1043 Ridgeview Cir · Orion, MI 48362

$525,000

3 bd · 2.5 ba · 3,330 sqft · SingleFamily public records · 5 Days on market

Built 1992 0.38 ac lot Est $456k · 15% over $21/mo HOA

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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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't Make a Move Without seeing this beautifully maintained Cape Cod nestled in one of Orion's most sought-after neighborhoods, surrounded by mature trees and just moments from the Paint Creek Trail! Step through the foyer and discover an open-concept floor plan featuring soaring ceilings, hardwood flooring, and a dramatic great room with a gas fireplace and balcony overlook from the second level. The updated kitchen is sure to impress with quartz countertops, newer cabinetry (2022), pantry, tile backsplash, hardwood flooring, stainless steel appliances including a gas range (2025), and a spacious breakfast nook with door wall access to outdoor living spaces. A private study with double French doors, charming bench window seat, and hardwood flooring provides the perfect home office or reading retreat. The first-floor primary suite offers a walk-in closet and updated ensuite bath featuring quartz counters, soaking tub, stall shower and newer toilet. An updated half bath and HUGE first-floor laundry room complete the main level. Upstairs you'll find two VERY generously sized bedrooms, including Bedroom #2 with two step-in closets and Bedroom #3 with ceiling fan and two step-in closets, along with a freshly painted shared full bath. The beautifully finished basement provides an outstanding flex space with 2nd kitchen for however you chose to enjoy it, a 10 x 10 4th bedroom/flex room with closet and an enormous storage space. New carpeted spaces. Outside, enjoy a beautifully refinished cedar deck with pergola, newer patio, sprinkler system, and spacious yard offering a wonderful sense of privacy. 2 Car attached garage. Additional features include hookup for a portable generator with transfer switch (generator not included), plus updates over the years to the roof, furnace, hot water heater, and windows. Located within award-winning Lake Orion Schools, this exceptional home combines timeless charm, impeccable decor, thoughtful updates, and an outstanding location.

Key facts

• Quartz countertops
• Gas fireplace
• Updated kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• GAS FIREPLACE
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• PRIVATE STUDY
• FIRST-FLOOR PRIMARY SUITE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $250 (about $20.83/month)

Exterior

• Parking: Attached 2-car garage with direct access and garage door opener; Driveway; Garage faces front
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Aluminum siding and brick exterior
• Construction: Asphalt roof
• Exterior features: Deck; Patio; Corner lot; Paved road access; Pet friendly

Interior

• Kitchen: Gas range (free-standing); Refrigerator (free-standing); Dishwasher; Microwave; Disposal; Ice maker (plumbed); Stainless steel appliances
• Bedrooms: Bedrooms present (see full listing for counts and room-level details)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Unfurnished; Finished full basement with sump pump; 12 total rooms; Gas fireplace in the great room; Smoke detectors
• Laundry & utility: Laundry room with washer hookup; Washer included; Dryer included; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $525k).

Location & tenants

• Location reads: area grade D — 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: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $16k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y 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.
• Current owner paid $440k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $525,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.02% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $456,210
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 River Valley Dr	0.28mi	4/2.5 (+1)	3,115 (-6%)	6mo	$475,000	$152	66
1248 Ridgeview Cir	0.41mi	4/4.0 (+1)	3,396 (+2%)	4mo	$565,000	$166	63
800 Grampian Ave	0.24mi	4/2.5 (+1)	3,717 (+12%)	3mo	$640,000	$172	62
1126 River Valley Dr	0.44mi	3/3.5	3,538 (+6%)	13mo	$450,000	$127	54
1455 Orion Rd	0.64mi	3/2.5	3,536 (+6%)	7mo	$413,652	$117	54
418 Converse Ct	0.42mi	3/3.0	2,864 (-14%)	6mo	$325,000	$113	50
576 E Flint St	0.59mi	4/3.5 (+1)	3,164 (-5%)	9mo	$433,000	$137	48

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-44,966
• Equity at exit: $78,279

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $12,660
• Equity at exit: $45,392

Cash invested: $147,000 (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 48362

• Active inventory: 88
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $5,350 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$605 /mo · $7,258/yr
• Insurance: −$219
• HOA: −$21
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $629

Break-even live

Break-even rent $4,554

Max offer price $525,000

Occupancy floor 83%

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Mystic Cove Ln Lake Orion, MI	2.0–4.0	2.0–3.0	1989	$5,350	$2.69	1d	4	0.53mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergascable

Listing history 4 events

1. 2026-06-16
   statusdays on market $525,000 Pending 5 DOM
2. 2026-06-15
   days on market $525,000 Active 4 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $525,000 Active 2 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: $7,258 · $605/mo
• Projected year-2 tax: $7,672 · $639/mo
• Expected delta: +$413/yr (+$34/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 ≥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: $64,200
• − Mortgage interest: −$29,408
• − Property taxes: −$7,258
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,136
• − Management: −$5,136
• − HOA: −$252
• − Depreciation: −$15,273
• Taxable loss: −$888
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $7,758/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): 14,746

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 3%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -307.96%
• Current HPI: 182.3653
• 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

+1093.2% since first listed

29 events — show timeline

• 2026-06-12 Listed $525,000 MiRealSource-MiMLS
• 2026-06-12 Listed $525,000 REALCOMP
• 2026-06-11 Coming Soon $525,000 MiRealSource-MiMLS
• 2022-10-07 Sold (Public Records) $440,000 Public Records
• 2022-09-30 Sold (MLS) $440,000 MiRealSource-MiMLS
• 2022-09-30 Sold (MLS) $440,000 REALCOMP
• 2022-08-21 Pending — MiRealSource-MiMLS
• 2022-08-21 Pending — REALCOMP
• 2022-08-06 Price Changed $439,900 MiRealSource-MiMLS
• 2022-08-05 Price Changed $439,900 REALCOMP
• 2022-07-29 Listed $449,900 MiRealSource-MiMLS
• 2022-07-29 Listed $449,900 REALCOMP
• 2022-07-27 Coming Soon $449,900 MiRealSource-MiMLS
• 2022-07-27 Coming Soon $449,900 REALCOMP
• 2006-07-05 Sold (Public Records) $286,000 Public Records
• 2006-07-05 Sold (Public Records) $286,000 Public Records
• 2006-06-19 Sold (MLS) $286,000 MiRealSource-MiMLS
• 2006-06-19 Sold (MLS) $286,000 REALCOMP
• 2006-05-15 Listing Removed — MiRealSource-MiMLS
• 2006-04-03 Listed $289,900 MiRealSource-MiMLS
• 2006-04-03 Listed $289,900 REALCOMP
• 2000-04-10 Sold (Public Records) $250,000 Public Records
• 2000-03-13 Sold (MLS) $250,000 MiRealSource-MiMLS
• 2000-03-13 Sold (MLS) $250,000 REALCOMP
• 2000-02-18 Listing Removed — MiRealSource-MiMLS
• 2000-01-08 Listed $257,500 MiRealSource-MiMLS
• 2000-01-08 Listed $257,500 REALCOMP
• 1993-01-27 Sold (Public Records) $161,400 Public Records
• 1993-01-26 Sold (Public Records) $44,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $7,258 · +6.8% YoY. Source: county tax records.