1104 Marion Dr · Holly, MI 48442

$195,900

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 2 Days on market

Built 1958 7,405 sqft lot $201/sqft · 8% below area Est $213k · 8% 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).

• Cash flow +12.4/30.0
• ARV discount +11.0/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this affordably priced ranch nestled in the desirable Holly Farms subdivision in Holly! Offering a practical layout and a manageable footprint, this home is a fantastic opportunity for first-time buyers, downsizers, or anyone looking to add their own personal touch. With a little vision and updating, this home can truly shine. Inside, you'll find three generously sized bedrooms featuring hardwood floors, a full bath, and a freshly carpeted living and dining area that creates a warm and inviting space to gather. The kitchen offers room for a small dining table, making it both functional and comfortable for everyday living. The full basement provides excellent storage and exciting potential for future finished living space, a home office, gym, or recreation area. Located in a quiet neighborhood setting, you'll enjoy convenient access to downtown Holly's charming shops, restaurants, parks, and community events, along with nearby schools, trails, and recreation opportunities. Commuters will also appreciate the easy access to major roadways while still enjoying the feel of small-town living. Whether you're looking for your first home or your next investment opportunity, this ranch is full of potential and ready for your ideas to bring it to life! Make note that this property is being sold AS IS. OPEN HOUSE SUNDAY, MAY 16 2026 10AM -12 PM

Key facts

• 7,405 sq ft lot
• Built 1958
• Listed 2 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electric with circuit breakers and 220 volts
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof
• Exterior features: Patio; Fenced backyard; Shed(s)

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 5 rooms (bedrooms not separately specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Unfurnished; Full unfinished basement
• Laundry & utility: Washer; Dryer; Laundry area described as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (20.2% below list).
• Recommended offer: $156k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Holly — 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 75/100 on livability (#156 in MI, #3,930 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Holly Area School District (town): math 31% / reading 52% proficiency, ranked #165 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Patterson Elementary School (math 32% / reading 42%, grade F, #685 of 1,397 statewide, top 51%, 437 students, 57% FRL); Holly Middle School (math 25% / reading 54%, grade F, #215 of 493 statewide, top 45%, 663 students, 55% FRL); Holly High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 1,023 students, 40% FRL) — zoned schools average 51% FRL vs 36% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,317 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. 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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (median comp): $212,658
• List price: $195,900
• Delta: -7.88%
• 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
1104 Marion Dr	0.00mi	3/1.0	975 (0%)	0mo	$205,000	$210	100
3209 Grange Hall Rd	0.19mi	3/1.0	980 (+0%)	7mo	$190,000	$194	85
736 Hartner Dr	0.27mi	3/1.0	992 (+2%)	3mo	$229,900	$232	82
809 Richard St	0.36mi	3/1.0	970 (-0%)	7mo	$220,000	$227	77
317 Crescent Ave	0.46mi	3/1.0	1,008 (+3%)	0mo	$200,750	$199	73
744 Hartner Dr	0.26mi	3/1.0	912 (-6%)	7mo	$216,500	$237	71
805 Hartner Dr	0.28mi	3/1.0	912 (-6%)	7mo	$185,000	$203	71
334 Fairfield Ave	0.38mi	3/1.0	1,008 (+3%)	10mo	$210,000	$208	68
407 Crescent Ave	0.46mi	3/1.0	1,008 (+3%)	9mo	$209,000	$207	65
410 North St	0.69mi	3/1.0	1,003 (+3%)	0mo	$235,000	$234	62
135 Bevins St	0.55mi	2/1.0 (-1)	1,000 (+3%)	11mo	$205,000	$205	56
201 Seminole St	0.64mi	3/1.0	1,051 (+8%)	6mo	$199,900	$190	52

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-33,837
• Equity at exit: $29,209

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-32,241
• Equity at exit: $16,938

Cash invested: $54,852 (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 48442

• Active inventory: 158
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$158 /mo · $1,900/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-32

Break-even live

Break-even rent $1,604

Max offer price $190,178

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $23	+0% $-32	+5% $-88	+10% $-143
Rent	-10% $-156	-5% $-94	+0% $-32	+5% $29	+10% $91
Rate	-1.0pp $66	-0.5pp $17	base $-32	+0.5pp $-83	+1.0pp $-135

