5380 Prentis Rd · Orchard Lake Village, MI 48327

$249,900

4 bd · 1.5 ba · 1,836 sqft · SingleFamily public records · 16 Days on market

Built 1977 0.33 ac lot $136/sqft · 21% below area Est $317k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1977

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence)
• HOA & community: Subdivision: ELIZABETH SHORES

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage faces front; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Mid-level entry with steps; Brick construction; Asphalt roof
• Construction: Brick exterior; Asphalt roof; Crawl space basement with sump pump
• Exterior features: Porch; Exterior lighting; Lake privileges (Elizabeth Lake); Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: High speed internet; Unfurnished; Basement fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $65 ($784/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 $213k (14.9% below list).
• Recommended offer: $213k (14.9% 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.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 101 active listings in the ZIP; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($246k) 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.

Recommended offer $212,707 (14.9% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (median comp): $316,633
• List price: $249,900
• Delta: -21.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5380 Prentis Rd	0.00mi	4/1.5	1,836 (0%)	1mo	$258,000	$141	99
537 Woodbridge Cir	0.13mi	3/1.5 (-1)	1,768 (-4%)	0mo	$260,000	$147	82
545 Woodbridge Cir	0.18mi	3/1.5 (-1)	1,803 (-2%)	9mo	$295,000	$164	77
514 Sulley St	0.12mi	3/1.5 (-1)	1,727 (-6%)	9mo	$317,000	$184	72
5510 Berkley Dr	0.34mi	3/2.0 (-1)	1,900 (+4%)	3mo	$325,000	$171	69
4960 Cooley Lake Rd	0.36mi	3/2.0 (-1)	1,909 (+4%)	1mo	$419,000	$219	69
5835 Forestal Dr	0.21mi	5/2.0 (+1)	1,728 (-6%)	6mo	$285,000	$165	69
491 River Ridge Dr	0.53mi	3/2.5 (-1)	1,934 (+5%)	2mo	$400,000	$207	56
4810 Hobson Ave	0.72mi	3/2.0 (-1)	1,844 (+0%)	9mo	$267,000	$145	51
5720 Berkley Dr	0.46mi	3/2.0 (-1)	1,647 (-10%)	7mo	$280,000	$170	48
4843 Gilbo Ave	0.69mi	3/2.0 (-1)	1,606 (-12%)	4mo	$262,000	$163	36
33 Goldner Ave	0.70mi	3/2.0 (-1)	2,051 (+12%)	9mo	$259,000	$126	33

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,371
• Equity at exit: $37,261

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-26,463
• Equity at exit: $21,607

Cash invested: $69,972 (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 48327

• Active inventory: 101
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $65

Break-even live

Break-even rent $2,044

Max offer price $249,900

Occupancy floor 92%

Sensitivity live

Price	-10% $207	-5% $136	+0% $65	+5% $-5	+10% $-76
Rent	-10% $-103	-5% $-19	+0% $65	+5% $149	+10% $233
Rate	-1.0pp $191	-0.5pp $129	base $65	+0.5pp $1	+1.0pp $-65

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-15
   status Pending 843-char remark

   Show marketing remark (843 chars)

   Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

2. 2026-05-15
   status Pending 843-char remark

   Show marketing remark (843 chars)

   Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

3. 2026-05-03
   historical Active Under Contract 843-char remark

   Show marketing remark (843 chars)

   Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

4. 2026-05-03
   historical Accepting Backup Offers 843-char remark

   Show marketing remark (843 chars)

   Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

5. 2026-04-30
   listed $249,900 Active 843-char remark

   Show marketing remark (843 chars)

   Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

6. 2026-04-30
   listed $249,900 Active 843-char remark

   Show marketing remark (843 chars)

   Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

7. 2026-04-28
   historical $249,900 843-char remark

   Show marketing remark (843 chars)

   Value-add opportunity with built-in equity in a desirable Waterford location. This bi-level offers 4 bedrooms, 1.5 baths, two living spaces, dedicated dining, and a functional layout ready for your vision. Set on a rare . 33-acre parcel spanning three lots with public land behind, the property offers exceptional space and privacy, plus lake access to Elizabeth Lake. Attached 2-car garage. Major mechanicals are already addressed with a newer furnace (2025) and hot water heater. A true fixer-upper with original kitchen and baths, flooring removed in areas for an easy start on renovations. Windows are functional double-pane metal frame; roof is overall solid with minor shingle repair needed and no known leaks. A rare combination of lot size, layout, location, and upside, ideal for investors or buyers ready to create something special.

8. 1978-11-01
   soldstatus $61,900

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$722/yr (+$60/mo · 30.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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: $25,525
• − Mortgage interest: −$13,998
• − Property taxes: −$2,405
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$7,270
• Taxable loss: −$3,482
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $1,620/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 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): 20,960
• Household income: $74,788
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 574.0

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 (81%)
• Race & ethnicity: White 81% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 11% Subsaharan African 5% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 4% Spanish 2% Other Asian/Pacific 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: ▼ -226.28%
• Current HPI: 201.2139
• 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

+316.8% since first listed

10 events — show timeline

• 2026-05-29 Sold (MLS) $258,000 MiRealSource-MiMLS
• 2026-05-29 Sold (MLS) $258,000 REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-03 Contingent — REALCOMP
• 2026-05-03 Contingent — MiRealSource-MiMLS
• 2026-04-30 Listed $249,900 MiRealSource-MiMLS
• 2026-04-30 Listed $249,900 REALCOMP
• 2026-04-28 Coming Soon $249,900 MiRealSource-MiMLS
• 1978-11-01 Sold (Public Records) $61,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,405 · +14.2% YoY. Source: county tax records.