4450 Commerce Woods Dr · Wolverine Lake, MI 48382

$425,000

3 bd · 2.5 ba · 1,941 sqft · Condo public records · 20 Days on market

Built 1997 $219/sqft · 11% above area Est $383k · 11% over $20/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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hello - I'm a beautifully updated 4-bedroom, 2.1-bath colonial ready to welcome my next owners. I offer a walkout basement and a thoughtfully designed layout that blends comfort and functionality. Throughout most of my main level, you'll find hardwood flooring, along with a warm and inviting family room featuring a cozy gas fireplace. My kitchen is bright and stylish, complete with white cabinetry, stainless steel appliances, a breakfast bar, and a cozy nook - perfect for everyday living or entertaining. I've been well cared for and thoughtfully updated over the years. I received a new roof in 2019 with a transferable 30-year warranty, along with a whole-house 20" carbon block water filtration system that same year. My furnace and A/C were replaced in 2021, and my kitchen appliances were updated in 2023. That same year, I added a low-maintenance Trex deck - ideal for relaxing outdoors. More recently, I've continued to improve with newer second-story windows, full exterior siding, trim, and gutters in 2025, a fully remodeled primary bathroom in 2025 featuring elegant Carrara White quartz countertops, and a refreshed mudroom in 2026. I also offer additional versatility with a bonus room/workshop complete with its own gas fireplace - perfect for hobbies, projects, or extra living space in the lower level. Additional highlights include inground sprinklers and a Ring security system (just need a new base unit). I'm truly move-in ready and excited to provide comfort, style, and peace of mind for years to come.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1997

Property features AI

Finance

• Other: Directions: Sleeth Rd east of Benstein, S on Commerce Woods Dr, house on left
• HOA & community: Homeowners association with annual fee of $240 ($20/month equivalent); Subdivision: Commerce Lake Woods; Community sidewalks

Exterior

• Parking: Attached 2-car garage with direct access, driveway, front-facing garage and garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick and vinyl siding exterior
• Construction: Asphalt roof
• Exterior features: Outdoor lighting; Wooded lot; Paved road access; Lot dimensions approximately 70 x 172 (0.28 acre)

Interior

• Kitchen: Free-standing electric range; Dishwasher; Microwave; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air with ceiling fans; Forced air heating using natural gas
• Interior features: High speed internet; Wood-burning and gas fireplaces in family room and living room; Walk-out, daylight unfinished basement with sump pump
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $425k.

Deal economics

• At list price, monthly cash flow is $13k ($154k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.6% vs local median 3.7% in Wolverine 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 73/100 on livability (#204 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, 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: 173 active listings in the ZIP; 2 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 $3k of loan paydown is wiped out by about $13k 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 + 3.0% rent growth), your $119k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $274k; list at $425k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $418,625 (1.5% below list)

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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.69% ✓
• Cap rate: 42.58%
• Cash-on-cash: 129.60%
• DSCR: 6.77
• GRM: 1.8

CMA / ARV

• ARV (median comp): $383,028
• List price: $425,000
• Delta: 10.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.30×
• Total profit: $749,942
• Equity at exit: $63,369

10-year hold

• IRR: —
• Equity multiple: 15.35×
• Total profit: $1,708,123
• Equity at exit: $36,746

Cash invested: $119,000 (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 48382

• Active inventory: 173
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $19,914 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$454 /mo · $5,450/yr
• Insurance: −$177
• HOA: −$20
• Vacancy / Maint / Mgmt: −$4,182
• Net cashflow: $12,852

Break-even live

Break-even rent $3,646

Max offer price $425,000

Occupancy floor 30%

Sensitivity live

Price	-10% $13,092	-5% $12,972	+0% $12,852	+5% $12,732	+10% $12,611
Rent	-10% $11,279	-5% $12,065	+0% $12,852	+5% $13,639	+10% $14,425
Rate	-1.0pp $13,066	-0.5pp $12,960	base $12,852	+0.5pp $12,742	+1.0pp $12,630

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4575 Oakestia St Unit 1032322P Commerce Township, MI	3.0	2.0	1991	$22,512	$11.31	22d	1	0.21mi
3060 Woodlawn St Commerce Township, MI	3.0	2.0	1782	$2,000	$1.12	44d	1	1.39mi

HOA detail condo

• Monthly dues: $20 · $240/yr
• Likely covers: watergassecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-05-04
   historical Accepting Backup Offers 1534-char remark

   Show marketing remark (1534 chars)

