3121 Sunnyside Ct · Orion, MI 48360

$129,900

2 bd · 1.0 ba · 810 sqft · Condo public records · 49 Days on market

Built 1976 $400/mo HOA · 20% 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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for an affordable, well maintained, move-in ready, ranch 2-bedroom, 1-bath condo with a 1 car garage. Ideally tucked away in the back of the complex facing a private setting that provides a parklike, peaceful backdrop. Updates include new carpet, fresh paint, new windows (23), HWH dishwasher & disposal(21), drywalled garage and nicely landscaped. Enjoy exclusive lake privileges on Lake Voorheis including a private beach for swimming, pavilion, picnic areas, and boating facilities. Close to the freeway, shopping, restaurants and highly acclaimed Lake Orion schools. Associations fee covers water, sewer, trash, snow removal and grounds maintenance. * * Seller will pay off the remainder of the operating assessment. * * Easy Access To (I-75), Great Lakes Crossing, Pine Knob and Enjoy Summer Concerts At Nearby Wildwood Amphitheater. Pets Are Allowed!

Key facts

• Drywalled garage
• Parklike backdrop
• Fresh paint

Tags

• PRIVATE SETTING
• PARKLIKE BACKDROP
• NEW CARPET
• FRESH PAINT
• NEW WINDOWS
• DRYWALLED GARAGE

Property features AI

Finance

• HOA & community: Homeowners association with $400 monthly fee; HOA covers grounds and structure maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Detached garage with opener (1 car)
• Utilities: Public water; Sewer available
• Home design: Condominium; Residential property; One level; Ground-level entry
• Construction: Aluminum siding; Slab foundation
• Exterior features: Patio; Asphalt roof; Paved access road; Waterfront on Voorhies

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Disposal; Private entrance; Lighting; 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lake Orion Community Schools (suburban): math 49% / reading 64% proficiency, ranked #45 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 5.5

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,169
• Equity at exit: $19,369

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $30,221
• Equity at exit: $11,231

Cash invested: $36,372 (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 48360

• Active inventory: 82
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$54
• HOA: −$400
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $345

Break-even live

Break-even rent $1,516

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: watersewertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-04
   status Pending 883-char remark

   Show marketing remark (883 chars)

   Great opportunity for an affordable, well maintained, move-in ready, ranch 2-bedroom, 1-bath condo with a 1 car garage. Ideally tucked away in the back of the complex facing a private setting that provides a parklike, peaceful backdrop. Updates include new carpet, fresh paint, new windows (23), HWH dishwasher & disposal(21), drywalled garage and nicely landscaped. Enjoy exclusive lake privileges on Lake Voorheis including a private beach for swimming, pavilion, picnic areas, and boating facilities. Close to the freeway, shopping, restaurants and highly acclaimed Lake Orion schools. Associations fee covers water, sewer, trash, snow removal and grounds maintenance. * * Seller will pay off the remainder of the operating assessment. * * Easy Access To (I-75), Great Lakes Crossing, Pine Knob and Enjoy Summer Concerts At Nearby Wildwood Amphitheater. Pets Are Allowed!

2. 2026-05-04
   status Pending

   Show marketing remark (883 chars)

   Great opportunity for an affordable, well maintained, move-in ready, ranch 2-bedroom, 1-bath condo with a 1 car garage. Ideally tucked away in the back of the complex facing a private setting that provides a parklike, peaceful backdrop. Updates include new carpet, fresh paint, new windows (23), HWH dishwasher & disposal(21), drywalled garage and nicely landscaped. Enjoy exclusive lake privileges on Lake Voorheis including a private beach for swimming, pavilion, picnic areas, and boating facilities. Close to the freeway, shopping, restaurants and highly acclaimed Lake Orion schools. Associations fee covers water, sewer, trash, snow removal and grounds maintenance. * * Seller will pay off the remainder of the operating assessment. * * Easy Access To (I-75), Great Lakes Crossing, Pine Knob and Enjoy Summer Concerts At Nearby Wildwood Amphitheater. Pets Are Allowed!

3. 2026-04-21
   historical Active Under Contract

   Show marketing remark (883 chars)

   Great opportunity for an affordable, well maintained, move-in ready, ranch 2-bedroom, 1-bath condo with a 1 car garage. Ideally tucked away in the back of the complex facing a private setting that provides a parklike, peaceful backdrop. Updates include new carpet, fresh paint, new windows (23), HWH dishwasher & disposal(21), drywalled garage and nicely landscaped. Enjoy exclusive lake privileges on Lake Voorheis including a private beach for swimming, pavilion, picnic areas, and boating facilities. Close to the freeway, shopping, restaurants and highly acclaimed Lake Orion schools. Associations fee covers water, sewer, trash, snow removal and grounds maintenance. * * Seller will pay off the remainder of the operating assessment. * * Easy Access To (I-75), Great Lakes Crossing, Pine Knob and Enjoy Summer Concerts At Nearby Wildwood Amphitheater. Pets Are Allowed!

