 bed 1 full bath ranch with easy access to all local expressways. Close to Walled Lake, Novi and Commerce Twp. Firepit in the backyard for those summer nights. Beach access to Upper Straight Lake. Partially finished basement with projector for the big game or a rainy Sunday nap. Schedule a showing to see the possibilities.

Key facts

• Finished basement
• Beach access
• Backyard firepit

Tags

• BACKYARD FIREPIT
• BEACH ACCESS
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Walled Lake Consolidated Schools (suburban): math 52% / reading 60% proficiency, ranked #58 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 138 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 9y ago; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,240 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $215,580
• List price: $249,990
• Delta: 27.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4405 Green Lake Rd	0.02mi	3/2.5 (+1)	1,494 (-11%)	2mo	$327,000	$219	68
7170 Crestmore St	0.22mi	3/2.0 (+1)	1,760 (+5%)	13mo	$325,000	$185	62
6903 Dandison Blvd	0.51mi	2/2.0	1,836 (+9%)	1mo	$225,000	$123	56
4528 Bethune Ct	0.20mi	3/2.0 (+1)	1,543 (-8%)	17mo	$350,000	$227	54
4245 Bunker Ave	0.26mi	3/2.0 (+1)	1,448 (-14%)	5mo	$315,000	$218	52
7337 Richardson Rd	0.38mi	3/2.5 (+1)	1,860 (+11%)	6mo	$369,900	$199	48
3705 Sancroft Ave	0.66mi	3/1.0 (+1)	1,512 (-10%)	1mo	$270,000	$179	47
3748 Sancroft Ave	0.63mi	3/2.0 (+1)	1,661 (-1%)	19mo	$226,000	$136	44
7573 Crestmore St	0.57mi	3/2.0 (+1)	1,728 (+3%)	21mo	$287,000	$166	42
4241 Bankside Ave	0.42mi	3/1.5 (+1)	1,883 (+12%)	17mo	$260,000	$138	39
3673 Highview St	0.75mi	3/2.0 (+1)	1,494 (-11%)	8mo	$335,000	$224	31
6735 Buckland Ave	0.66mi	3/2.0 (+1)	1,870 (+11%)	20mo	$375,000	$201	25

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-9,087
• Equity at exit: $37,274

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $32,489
• Equity at exit: $21,615

Cash invested: $69,997 (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: 138
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,685 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$104
• HOA: −$42
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $494

Break-even live

Break-even rent $2,060

Max offer price $249,990

Occupancy floor 77%

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	44d	1	0.61mi
627 Addison Cir Walled Lake, MI	3.0	2.5	1883	$3,300	$1.75	11d	1	1.38mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 50 events

1. 2026-06-18
   days on market $249,990 Active 15 DOM
2. 2026-06-17
   days on market $249,990 Active 14 DOM
3. 2026-06-16
   days on market $249,990 Active 13 DOM
4. 2026-06-15
   days on market $249,990 Active 12 DOM
5. 2026-06-13
   days on market $249,990 Active 10 DOM
6. 2026-06-13
   days on market $249,990 Active 9 DOM
7. 2026-06-09
   days on market $249,990 Active 6 DOM
8. 2026-06-08
   days on market $249,990 Active 5 DOM
9. 2026-06-07
   days on market $249,990 Active 4 DOM
10. 2026-06-04
    remarks 413-char remark
11. 2026-06-04
    pricedays on marketlisting id $249,990 Active 1 DOM
12. 2026-06-03
    days on marketlisting id $275,000 Active 118 DOM
13. 2026-06-02
    days on market $275,000 Active 117 DOM
14. 2026-06-01
    days on market $275,000 Active 116 DOM
15. 2026-05-31
    days on market $275,000 Active 115 DOM
16. 2026-05-02
    price $275,000 330-char remark

    Show marketing remark (330 chars)

    Cozy 2 bed 1 full bath ranch with easy access to all local expressways. Close to Walled Lake, Novi and Commerce Twp. Firepit in the backyard for those summer nights. Beach access to Upper Straight Lake. Partially finished basement with projector for the big game or a rainy Sunday nap. Schedule a showing to see the possibilities.

17. 2026-05-01
    price $275,000 331-char remark

    Show marketing remark (331 chars)

    Cozy 2 bed 1 full bath ranch with easy access to all local expressways. Close to Walled Lake, Novi and Commerce Twp. Firepit in the backyard for those summer nights. Beach access to Upper Straight Lake. Partially finished basement with projector for the big game or a rainy Sunday nap. Schedule a showing to see the possibilities.

18. 2026-03-28
    price $285,000 330-char remark

    Show marketing remark (331 chars)

    Cozy 2 bed 1 full bath ranch with easy access to all local expressways. Close to Walled Lake, Novi and Commerce Twp. Firepit in the backyard for those summer nights. Beach access to Upper Straight Lake. Partially finished basement with projector for the big game or a rainy Sunday nap. Schedule a showing to see the possibilities.

19. 2026-03-28
    price $285,000 331-char remark

    Show marketing remark (331 chars)

    Cozy 2 bed 1 full bath ranch with easy access to all local expressways. Close to Walled Lake, Novi and Commerce Twp. Firepit in the backyard for those summer nights. Beach access to Upper Straight Lake. Partially finished basement with projector for the big game or a rainy Sunday nap. Schedule a showing to see the possibilities.

20. 2026-02-05
    listed $299,900 Active 331-char remark

    Show marketing remark (330 chars)

    Cozy 2 bed 1 full bath ranch with easy access to all local expressways. Close to Walled Lake, Novi and Commerce Twp. Firepit in the backyard for those summer nights. Beach access to Upper Straight Lake. Partially finished basement with projector for the big game or a rainy Sunday nap. Schedule a showing to see the possibilities.