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Grange Hall Rd Holly, MI	2.0	1.0	950	$1,099	$1.16	26d	1	0.23mi
3512 Grange Hall Rd Unit 12302 Holly, MI	2.0	1.0	750	$1,034	$1.38	23d	1	0.38mi
315 Crescent Ave Holly, MI	3.0	1.0	1100	$1,495	$1.36	26d	1	0.44mi
4261 Grange Hall Rd Holly, MI	3.0	2.0	1104	$1,284	$1.16	0d	1	0.95mi

Listing history 8 events

1. 2026-05-17
   status Pending 1370-char remark

   Show marketing remark (1370 chars)

   Welcome home to this affordably priced ranch nestled in the desirable Holly Farms subdivision in Holly! Offering a practical layout and a manageable footprint, this home is a fantastic opportunity for first-time buyers, downsizers, or anyone looking to add their own personal touch. With a little vision and updating, this home can truly shine. Inside, you'll find three generously sized bedrooms featuring hardwood floors, a full bath, and a freshly carpeted living and dining area that creates a warm and inviting space to gather. The kitchen offers room for a small dining table, making it both functional and comfortable for everyday living. The full basement provides excellent storage and exciting potential for future finished living space, a home office, gym, or recreation area. Located in a quiet neighborhood setting, you'll enjoy convenient access to downtown Holly's charming shops, restaurants, parks, and community events, along with nearby schools, trails, and recreation opportunities. Commuters will also appreciate the easy access to major roadways while still enjoying the feel of small-town living. Whether you're looking for your first home or your next investment opportunity, this ranch is full of potential and ready for your ideas to bring it to life! Make note that this property is being sold AS IS. OPEN HOUSE SUNDAY, MAY 16 2026 10AM -12 PM

2. 2026-05-17
   status Pending 1395-char remark

   Show marketing remark (1370 chars)

   Welcome home to this affordably priced ranch nestled in the desirable Holly Farms subdivision in Holly! Offering a practical layout and a manageable footprint, this home is a fantastic opportunity for first-time buyers, downsizers, or anyone looking to add their own personal touch. With a little vision and updating, this home can truly shine. Inside, you'll find three generously sized bedrooms featuring hardwood floors, a full bath, and a freshly carpeted living and dining area that creates a warm and inviting space to gather. The kitchen offers room for a small dining table, making it both functional and comfortable for everyday living. The full basement provides excellent storage and exciting potential for future finished living space, a home office, gym, or recreation area. Located in a quiet neighborhood setting, you'll enjoy convenient access to downtown Holly's charming shops, restaurants, parks, and community events, along with nearby schools, trails, and recreation opportunities. Commuters will also appreciate the easy access to major roadways while still enjoying the feel of small-town living. Whether you're looking for your first home or your next investment opportunity, this ranch is full of potential and ready for your ideas to bring it to life! Make note that this property is being sold AS IS. OPEN HOUSE SUNDAY, MAY 16 2026 10AM -12 PM

3. 2026-05-15
   listed $195,900 Active 1370-char remark

   Show marketing remark (1370 chars)

   Welcome home to this affordably priced ranch nestled in the desirable Holly Farms subdivision in Holly! Offering a practical layout and a manageable footprint, this home is a fantastic opportunity for first-time buyers, downsizers, or anyone looking to add their own personal touch. With a little vision and updating, this home can truly shine. Inside, you'll find three generously sized bedrooms featuring hardwood floors, a full bath, and a freshly carpeted living and dining area that creates a warm and inviting space to gather. The kitchen offers room for a small dining table, making it both functional and comfortable for everyday living. The full basement provides excellent storage and exciting potential for future finished living space, a home office, gym, or recreation area. Located in a quiet neighborhood setting, you'll enjoy convenient access to downtown Holly's charming shops, restaurants, parks, and community events, along with nearby schools, trails, and recreation opportunities. Commuters will also appreciate the easy access to major roadways while still enjoying the feel of small-town living. Whether you're looking for your first home or your next investment opportunity, this ranch is full of potential and ready for your ideas to bring it to life! Make note that this property is being sold AS IS. OPEN HOUSE SUNDAY, MAY 16 2026 10AM -12 PM

4. 2026-05-15
   listed $195,900 Active 1395-char remark

   Show marketing remark (1370 chars)

