465 Robert Ct · Auburn Hills, MI 48326

$320,000

4 bd · 4.0 ba · 2,468 sqft · SingleFamily public records · 18 Days on market

Built 1966 0.46 ac lot $130/sqft · 27% above area Est $381k · 16% under ↓ 4% since listing

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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 +22.8/30.0
• ARV discount +14.7/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a spacious 0.46-acre lot in the Churchill neighborhood of Auburn Hills, 456 Robert Ct offers a solid value-add opportunity in a strong suburban rental market. This brick 4-unit ranch, built in 1966, features 2,536 square feet with a practical two-upper, two-lower layout. One unit includes a private entrance and balcony, adding extra tenant appeal and future rent potential. Each unit offers a full bath, living/dining space, and a kitchen with appliances. The property also includes a circular driveway with ample off-street parking and a 1.5-car garage that can be used for storage or future tenant use. The property has been maintained but will benefit from updates and modernization.

Key facts

• 0.46 acre lot
• Garage
• Built 1966

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $315k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.3% in Auburn Hills — 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 76/100 on livability (#151 in MI, #3,766 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• Avondale School District (suburban): math 34% / reading 48% proficiency, ranked #162 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.3%/yr); 107 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• At $3,224/mo this rent would consume 45% of the median local household income ($85k/yr) (locally 986% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 18 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 6y 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.

Recommended offer $315,200 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $380,530
• List price: $320,000
• Delta: -15.91%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3843 Andover Ave	0.72mi	3/2.5 (-1)	2,532 (+3%)	5mo	$520,000	$205	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-25,770
• Equity at exit: $47,713

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-13,447
• Equity at exit: $27,668

Cash invested: $89,600 (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 48326

• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,224 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $559

Break-even live

Break-even rent $2,516

Max offer price $320,000

Occupancy floor 78%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Optimist Auburn Hills, MI	2.0–3.0	2.0–2.5	1914	$3,535	$1.85	1d	9	0.91mi
124 Optimist Unit 1201 Rochester Hills, MI	3.0	2.5	2504	$3,535	$1.41	1d	1	0.91mi
915 Huntclub Blvd Auburn Hills, MI	4.0	2.5	2403	$3,200	$1.33	15d	1	1.20mi
3200 South Blvd Bloomfield Hills, MI	2.0–3.0	2.0	1782	$4,250	$2.38	1d	1	1.41mi

Listing history 39 events

1. 2026-06-18
   days on market $320,000 Active 18 DOM
2. 2026-06-17
   days on market $320,000 Active 17 DOM
3. 2026-06-16
   days on market $320,000 Active 16 DOM
4. 2026-06-15
   days on market $320,000 Active 15 DOM
5. 2026-06-13
   days on market $320,000 Active 13 DOM
6. 2026-06-13
   days on market $320,000 Active 12 DOM
7. 2026-06-09
   days on market $320,000 Active 9 DOM
8. 2026-06-08
   days on market $320,000 Active 8 DOM
9. 2026-06-07
   days on market $320,000 Active 7 DOM
10. 2026-06-04
    days on market $320,000 Active 4 DOM
11. 2026-06-03
    days on market $320,000 Active 3 DOM
12. 2026-06-02
    days on market $320,000 Active 2 DOM
13. 2026-06-01
    statuslisting id $320,000 Active 1 DOM
14. 2026-05-31
    statusdays on marketlisting id $320,000 Coming Soon 1 DOM
15. 2026-05-09
    historical
16. 2026-05-07
    status Active
17. 2026-05-07
    status Active
18. 2026-01-29
    status Pending
19. 2026-01-29
    status Pending
20. 2026-01-29
    historical
21. 2026-01-22
    listed $320,000 Active
22. 2026-01-22
    listed $320,000 Active
23. 2025-11-15
    historical
24. 2025-11-15
    historical
25. 2025-08-16
    listed $360,000 Active
26. 2025-08-16
    listed $360,000 Active
27. 2025-08-13
    historical
28. 2021-07-02
    historical
29. 2021-07-01
    historical
30. 2021-05-03
    status Active
31. 2021-05-03
    status Active
32. 2021-03-24
    status Pending
33. 2021-03-24
    status Pending
34. 2021-02-17
    status Active
35. 2021-02-17
    status Active
36. 2021-02-08
    historical Accepting Backup Offers
37. 2021-02-08
    historical Accepting Backup Offers
38. 2020-10-02
    listed $335,000 Active
39. 2020-10-02
    listed $335,000 Active

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $3,521 · $293/mo
• Expected delta: +$1,407/yr (+$117/mo · 66.6%)

ⓘ 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) · 20% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,686
• − Mortgage interest: −$17,925
• − Property taxes: −$2,113
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,095
• − Management: −$3,095
• − Depreciation: −$9,309
• Taxable income: $1,549
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $6,340/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: Avondale School District
• NCES district ID: 2603690
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $71,549
• Composite: 37.33/100
• National rank: #4442
• State rank: #162 of 540 in MI

Livability — Auburn Hills

• Score: 76/100
• State rank: #151
• US rank: #3766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,514
• Household income: $85,190
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 56% Asian 15% Black 11% Hispanic / Latino 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 6% Other Asian/Pacific 4%

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: ▼ -298.32%
• Current HPI: 178.7685
• Rent YoY: ▼ -2.27%
• 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

-4.5% since first listed

25 events — show timeline

• 2026-05-09 Listing Removed — MiRealSource-MiMLS
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-01-29 Pending — MiRealSource-MiMLS
• 2026-01-29 Pending — REALCOMP
• 2026-01-29 Listing Removed — REALCOMP
• 2026-01-22 Listed $320,000 REALCOMP
• 2026-01-22 Listed $320,000 MiRealSource-MiMLS
• 2025-11-15 Listing Removed — MiRealSource-MiMLS
• 2025-11-15 Listing Removed — REALCOMP
• 2025-08-16 Listed $360,000 REALCOMP
• 2025-08-16 Listed $360,000 MiRealSource-MiMLS
• 2025-08-13 Coming Soon — MiRealSource-MiMLS
• 2021-07-02 Listing Removed — REALCOMP
• 2021-07-01 Listing Removed — MiRealSource-MiMLS
• 2021-05-03 Relisted — MiRealSource-MiMLS
• 2021-05-03 Relisted — REALCOMP
• 2021-03-24 Pending — MiRealSource-MiMLS
• 2021-03-24 Pending — REALCOMP
• 2021-02-17 Relisted — MiRealSource-MiMLS
• 2021-02-17 Relisted — REALCOMP
• 2021-02-08 Contingent — MiRealSource-MiMLS
• 2021-02-08 Contingent — REALCOMP
• 2020-10-02 Listed $335,000 MiRealSource-MiMLS
• 2020-10-02 Listed $335,000 REALCOMP

Property tax history

-2.3%/yr

Latest (2025): $2,113 · -49.1% YoY. Source: county tax records.