21. 2026-02-05
    listed $299,900 Active 330-char remark

    Show marketing remark (330 chars)

    Cozy 2 bed 1 full bath ranch with easy access to all local expressways. Close to Walled Lake, Novi and Commerce Twp. Firepit in the backyard for those summer nights. Beach access to Upper Straight Lake. Partially finished basement with projector for the big game or a rainy Sunday nap. Schedule a showing to see the possibilities.

22. 2024-08-07
    historical $2,100
23. 2024-06-25
    price $2,100
24. 2024-06-19
    listed $1,900
25. 2024-05-21
    soldstatus $215,000
26. 2024-05-15
    soldstatus $215,000 Sold
27. 2024-05-15
    soldstatus $215,000 Closed
28. 2024-03-15
    status Pending
29. 2024-03-15
    status Pending
30. 2024-01-12
    listed $220,000 Active
31. 2024-01-12
    listed $220,000 Active
32. 2023-07-25
    historical $1,800
33. 2023-07-12
    listed $1,800
34. 2022-08-12
    soldstatus $196,250
35. 2022-07-29
    soldstatus $196,250 Sold
36. 2022-07-29
    soldstatus $196,250 Closed
37. 2022-06-21
    status Pending
38. 2022-06-21
    status Pending
39. 2022-06-16
    status Active
40. 2022-06-16
    status Active
41. 2022-05-31
    status Pending
42. 2022-05-31
    status Pending
43. 2022-05-26
    listed $200,000 Active
44. 2022-05-26
    listed $200,000 Active
45. 2017-07-31
    soldstatus $120,000
46. 2017-07-24
    soldstatus $120,000 Sold
47. 2017-06-21
    status Pending
48. 2017-06-21
    status Pending
49. 2017-06-06
    historical
50. 2017-06-06
    listed $119,900 Active

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,946 · $245/mo
• Expected delta: +$904/yr (+$75/mo · 44.3%)

ⓘ 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: $32,217
• − Mortgage interest: −$14,003
• − Property taxes: −$2,042
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$504
• − Depreciation: −$7,272
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $5,446/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: Walled Lake Consolidated Schools
• NCES district ID: 2635160
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,184
• Composite: 49.57/100
• National rank: #1987
• State rank: #58 of 540 in MI

Livability — West Bloomfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 49,983
• 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

+120.2% since first listed

49 events — show timeline

• 2026-05-02 Price Changed $275,000 MiRealSource-MiMLS
• 2026-05-01 Price Changed $275,000 REALCOMP
• 2026-03-28 Price Changed $285,000 MiRealSource-MiMLS
• 2026-03-28 Price Changed $285,000 REALCOMP
• 2026-02-05 Listed $299,900 REALCOMP
• 2026-02-05 Listed $299,900 MiRealSource-MiMLS
• 2024-08-07 Rental Removed $2,100 APPFOLIO
• 2024-06-25 Price Changed $2,100 APPFOLIO
• 2024-06-19 Listed for Rent $1,900 APPFOLIO
• 2024-05-21 Sold (Public Records) $215,000 Public Records
• 2024-05-15 Sold (MLS) $215,000 MiRealSource-MiMLS
• 2024-05-15 Sold (MLS) $215,000 REALCOMP
• 2024-03-15 Pending — MiRealSource-MiMLS
• 2024-03-15 Pending — REALCOMP
• 2024-01-12 Listed $220,000 MiRealSource-MiMLS
• 2024-01-12 Listed $220,000 REALCOMP
• 2023-07-25 Rental Removed $1,800 APPFOLIO
• 2023-07-12 Listed for Rent $1,800 APPFOLIO
• 2022-08-12 Sold (Public Records) $196,250 Public Records
• 2022-07-29 Sold (MLS) $196,250 MiRealSource-MiMLS
• 2022-07-29 Sold (MLS) $196,250 REALCOMP
• 2022-06-21 Pending — MiRealSource-MiMLS
• 2022-06-21 Pending — REALCOMP
• 2022-06-16 Relisted — MiRealSource-MiMLS
• 2022-06-16 Relisted — REALCOMP
• 2022-05-31 Pending — MiRealSource-MiMLS
• 2022-05-31 Pending — REALCOMP
• 2022-05-26 Listed $200,000 MiRealSource-MiMLS
• 2022-05-26 Listed $200,000 REALCOMP
• 2017-07-31 Sold (Public Records) $120,000 Public Records
• 2017-07-24 Sold (MLS) $120,000 REALCOMP
• 2017-06-21 Pending — MiRealSource-MiMLS
• 2017-06-21 Pending — REALCOMP
• 2017-06-06 Listing Removed — REALCOMP
• 2017-06-06 Listed $119,900 MiRealSource-MiMLS
• 2017-06-06 Listed $119,900 REALCOMP
• 2017-06-06 Listing Removed — MiRealSource-MiMLS
• 2017-06-06 Price Changed $199,900 MiRealSource-MiMLS
• 2017-06-06 Price Changed $199,900 REALCOMP
• 2017-05-31 Relisted — MiRealSource-MiMLS
• 2017-05-31 Relisted — REALCOMP
• 2017-05-30 Pending — MiRealSource-MiMLS
• 2017-05-30 Pending — REALCOMP
• 2017-05-22 Relisted — MiRealSource-MiMLS
• 2017-05-21 Relisted — REALCOMP
• 2017-05-17 Pending — MiRealSource-MiMLS
• 2017-05-17 Pending — REALCOMP
• 2017-05-10 Listed $124,900 MiRealSource-MiMLS
• 2017-05-10 Listed $124,900 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $2,042 · -33.0% YoY. Source: county tax records.