   Hello - I'm a beautifully updated 4-bedroom, 2.1-bath colonial ready to welcome my next owners. I offer a walkout basement and a thoughtfully designed layout that blends comfort and functionality. Throughout most of my main level, you'll find hardwood flooring, along with a warm and inviting family room featuring a cozy gas fireplace. My kitchen is bright and stylish, complete with white cabinetry, stainless steel appliances, a breakfast bar, and a cozy nook - perfect for everyday living or entertaining. I've been well cared for and thoughtfully updated over the years. I received a new roof in 2019 with a transferable 30-year warranty, along with a whole-house 20" carbon block water filtration system that same year. My furnace and A/C were replaced in 2021, and my kitchen appliances were updated in 2023. That same year, I added a low-maintenance Trex deck - ideal for relaxing outdoors. More recently, I've continued to improve with newer second-story windows, full exterior siding, trim, and gutters in 2025, a fully remodeled primary bathroom in 2025 featuring elegant Carrara White quartz countertops, and a refreshed mudroom in 2026. I also offer additional versatility with a bonus room/workshop complete with its own gas fireplace - perfect for hobbies, projects, or extra living space in the lower level. Additional highlights include inground sprinklers and a Ring security system (just need a new base unit). I'm truly move-in ready and excited to provide comfort, style, and peace of mind for years to come.

2. 2026-05-04
   historical Active Under Contract 1581-char remark

   Show marketing remark (1534 chars)

   Hello - I'm a beautifully updated 4-bedroom, 2.1-bath colonial ready to welcome my next owners. I offer a walkout basement and a thoughtfully designed layout that blends comfort and functionality. Throughout most of my main level, you'll find hardwood flooring, along with a warm and inviting family room featuring a cozy gas fireplace. My kitchen is bright and stylish, complete with white cabinetry, stainless steel appliances, a breakfast bar, and a cozy nook - perfect for everyday living or entertaining. I've been well cared for and thoughtfully updated over the years. I received a new roof in 2019 with a transferable 30-year warranty, along with a whole-house 20" carbon block water filtration system that same year. My furnace and A/C were replaced in 2021, and my kitchen appliances were updated in 2023. That same year, I added a low-maintenance Trex deck - ideal for relaxing outdoors. More recently, I've continued to improve with newer second-story windows, full exterior siding, trim, and gutters in 2025, a fully remodeled primary bathroom in 2025 featuring elegant Carrara White quartz countertops, and a refreshed mudroom in 2026. I also offer additional versatility with a bonus room/workshop complete with its own gas fireplace - perfect for hobbies, projects, or extra living space in the lower level. Additional highlights include inground sprinklers and a Ring security system (just need a new base unit). I'm truly move-in ready and excited to provide comfort, style, and peace of mind for years to come.

3. 2026-05-01
   listed $425,000 Active 1534-char remark

   Show marketing remark (1534 chars)

   Hello - I'm a beautifully updated 4-bedroom, 2.1-bath colonial ready to welcome my next owners. I offer a walkout basement and a thoughtfully designed layout that blends comfort and functionality. Throughout most of my main level, you'll find hardwood flooring, along with a warm and inviting family room featuring a cozy gas fireplace. My kitchen is bright and stylish, complete with white cabinetry, stainless steel appliances, a breakfast bar, and a cozy nook - perfect for everyday living or entertaining. I've been well cared for and thoughtfully updated over the years. I received a new roof in 2019 with a transferable 30-year warranty, along with a whole-house 20" carbon block water filtration system that same year. My furnace and A/C were replaced in 2021, and my kitchen appliances were updated in 2023. That same year, I added a low-maintenance Trex deck - ideal for relaxing outdoors. More recently, I've continued to improve with newer second-story windows, full exterior siding, trim, and gutters in 2025, a fully remodeled primary bathroom in 2025 featuring elegant Carrara White quartz countertops, and a refreshed mudroom in 2026. I also offer additional versatility with a bonus room/workshop complete with its own gas fireplace - perfect for hobbies, projects, or extra living space in the lower level. Additional highlights include inground sprinklers and a Ring security system (just need a new base unit). I'm truly move-in ready and excited to provide comfort, style, and peace of mind for years to come.

