317 Crescent Ave · Holly, MI 48442

$200,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 2 Days on market

Built 1974 7,405 sqft lot Est $210k · at est.

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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 +15.2/30.0
• ARV discount +9.6/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PENDING AT PRINT

Key facts

• 7,405 sq ft lot
• Built 1974

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: No garage
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Aluminum siding and brick exterior; Asphalt roof; Built details not provided
• Exterior features: Paved road access; Irregular-shaped lot (approximately 0.17 acres); No pool

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Total of 3 rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $69 ($831/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 $170k (14.8% below list).
• Recommended offer: $170k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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 $58k; list at $200k implies a 246% gain — meaningful room to come down on a strong offer.

Recommended offer $170,454 (14.8% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.85% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $209,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Crescent Ave	0.00mi	3/1.0	1,008 (0%)	0mo	$200,750	$199	100
410 North St	0.27mi	3/1.0	1,003 (-0%)	0mo	$235,000	$234	86
736 Hartner Dr	0.21mi	3/1.0	992 (-2%)	3mo	$229,900	$232	85
809 Richard St	0.11mi	3/1.0	970 (-4%)	7mo	$220,000	$227	83
1104 Marion Dr	0.46mi	3/1.0	975 (-3%)	0mo	$205,000	$210	73
430 Sherwood Ct	0.16mi	3/1.0	1,128 (+12%)	1mo	$235,000	$208	72
805 Hartner Dr	0.18mi	3/1.0	912 (-10%)	7mo	$185,000	$203	70
744 Hartner Dr	0.20mi	3/1.0	912 (-10%)	7mo	$216,500	$237	69
201 Seminole St	0.53mi	3/1.0	1,051 (+4%)	6mo	$199,900	$190	63
211 N Saginaw St N	0.48mi	2/2.0 (-1)	1,042 (+3%)	2mo	$155,000	$149	62
3209 Grange Hall Rd	0.62mi	3/1.0	980 (-3%)	7mo	$190,000	$194	61
103 Michigan St St	0.46mi	2/1.0 (-1)	1,087 (+8%)	7mo	$210,000	$193	55

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-28,035
• Equity at exit: $29,821

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-18,888
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $69

Break-even live

Break-even rent $1,617

Max offer price $200,000

Occupancy floor 91%

Sensitivity live

Price	-10% $182	-5% $126	+0% $69	+5% $13	+10% $-44
Rent	-10% $-65	-5% $2	+0% $69	+5% $137	+10% $204
Rate	-1.0pp $170	-0.5pp $120	base $69	+0.5pp $17	+1.0pp $-35

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Crescent Ave Holly, MI	3.0	1.0	1100	$1,495	$1.36	26d	1	0.04mi
3512 Grange Hall Rd Unit 12302 Holly, MI	2.0	1.0	750	$1,034	$1.38	23d	1	0.63mi
3303 Grange Hall Rd Holly, MI	2.0	1.0	950	$1,099	$1.16	26d	1	0.65mi
4261 Grange Hall Rd Holly, MI	3.0	2.0	1104	$1,284	$1.16	0d	1	1.12mi

Listing history 3 events

1. 2026-06-16
   days on market $200,000 Active 2 DOM
2. 2026-06-15
   remarks 16-char remark

   Show marketing remark (16 chars)

   PENDING AT PRINT

3. 2026-06-15
   listed $200,000 Active 1 DOM

   Show marketing remark (16 chars)

   PENDING AT PRINT

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $2,411 · $201/mo
• Expected delta: +$669/yr (+$56/mo · 38.4%)

ⓘ 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: $20,454
• − Mortgage interest: −$11,203
• − Property taxes: −$1,742
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,818
• Taxable loss: −$2,581
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $1,451/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

+246.3% since first listed

4 events — show timeline

• 2026-06-15 Listed $200,000 MiRealSource-MiMLS
• 2026-06-15 Listed $200,000 REALCOMP
• 2026-06-14 Coming Soon $200,000 MiRealSource-MiMLS
• 1993-01-20 Sold (Public Records) $57,750 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,742 · +11.4% YoY. Source: county tax records.