4. 2026-04-21
   historical Accepting Backup Offers 883-char remark

   Show marketing remark (883 chars)

   Great opportunity for an affordable, well maintained, move-in ready, ranch 2-bedroom, 1-bath condo with a 1 car garage. Ideally tucked away in the back of the complex facing a private setting that provides a parklike, peaceful backdrop. Updates include new carpet, fresh paint, new windows (23), HWH dishwasher & disposal(21), drywalled garage and nicely landscaped. Enjoy exclusive lake privileges on Lake Voorheis including a private beach for swimming, pavilion, picnic areas, and boating facilities. Close to the freeway, shopping, restaurants and highly acclaimed Lake Orion schools. Associations fee covers water, sewer, trash, snow removal and grounds maintenance. * * Seller will pay off the remainder of the operating assessment. * * Easy Access To (I-75), Great Lakes Crossing, Pine Knob and Enjoy Summer Concerts At Nearby Wildwood Amphitheater. Pets Are Allowed!

5. 2026-03-18
   price $129,900 883-char remark

   Show marketing remark (883 chars)

   Great opportunity for an affordable, well maintained, move-in ready, ranch 2-bedroom, 1-bath condo with a 1 car garage. Ideally tucked away in the back of the complex facing a private setting that provides a parklike, peaceful backdrop. Updates include new carpet, fresh paint, new windows (23), HWH dishwasher & disposal(21), drywalled garage and nicely landscaped. Enjoy exclusive lake privileges on Lake Voorheis including a private beach for swimming, pavilion, picnic areas, and boating facilities. Close to the freeway, shopping, restaurants and highly acclaimed Lake Orion schools. Associations fee covers water, sewer, trash, snow removal and grounds maintenance. * * Seller will pay off the remainder of the operating assessment. * * Easy Access To (I-75), Great Lakes Crossing, Pine Knob and Enjoy Summer Concerts At Nearby Wildwood Amphitheater. Pets Are Allowed!

6. 2026-03-17
   price $129,900
7. 2026-03-17
   listed $127,900 Active
8. 2026-03-16
   listed $127,900 Active 883-char remark

   Show marketing remark (883 chars)

   Great opportunity for an affordable, well maintained, move-in ready, ranch 2-bedroom, 1-bath condo with a 1 car garage. Ideally tucked away in the back of the complex facing a private setting that provides a parklike, peaceful backdrop. Updates include new carpet, fresh paint, new windows (23), HWH dishwasher & disposal(21), drywalled garage and nicely landscaped. Enjoy exclusive lake privileges on Lake Voorheis including a private beach for swimming, pavilion, picnic areas, and boating facilities. Close to the freeway, shopping, restaurants and highly acclaimed Lake Orion schools. Associations fee covers water, sewer, trash, snow removal and grounds maintenance. * * Seller will pay off the remainder of the operating assessment. * * Easy Access To (I-75), Great Lakes Crossing, Pine Knob and Enjoy Summer Concerts At Nearby Wildwood Amphitheater. Pets Are Allowed!

9. 2003-08-20
   soldstatus $110,000
10. 2001-04-16
    soldstatus $95,000

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$625/yr (+$52/mo · 83.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $23,444
• − Mortgage interest: −$7,276
• − Property taxes: −$751
• − Insurance: −$650
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$4,800
• − Depreciation: −$3,779
• Taxable income: $2,437
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $3,561/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: Lake Orion Community Schools
• NCES district ID: 2620730
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $82,396
• Composite: 51.21/100
• National rank: #1755
• State rank: #45 of 540 in MI

Livability — Orion

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

Census & demographics

• City population: 10,401
• Population (ZIP): 12,250

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 8% Asian 8% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Other Asian/Pacific 3% Other Indo-European 3% Spanish 3%

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: ▼ -226.18%
• Current HPI: 180.3844
• 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

+36.7% since first listed

10 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-04-21 Contingent — REALCOMP
• 2026-04-21 Contingent — MiRealSource-MiMLS
• 2026-03-18 Price Changed $129,900 MiRealSource-MiMLS
• 2026-03-17 Price Changed $129,900 REALCOMP
• 2026-03-17 Listed $127,900 REALCOMP
• 2026-03-16 Listed $127,900 MiRealSource-MiMLS
• 2003-08-20 Sold (Public Records) $110,000 Public Records
• 2001-04-16 Sold (Public Records) $95,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $751 · +2.7% YoY. Source: county tax records.