4. 2026-05-01
   listed $425,000 Active 1581-char remark

   Show marketing remark (1534 chars)

   Hello - I'm a beautifully updated 4-bedroom, 2.1-bath colonial ready to welcome my next owners. I offer a walkout basement and a thoughtfully designed layout that blends comfort and functionality. Throughout most of my main level, you'll find hardwood flooring, along with a warm and inviting family room featuring a cozy gas fireplace. My kitchen is bright and stylish, complete with white cabinetry, stainless steel appliances, a breakfast bar, and a cozy nook - perfect for everyday living or entertaining. I've been well cared for and thoughtfully updated over the years. I received a new roof in 2019 with a transferable 30-year warranty, along with a whole-house 20" carbon block water filtration system that same year. My furnace and A/C were replaced in 2021, and my kitchen appliances were updated in 2023. That same year, I added a low-maintenance Trex deck - ideal for relaxing outdoors. More recently, I've continued to improve with newer second-story windows, full exterior siding, trim, and gutters in 2025, a fully remodeled primary bathroom in 2025 featuring elegant Carrara White quartz countertops, and a refreshed mudroom in 2026. I also offer additional versatility with a bonus room/workshop complete with its own gas fireplace - perfect for hobbies, projects, or extra living space in the lower level. Additional highlights include inground sprinklers and a Ring security system (just need a new base unit). I'm truly move-in ready and excited to provide comfort, style, and peace of mind for years to come.

5. 2026-04-29
   historical $425,000 1534-char remark

   Show marketing remark (1534 chars)

   Hello - I'm a beautifully updated 4-bedroom, 2.1-bath colonial ready to welcome my next owners. I offer a walkout basement and a thoughtfully designed layout that blends comfort and functionality. Throughout most of my main level, you'll find hardwood flooring, along with a warm and inviting family room featuring a cozy gas fireplace. My kitchen is bright and stylish, complete with white cabinetry, stainless steel appliances, a breakfast bar, and a cozy nook - perfect for everyday living or entertaining. I've been well cared for and thoughtfully updated over the years. I received a new roof in 2019 with a transferable 30-year warranty, along with a whole-house 20" carbon block water filtration system that same year. My furnace and A/C were replaced in 2021, and my kitchen appliances were updated in 2023. That same year, I added a low-maintenance Trex deck - ideal for relaxing outdoors. More recently, I've continued to improve with newer second-story windows, full exterior siding, trim, and gutters in 2025, a fully remodeled primary bathroom in 2025 featuring elegant Carrara White quartz countertops, and a refreshed mudroom in 2026. I also offer additional versatility with a bonus room/workshop complete with its own gas fireplace - perfect for hobbies, projects, or extra living space in the lower level. Additional highlights include inground sprinklers and a Ring security system (just need a new base unit). I'm truly move-in ready and excited to provide comfort, style, and peace of mind for years to come.

6. 2017-12-04
   soldstatus $273,800
7. 2017-11-29
   soldstatus $273,800 Sold

   Show marketing remark (853 chars)

   DON'T MISS THIS ONE!! FAMILY COLONIAL IN THE HIGHLY SOUGHT AFTER COMMERCE LAKE WOODS SUBDIVISION; BEAUTIFUL WOODED SETTING & LANDSCAPING W STONE PATIO AND OVERSIZED DECK TO ENJOY OUTDOOR ENTERTAINING! OPEN FLOOR PLAN; LIVING ROOM W VAULTED CEILING & COZY FIREPLACE; CHERRY KITCHEN OPENS TO FAMILY ROOM WITH FIREPLACE; VAULTED MASTER SUITE W SEPARATE SHOWER & TUB & HUGE WALK IN CLOSET; WALKOUT FINISHED LOWER LEVEL WITH BONUS ROOM FILLED WITH WINDOWS AND LIGHT & FIREPLACE; HARDWOOD FLOORS; CROWN MOLDING; TONS OF STORAGE; 2 CAR ATTACHED GARAGE; CLOSE TO M-5, 275 & 696, SHOPPING, DINING & ENTERTAINMENT; AWARD WINNING WALLED LAKE SCHOOLS! MOVE RIGHT INTO THIS GREAT NEIGHBORHOOD!! MOTIVATED SELLER. ALL NEIGHBORHOOD COMPS HIGHER!! * * * * * OPEN HOUSE: SUNDAY 10/22 1 PM - 3 PM * * * * *

8. 2017-11-29
   soldstatus $273,800 Closed

   Show marketing remark (853 chars)

