135 Hershey Blvd · Orchard Lake Village, MI 48327

$124,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 3 Days on market

Built 1954 0.31 ac lot Est $192k · 35% under

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Why this score? — see what drove the C 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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.4/10.0
• DSCR +6.1/10.0
• 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

Investor special. 2 bedroom, 1 bath home with garage. Cash terms only. All dimensions are approximate. Buyer/buyers agent to verify all dimensions. Sold as-is, seller will make no repairs. Solid structure with water/sewer connections. Great end user and/or flip possibility.

Key facts

• 0.31 acre lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Lot approximately 0.31 acres (80 x 129.73)
• Financial info: Annual property tax listed (amount available in listing materials)
• HOA & community: Subdivision: Crescent Lake Country Club

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Facing direction not specified
• Construction: Aluminum siding; Slab foundation; Built using standard residential construction
• Exterior features: Front porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.6% vs local median 3.4% 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: 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 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.

Negotiation context

• Only 3 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 $55k; list at $125k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $191,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Hershey Blvd	0.00mi	2/1.0	984 (0%)	1mo	$124,900	$127	99
5458 Vincent Ave	0.28mi	3/1.0 (+1)	1,008 (+2%)	5mo	$160,000	$159	74
5496 Elizabeth Lake Rd	0.21mi	3/1.0 (+1)	960 (-2%)	11mo	$225,000	$234	72
261 Hershey Blvd	0.15mi	3/1.5 (+1)	1,118 (+14%)	7mo	$265,000	$237	57
1274 Nancywood Dr	0.61mi	3/1.0 (+1)	936 (-5%)	2mo	$320,000	$342	57
5581 Savoy Dr	0.36mi	3/1.0 (+1)	912 (-7%)	13mo	$86,000	$94	55
5570 Elizabeth Lake Rd	0.28mi	1/1.0 (-1)	918 (-7%)	19mo	$160,000	$174	55
4935 Pontiac Lake Rd	0.49mi	2/1.0	1,096 (+11%)	5mo	$198,000	$181	54
5515 Oster Dr	0.40mi	2/1.5	1,105 (+12%)	11mo	$215,000	$195	50
5820 Eldridge Dr	0.68mi	3/1.0 (+1)	1,004 (+2%)	18mo	$210,000	$209	45
5470 Vincent Ave	0.28mi	2/1.5	1,126 (+14%)	21mo	$210,000	$187	43
4771 Fiddle Ave	0.61mi	3/1.0 (+1)	1,106 (+12%)	5mo	$270,000	$244	42

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,460
• Equity at exit: $18,623

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,605
• Equity at exit: $10,799

Cash invested: $34,972 (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: 99
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$655
• Tax from tax record: −$285 /mo · $3,423/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $136

Break-even live

Break-even rent $1,256

Max offer price $124,900

Occupancy floor 85%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5331 Highland Rd Waterford, MI	2.0	1.0	900	$1,075	$1.19	3d	1	0.81mi
1490 Nancywood Dr Waterford Township, MI	1.0	1.0	612	$900	$1.47	15d	1	0.82mi
1494 Nancywood Dr Waterford Township, MI	1.0	1.0	612	$925	$1.51	43d	1	0.82mi
125 Edge Waterford Twp, MI	1.0–2.0	1.0	605	$1,223	$2.02	1d	53	0.94mi
131 Doremus Ave Waterford, MI	3.0	1.0	1072	$1,800	$1.68	24d	1	0.98mi
1643 Alma Ave Waterford, MI	2.0	1.0	706	$1,500	$2.12	5d	1	1.04mi
5278 Rosamond Ln Waterford Twp, MI	1.0–2.0	1.0–1.5	988	$1,514	$1.53	1d	16	1.34mi
170 Leslie Ln Waterford Twp, MI	1.0–2.0	1.0	875	$1,310	$1.50	2d	5	1.42mi

Listing history 7 events

1. 2026-05-14
   status Pending 274-char remark

   Show marketing remark (274 chars)

   Investor special. 2 bedroom, 1 bath home with garage. Cash terms only. All dimensions are approximate. Buyer/buyers agent to verify all dimensions. Sold as-is, seller will make no repairs. Solid structure with water/sewer connections. Great end user and/or flip possibility.

2. 2026-05-14
   status Pending

   Show marketing remark (274 chars)

   Investor special. 2 bedroom, 1 bath home with garage. Cash terms only. All dimensions are approximate. Buyer/buyers agent to verify all dimensions. Sold as-is, seller will make no repairs. Solid structure with water/sewer connections. Great end user and/or flip possibility.

3. 2026-05-12
   listed $124,900 Active 274-char remark

   Show marketing remark (274 chars)

   Investor special. 2 bedroom, 1 bath home with garage. Cash terms only. All dimensions are approximate. Buyer/buyers agent to verify all dimensions. Sold as-is, seller will make no repairs. Solid structure with water/sewer connections. Great end user and/or flip possibility.

4. 2026-05-12
   listed $124,900 Active

   Show marketing remark (274 chars)

   Investor special. 2 bedroom, 1 bath home with garage. Cash terms only. All dimensions are approximate. Buyer/buyers agent to verify all dimensions. Sold as-is, seller will make no repairs. Solid structure with water/sewer connections. Great end user and/or flip possibility.

5. 2026-05-11
   historical $124,900 274-char remark

   Show marketing remark (274 chars)

   Investor special. 2 bedroom, 1 bath home with garage. Cash terms only. All dimensions are approximate. Buyer/buyers agent to verify all dimensions. Sold as-is, seller will make no repairs. Solid structure with water/sewer connections. Great end user and/or flip possibility.

6. 1989-06-23
   soldstatus $54,900
7. 1976-08-01
   soldstatus $23,500

ⓘ 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: $3,423 · $285/mo
• Projected year-2 tax: $3,423 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 22% 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: $17,142
• − Mortgage interest: −$6,996
• − Property taxes: −$3,423
• − Insurance: −$624
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,633
• Taxable loss: −$278
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $1,702/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

+431.5% since first listed

7 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-12 Listed $124,900 MiRealSource-MiMLS
• 2026-05-12 Listed $124,900 REALCOMP
• 2026-05-11 Coming Soon $124,900 MiRealSource-MiMLS
• 1989-06-23 Sold (Public Records) $54,900 Public Records
• 1976-08-01 Sold (Public Records) $23,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,423 · +41.4% YoY. Source: county tax records.