831 N Pontiac Trl #37 · Walled Lake, MI 48390

$25,900

2 bd · 2.0 ba · 940 sqft · SingleFamily · 57 Days on market

Built 1994 $28/sqft · 90% below area ↓ 30% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home's interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you'll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

Key facts

• Built 1994
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.
• Cap rate 55.3% vs local median 3.8% in Walled Lake — 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 (#157 in MI, #3,969 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D, health & safety D, commute F.
• 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: Rents rising (+1.0%/yr); 158 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $179 of loan paydown is wiped out by about $777 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.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $25,123 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 6.05% ✓
• Cap rate: 55.32%
• Cash-on-cash: 175.09%
• DSCR: 8.79
• GRM: 1.4

CMA / ARV

• ARV (median comp): $246,957
• List price: $25,900
• Delta: -89.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Spring Park	0.23mi	3/1.0 (+1)	1,032 (+10%)	11mo	$189,000	$183	55
1588 Ladd Rd	0.68mi	3/1.0 (+1)	1,000 (+6%)	5mo	$270,000	$270	44
451 Gamma Rd	0.64mi	3/1.0 (+1)	1,040 (+11%)	7mo	$295,000	$284	38
1202 Sigma Rd	0.69mi	3/1.0 (+1)	989 (+5%)	24mo	$243,888	$247	30
1241 Delta Rd	0.70mi	3/1.0 (+1)	1,040 (+11%)	20mo	$175,000	$168	24

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 · 1.04% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.30×
• Total profit: $60,189
• Equity at exit: $3,862

10-year hold

• IRR: —
• Equity multiple: 18.56×
• Total profit: $127,335
• Equity at exit: $2,239

Cash invested: $7,252 (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 48390

• Rents YoY: 1.0%
• Active inventory: 158
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$136
• Tax est. 1.5%: −$32 /mo · $388/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $1,058

Break-even live

Break-even rent $227

Max offer price $25,900

Occupancy floor 27%

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: $6,475
• Closing costs: $777
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
831 N Pontiac Trl Unit 108 Walled Lake, MI	3.0	2.0	924	$1,579	$1.71	13d	1	0.31mi
1250 E West Maple Rd Walled Lake, MI	1.0	1.0	700	$1,150	$1.64	17d	4	0.61mi
1527 Mariner Dr Walled Lake, MI	2.0	1.5	946	$1,800	$1.90	44d	1	1.07mi
2177 Decker Rd Walled Lake, MI	2.0	1.0	900	$1,200	$1.33	44d	1	1.25mi
45685 Timberlane Ct Novi, MI	1.0–2.0	1.0	806	$1,195	$1.48	44d	1	1.31mi
2175 Decker Rd Walled Lake, MI	2.0	1.0	875	$1,200	$1.37	24d	1	1.34mi
2161 Decker Rd Unit 24 Walled Lake, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.34mi
159 Pickford St Novi, MI	3.0	1.0	1115	$900	$0.81	20d	1	1.39mi
1505 Oakshade St Commerce Charter Twp, MI	1.0	1.0	825	$1,095	$1.33	44d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $25,900 Active 57 DOM
2. 2026-06-17
   days on market $25,900 Active 56 DOM
3. 2026-06-16
   days on market $25,900 Active 55 DOM
4. 2026-06-15
   days on market $25,900 Active 54 DOM
5. 2026-06-13
   days on market $25,900 Active 52 DOM
6. 2026-06-13
   days on market $25,900 Active 51 DOM
7. 2026-06-09
   days on market $25,900 Active 48 DOM
8. 2026-06-08
   days on market $25,900 Active 47 DOM
9. 2026-06-07
   days on market $25,900 Active 46 DOM
10. 2026-06-04
    days on market $25,900 Active 43 DOM
11. 2026-06-03
    days on market $25,900 Active 42 DOM
12. 2026-06-02
    days on market $25,900 Active 41 DOM
13. 2026-06-01
    days on market $25,900 Active 40 DOM
14. 2026-05-31
    days on market $25,900 Active 39 DOM
15. 2026-05-15
    price $25,900 1028-char remark

    Show marketing remark (1040 chars)

    Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home’s interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you’ll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

16. 2026-05-15
    price $25,900 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home’s interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you’ll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

17. 2026-05-05
    price $32,500 1028-char remark

    Show marketing remark (1040 chars)

    Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home’s interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you’ll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

18. 2026-05-05
    price $32,500 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home’s interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you’ll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

19. 2026-04-23
    listed $36,900 Active 1028-char remark

    Show marketing remark (1040 chars)

    Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home’s interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you’ll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

20. 2026-04-23
    listed $36,900 Active 1040-char remark

    Show marketing remark (1040 chars)

    Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home’s interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you’ll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

21. 2026-04-22
    historical $36,900 1028-char remark

    Show marketing remark (1028 chars)

    Welcome home to Unit 37 on Forest Lane, a beautifully maintained and exceptionally clean residence located in the highly sought-after Fawn Lake Community of Walled Lake. This 940 sq. ft. home defines "turnkey, " offering 2 bedrooms and 2 full bathrooms in a bright, open-concept layout. The expansive primary suite serves as a true private retreat, featuring a large bedroom and a luxurious master bath complete with a deep jacuzzi tub and modern finishes. The home's interior boasts thoughtful updates, including contemporary flooring and a stylish fireplace focal point in the living area. Outside, you'll find a large covered deck perfect for peaceful mornings and a functional storage shed for extra utility. Situated in a serene, quiet neighborhood with a monthly lot rent of $900 (plus water and trash), this home offers high-quality, worry-free living in an incredible lakeside community. Meticulously cared for and ready for its next chapter, all you have to do is move in! Schedule your private showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,791
• − Mortgage interest: −$1,451
• − Property taxes: −$388
• − Insurance: −$130
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$753
• Taxable income: $13,063
• Est. tax owed @ 24.0%: −$3,135
• After-tax cash flow: $9,562/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 — Walled Lake

• Score: 75/100
• State rank: #157
• US rank: #3969

Category grades

Amenities D Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walled Lake, MI
• County: Oakland County · 1,009,092 people
• City population: 24,118
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,939
• Household income: $91,381
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 514.0

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 (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 16% · Canada, Vietnam, Dominican Republic
• Languages at home: 82% English-only · Other Indo-European 3% Other Asian/Pacific 3% Russian/Polish/Slavic 3%

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: ▼ -344.88%
• Current HPI: 180.9641
• Rent YoY: ▲ 1.04%
• 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

-29.8% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $25,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $25,900 REALCOMP
• 2026-05-05 Price Changed $32,500 MiRealSource-MiMLS
• 2026-05-05 Price Changed $32,500 REALCOMP
• 2026-04-23 Listed $36,900 MiRealSource-MiMLS
• 2026-04-23 Listed $36,900 REALCOMP
• 2026-04-22 Coming Soon $36,900 MiRealSource-MiMLS