   DON'T MISS THIS ONE!! FAMILY COLONIAL IN THE HIGHLY SOUGHT AFTER COMMERCE LAKE WOODS SUBDIVISION; BEAUTIFUL WOODED SETTING & LANDSCAPING W STONE PATIO AND OVERSIZED DECK TO ENJOY OUTDOOR ENTERTAINING! OPEN FLOOR PLAN; LIVING ROOM W VAULTED CEILING & COZY FIREPLACE; CHERRY KITCHEN OPENS TO FAMILY ROOM WITH FIREPLACE; VAULTED MASTER SUITE W SEPARATE SHOWER & TUB & HUGE WALK IN CLOSET; WALKOUT FINISHED LOWER LEVEL WITH BONUS ROOM FILLED WITH WINDOWS AND LIGHT & FIREPLACE; HARDWOOD FLOORS; CROWN MOLDING; TONS OF STORAGE; 2 CAR ATTACHED GARAGE; CLOSE TO M-5, 275 & 696, SHOPPING, DINING & ENTERTAINMENT; AWARD WINNING WALLED LAKE SCHOOLS! MOVE RIGHT INTO THIS GREAT NEIGHBORHOOD!! MOTIVATED SELLER. ALL NEIGHBORHOOD COMPS HIGHER!! * * * * * OPEN HOUSE: SUNDAY 10/22 1 PM - 3 PM * * * * *

9. 2017-10-24
   status Pending
10. 2017-10-23
    status Pending

    Show marketing remark (853 chars)

    DON'T MISS THIS ONE!! FAMILY COLONIAL IN THE HIGHLY SOUGHT AFTER COMMERCE LAKE WOODS SUBDIVISION; BEAUTIFUL WOODED SETTING & LANDSCAPING W STONE PATIO AND OVERSIZED DECK TO ENJOY OUTDOOR ENTERTAINING! OPEN FLOOR PLAN; LIVING ROOM W VAULTED CEILING & COZY FIREPLACE; CHERRY KITCHEN OPENS TO FAMILY ROOM WITH FIREPLACE; VAULTED MASTER SUITE W SEPARATE SHOWER & TUB & HUGE WALK IN CLOSET; WALKOUT FINISHED LOWER LEVEL WITH BONUS ROOM FILLED WITH WINDOWS AND LIGHT & FIREPLACE; HARDWOOD FLOORS; CROWN MOLDING; TONS OF STORAGE; 2 CAR ATTACHED GARAGE; CLOSE TO M-5, 275 & 696, SHOPPING, DINING & ENTERTAINMENT; AWARD WINNING WALLED LAKE SCHOOLS! MOVE RIGHT INTO THIS GREAT NEIGHBORHOOD!! MOTIVATED SELLER. ALL NEIGHBORHOOD COMPS HIGHER!! * * * * * OPEN HOUSE: SUNDAY 10/22 1 PM - 3 PM * * * * *

11. 2017-10-20
    price $279,000
12. 2017-10-19
    price $279,000

    Show marketing remark (853 chars)

    DON'T MISS THIS ONE!! FAMILY COLONIAL IN THE HIGHLY SOUGHT AFTER COMMERCE LAKE WOODS SUBDIVISION; BEAUTIFUL WOODED SETTING & LANDSCAPING W STONE PATIO AND OVERSIZED DECK TO ENJOY OUTDOOR ENTERTAINING! OPEN FLOOR PLAN; LIVING ROOM W VAULTED CEILING & COZY FIREPLACE; CHERRY KITCHEN OPENS TO FAMILY ROOM WITH FIREPLACE; VAULTED MASTER SUITE W SEPARATE SHOWER & TUB & HUGE WALK IN CLOSET; WALKOUT FINISHED LOWER LEVEL WITH BONUS ROOM FILLED WITH WINDOWS AND LIGHT & FIREPLACE; HARDWOOD FLOORS; CROWN MOLDING; TONS OF STORAGE; 2 CAR ATTACHED GARAGE; CLOSE TO M-5, 275 & 696, SHOPPING, DINING & ENTERTAINMENT; AWARD WINNING WALLED LAKE SCHOOLS! MOVE RIGHT INTO THIS GREAT NEIGHBORHOOD!! MOTIVATED SELLER. ALL NEIGHBORHOOD COMPS HIGHER!! * * * * * OPEN HOUSE: SUNDAY 10/22 1 PM - 3 PM * * * * *

13. 2017-10-13
    listed $284,000 Active

    Show marketing remark (853 chars)

