7386 Woodlore Dr · West Bloomfield, MI 48323 1390

$599,900

4 bd · 3.5 ba · 4,820 sqft · SingleFamily public records · 1 Days on market

Built 1994 0.32 ac lot Est $665k · 10% under

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Why this score? — see what drove the F 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 +11.9/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Nestled in the highly sought after Parkridge community and served by the award winning Walled Lake School District, this exceptional home offers the perfect combination of elegance and everyday comfort. Featuring 4 spacious bedrooms, 3 full bathrooms, and 1 half bath, the thoughtfully designed layout welcomes you with a dramatic foyer and entryway highlighted by soaring ceilings that create a bright and grand first impression. The open concept main level showcases beautiful large format tile flooring throughout, while the spacious kitchen flows seamlessly into the inviting family room, highlighted by a cozy gas fireplace, creating the perfect space for gathering and entertaining. Upstairs,

Key facts

• Cozy gas fireplace
• Soaring ceilings
• Walk in closet

Tags

• WALLED LAKE SCHOOL DISTRICT
• DRAMATIC FOYER
• SOARING CEILINGS
• LARGE FORMAT TILE FLOORING
• COZY GAS FIREPLACE
• WALK IN CLOSET

Property features AI

Finance

• Other: Lot about 0.32 acres

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas heat fuel; Public water; Public sewer (implied by public water and typical utilities)
• Home design: Residential 2-story home; Built in 1994; Entry-level main living areas
• Construction: Basement foundation
• Exterior features: Brick exterior; Paved street frontage; Frontage approximately 80 feet

Interior

• Kitchen: Kitchen on entry level (approximate dimension 13 x 11)
• Bedrooms: Four bedrooms located on the second floor (approximate dimensions: 22 x 15; 14 x 11; 12 x 11; one listed as 12 wide)
• Bathrooms: Three full bathrooms and one lavatory (total 4); at least one full bath in the basement; lavatory at entry; additional baths on the second floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement
• Laundry & utility: Basement present (finished) — likely houses utilities/laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-3k ($-36k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (73.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (77.0% below list).
• Recommended offer: $138k (77.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: 1 active listings in the ZIP; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($4k loan paydown + $18k appreciation (3.0% local appreciation)).
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $445k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $138,150 (77.0% 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. 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: 0.23% ✗
• Cap rate: 0.30%
• Cash-on-cash: -21.40%
• DSCR: 0.05
• GRM: 36.2

CMA / ARV

• ARV (on-the-fly): $665,160
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7359 Woodlore Dr	0.06mi	4/3.0	4,905 (+2%)	6mo	$600,000	$122	88
4651 Rosewood Ln	0.18mi	4/3.5	4,783 (-1%)	12mo	$658,000	$138	80
7240 Silverbeech Ln	0.05mi	4/3.5	5,093 (+6%)	10mo	$640,000	$126	80
7565 Windgate Cir	0.47mi	4/4.0	4,904 (+2%)	7mo	$800,000	$163	68
7080 Colony Dr	0.61mi	4/4.5	4,846 (+0%)	1mo	$1,750,000	$361	66
7850 Timberlane Trl	0.39mi	4/3.5	4,523 (-6%)	13mo	$599,000	$132	60
7549 Acorn Hill Ct	0.34mi	4/3.0	4,408 (-8%)	13mo	$550,000	$125	57
7657 Windgate Cir	0.49mi	4/3.5	4,198 (-13%)	0mo	$450,000	$107	55
7092 S Oak Ct E	0.61mi	4/4.0	5,075 (+5%)	12mo	$850,000	$167	51
7555 Windgate Cir	0.45mi	5/4.5 (+1)	4,167 (-14%)	1mo	$640,000	$154	46

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: -12.1%
• Equity multiple: 0.29×
• Total profit: $-118,511
• Equity at exit: $269,741

10-year hold

• IRR: -5.8%
• Equity multiple: 0.08×
• Total profit: $-154,469
• Equity at exit: $415,703

Cash invested: $167,972 (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 48323 1390

• Active inventory: 1
• Price-to-rent: 36.2×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$691 /mo · $8,288/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-2,995

Break-even live

Break-even rent $5,173

Max offer price $157,925

Occupancy floor —

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $599,900 Coming Soon 1 DOM

ⓘ 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: $8,288 · $691/mo
• Projected year-2 tax: $8,763 · $730/mo
• Expected delta: +$475/yr (+$40/mo · 5.7%)

ⓘ 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: $16,578
• − Mortgage interest: −$33,604
• − Property taxes: −$8,288
• − Insurance: −$3,000
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$17,452
• Taxable loss: −$48,417
• Est. tax savings @ 24.0%: +$11,620
• After-tax cash flow: $-24,322/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+46.3% since first listed

5 events — show timeline

• 2026-06-17 Coming Soon $599,900 MiRealSource-MiMLS
• 2022-03-31 Sold (Public Records) $445,000 Public Records
• 2009-04-30 Listing Removed — REALCOMP
• 2009-02-26 Listed $385,000 REALCOMP
• 2000-08-11 Sold (Public Records) $410,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $8,288 · +3.2% YoY. Source: county tax records.