   Welcome home to this affordably priced ranch nestled in the desirable Holly Farms subdivision in Holly! Offering a practical layout and a manageable footprint, this home is a fantastic opportunity for first-time buyers, downsizers, or anyone looking to add their own personal touch. With a little vision and updating, this home can truly shine. Inside, you'll find three generously sized bedrooms featuring hardwood floors, a full bath, and a freshly carpeted living and dining area that creates a warm and inviting space to gather. The kitchen offers room for a small dining table, making it both functional and comfortable for everyday living. The full basement provides excellent storage and exciting potential for future finished living space, a home office, gym, or recreation area. Located in a quiet neighborhood setting, you'll enjoy convenient access to downtown Holly's charming shops, restaurants, parks, and community events, along with nearby schools, trails, and recreation opportunities. Commuters will also appreciate the easy access to major roadways while still enjoying the feel of small-town living. Whether you're looking for your first home or your next investment opportunity, this ranch is full of potential and ready for your ideas to bring it to life! Make note that this property is being sold AS IS. OPEN HOUSE SUNDAY, MAY 16 2026 10AM -12 PM

5. 2026-05-15
   historical $195,900 1370-char remark

   Show marketing remark (1370 chars)

   Welcome home to this affordably priced ranch nestled in the desirable Holly Farms subdivision in Holly! Offering a practical layout and a manageable footprint, this home is a fantastic opportunity for first-time buyers, downsizers, or anyone looking to add their own personal touch. With a little vision and updating, this home can truly shine. Inside, you'll find three generously sized bedrooms featuring hardwood floors, a full bath, and a freshly carpeted living and dining area that creates a warm and inviting space to gather. The kitchen offers room for a small dining table, making it both functional and comfortable for everyday living. The full basement provides excellent storage and exciting potential for future finished living space, a home office, gym, or recreation area. Located in a quiet neighborhood setting, you'll enjoy convenient access to downtown Holly's charming shops, restaurants, parks, and community events, along with nearby schools, trails, and recreation opportunities. Commuters will also appreciate the easy access to major roadways while still enjoying the feel of small-town living. Whether you're looking for your first home or your next investment opportunity, this ranch is full of potential and ready for your ideas to bring it to life! Make note that this property is being sold AS IS. OPEN HOUSE SUNDAY, MAY 16 2026 10AM -12 PM

6. 2005-05-05
   soldstatus $113,400
7. 2005-04-26
   soldstatus $113,400

   Show marketing remark (85 chars)

   CHARMING BRICK RANCH IN THE VILLAGE ON A BEAUTIFUL TREE-LINED STREET! PRICED TO SELL!

8. 2005-03-21
   listed $110,000

   Show marketing remark (85 chars)

   CHARMING BRICK RANCH IN THE VILLAGE ON A BEAUTIFUL TREE-LINED STREET! PRICED TO SELL!

ⓘ 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: $1,900 · $158/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$558/yr (+$47/mo · 29.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,758
• − Mortgage interest: −$10,973
• − Property taxes: −$1,900
• − Insurance: −$980
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$5,699
• Taxable loss: −$3,795
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $522/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: Holly Area School District
• NCES district ID: 2618450
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $65,137
• Composite: 37.1/100
• National rank: #4496
• State rank: #165 of 540 in MI

Livability — Holly

• Score: 75/100
• State rank: #156
• US rank: #3930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly, MI
• County: Oakland County · 1,009,092 people
• City population: 22,788
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,788
• Household income: $86,575
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 532.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Romanian 8% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -229.30%
• Current HPI: 227.7078
• 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

+86.4% since first listed

10 events — show timeline

• 2026-06-10 Sold (MLS) $205,000 REALCOMP
• 2026-06-10 Sold (MLS) $205,000 MiRealSource-MiMLS
• 2026-05-17 Pending — MiRealSource-MiMLS
• 2026-05-17 Pending — REALCOMP
• 2026-05-15 Listed $195,900 MiRealSource-MiMLS
• 2026-05-15 Listed $195,900 REALCOMP
• 2026-05-15 Coming Soon $195,900 MiRealSource-MiMLS
• 2005-05-05 Sold (Public Records) $113,400 Public Records
• 2005-04-26 Sold (MLS) $113,400 REALCOMP
• 2005-03-21 Listed $110,000 REALCOMP

Property tax history

+3.5%/yr

Latest (2025): $1,900 · +11.6% YoY. Source: county tax records.