    DON'T MISS THIS ONE!! FAMILY COLONIAL IN THE HIGHLY SOUGHT AFTER COMMERCE LAKE WOODS SUBDIVISION; BEAUTIFUL WOODED SETTING & LANDSCAPING W STONE PATIO AND OVERSIZED DECK TO ENJOY OUTDOOR ENTERTAINING! OPEN FLOOR PLAN; LIVING ROOM W VAULTED CEILING & COZY FIREPLACE; CHERRY KITCHEN OPENS TO FAMILY ROOM WITH FIREPLACE; VAULTED MASTER SUITE W SEPARATE SHOWER & TUB & HUGE WALK IN CLOSET; WALKOUT FINISHED LOWER LEVEL WITH BONUS ROOM FILLED WITH WINDOWS AND LIGHT & FIREPLACE; HARDWOOD FLOORS; CROWN MOLDING; TONS OF STORAGE; 2 CAR ATTACHED GARAGE; CLOSE TO M-5, 275 & 696, SHOPPING, DINING & ENTERTAINMENT; AWARD WINNING WALLED LAKE SCHOOLS! MOVE RIGHT INTO THIS GREAT NEIGHBORHOOD!! MOTIVATED SELLER. ALL NEIGHBORHOOD COMPS HIGHER!! * * * * * OPEN HOUSE: SUNDAY 10/22 1 PM - 3 PM * * * * *

14. 2017-10-13
    listed $284,000 Active

    Show marketing remark (853 chars)

    DON'T MISS THIS ONE!! FAMILY COLONIAL IN THE HIGHLY SOUGHT AFTER COMMERCE LAKE WOODS SUBDIVISION; BEAUTIFUL WOODED SETTING & LANDSCAPING W STONE PATIO AND OVERSIZED DECK TO ENJOY OUTDOOR ENTERTAINING! OPEN FLOOR PLAN; LIVING ROOM W VAULTED CEILING & COZY FIREPLACE; CHERRY KITCHEN OPENS TO FAMILY ROOM WITH FIREPLACE; VAULTED MASTER SUITE W SEPARATE SHOWER & TUB & HUGE WALK IN CLOSET; WALKOUT FINISHED LOWER LEVEL WITH BONUS ROOM FILLED WITH WINDOWS AND LIGHT & FIREPLACE; HARDWOOD FLOORS; CROWN MOLDING; TONS OF STORAGE; 2 CAR ATTACHED GARAGE; CLOSE TO M-5, 275 & 696, SHOPPING, DINING & ENTERTAINMENT; AWARD WINNING WALLED LAKE SCHOOLS! MOVE RIGHT INTO THIS GREAT NEIGHBORHOOD!! MOTIVATED SELLER. ALL NEIGHBORHOOD COMPS HIGHER!! * * * * * OPEN HOUSE: SUNDAY 10/22 1 PM - 3 PM * * * * *

15. 2010-08-12
    soldstatus $196,000
16. 2010-07-29
    soldstatus $196,000
17. 2009-11-24
    listed $234,900
18. 1997-04-08
    soldstatus $208,635

ⓘ 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: $5,450 · $454/mo
• Projected year-2 tax: $5,997 · $500/mo
• Expected delta: +$548/yr (+$46/mo · 10.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $238,966
• − Mortgage interest: −$23,807
• − Property taxes: −$5,450
• − Insurance: −$2,125
• − Repairs & maintenance: −$19,117
• − Management: −$19,117
• − HOA: −$240
• − Depreciation: −$12,364
• Taxable income: $156,746
• Est. tax owed @ 24.0%: −$37,619
• After-tax cash flow: $116,604/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 — Wolverine Lake

• Score: 73/100
• State rank: #204
• US rank: #5186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,550

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% Arabic 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: ▼ -265.18%
• Current HPI: 202.3058
• 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

+103.7% since first listed

20 events — show timeline

• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-05-01 Listed $425,000 MiRealSource-MiMLS
• 2026-05-01 Listed $425,000 REALCOMP
• 2026-04-29 Coming Soon $425,000 MiRealSource-MiMLS
• 2017-12-04 Sold (Public Records) $273,800 Public Records
• 2017-11-29 Sold (MLS) $273,800 MiRealSource-MiMLS
• 2017-11-29 Sold (MLS) $273,800 REALCOMP
• 2017-10-24 Pending — MiRealSource-MiMLS
• 2017-10-23 Pending — REALCOMP
• 2017-10-20 Price Changed $279,000 MiRealSource-MiMLS
• 2017-10-19 Price Changed $279,000 REALCOMP
• 2017-10-13 Listed $284,000 MiRealSource-MiMLS
• 2017-10-13 Listed $284,000 REALCOMP
• 2010-08-12 Sold (Public Records) $196,000 Public Records
• 2010-07-29 Sold (MLS) $196,000 REALCOMP
• 2009-11-24 Listed $234,900 REALCOMP
• 1997-04-08 Sold (Public Records) $208,635 Public Records

Property tax history

+6.0%/yr

Latest (2025): $5,450 · +3.9% YoY. Source: county tax records.