889 Cronkite Dr · Lake Orion, MI 48362

$398,900

2 bd · 2.5 ba · 1,879 sqft · SingleFamily public records · 304 Days on market

Built 1999 0.36 ac lot $212/sqft · 9% above area Est $359k · 11% over

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision - adding even more future value to an already solid investment.

Key facts

• 0.36 acre lot
• 3 garage spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $399k).
• Recommended offer: $351k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.3% in Lake Orion — 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 80/100 on livability (#77 in MI, #1,679 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F.
• 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: 90 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $26k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $399k implies a 950% gain — meaningful room to come down on a strong offer.

Recommended offer $351,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 6.9

CMA / ARV

• ARV (median comp): $358,953
• List price: $398,900
• Delta: 11.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Esther Dr	0.06mi	3/2.0 (+1)	1,844 (-2%)	11mo	$337,500	$183	78
963 Golfview Dr	0.31mi	3/2.5 (+1)	1,888 (+0%)	12mo	$400,000	$212	69
911 Old Hickory Ln	0.54mi	3/2.5 (+1)	1,928 (+3%)	2mo	$340,000	$176	64
936 Wildbrook Ln	0.44mi	3/2.5 (+1)	2,019 (+8%)	1mo	$414,900	$205	62
936 Wildbrook Ln	0.44mi	3/2.5 (+1)	2,019 (+8%)	1mo	$414,900	$205	62
605 Indian Lake Rd	0.14mi	3/2.0 (+1)	1,728 (-8%)	14mo	$420,000	$243	62
506 N Conklin Rd	0.56mi	3/2.0 (+1)	1,843 (-2%)	5mo	$229,900	$125	60
948 Mcclellan St	0.74mi	3/2.0 (+1)	1,884 (+0%)	9mo	$340,000	$180	51
1117 Forest Lake Blvd Blvd	0.45mi	3/2.5 (+1)	1,800 (-4%)	20mo	$347,000	$193	51
293 Clairemont Dr	0.55mi	3/1.5 (+1)	1,716 (-9%)	7mo	$320,000	$186	45
912 Wildbrook Ln	0.46mi	3/2.5 (+1)	2,152 (+14%)	20mo	$505,000	$235	33
1456 Indian Lake Rd	0.70mi	3/2.0 (+1)	1,626 (-14%)	15mo	$300,000	$185	25

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $18,856
• Equity at exit: $59,477

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $123,731
• Equity at exit: $34,490

Cash invested: $111,692 (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: 90
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,850 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$261 /mo · $3,136/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,018
• Net cashflow: $1,312

Break-even live

Break-even rent $3,189

Max offer price $398,900

Occupancy floor 68%

Sensitivity live

Price	-10% $1,538	-5% $1,425	+0% $1,312	+5% $1,199	+10% $1,086
Rent	-10% $929	-5% $1,121	+0% $1,312	+5% $1,504	+10% $1,695
Rate	-1.0pp $1,513	-0.5pp $1,414	base $1,312	+0.5pp $1,209	+1.0pp $1,104

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: $99,725
• Closing costs: $11,967
• 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	$4,850	$2.44	0d	4	1.35mi

Listing history 30 events

1. 2026-06-21
   days on market $398,900 Active 304 DOM
2. 2026-06-18
   days on market $398,900 Active 301 DOM
3. 2026-06-17
   days on market $398,900 Active 300 DOM
4. 2026-06-16
   days on market $398,900 Active 299 DOM
5. 2026-06-15
   days on market $398,900 Active 298 DOM
6. 2026-06-13
   days on market $398,900 Active 296 DOM
7. 2026-06-09
   days on market $398,900 Active 292 DOM
8. 2026-06-08
   days on market $398,900 Active 291 DOM
9. 2026-06-07
   days on market $398,900 Active 290 DOM
10. 2026-06-04
    days on market $398,900 Active 287 DOM
11. 2026-06-03
    days on market $398,900 Active 286 DOM
12. 2026-06-02
    days on market $398,900 Active 285 DOM
13. 2026-06-01
    days on market $398,900 Active 284 DOM
14. 2026-05-31
    days on market $398,900 Active 283 DOM
15. 2026-04-29
    status Active 751-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

16. 2026-04-29
    status Active 755-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

17. 2026-04-02
    historical Accepting Backup Offers 751-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

18. 2026-04-02
    historical Active Under Contract 755-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

19. 2026-03-12
    price $398,900 751-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

20. 2026-03-12
    price $398,900 755-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

21. 2026-02-06
    price $405,000 751-char remark

    Show marketing remark (751 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision - adding even more future value to an already solid investment.

22. 2026-02-05
    price $405,000 755-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

23. 2026-01-08
    price $420,000 751-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

24. 2026-01-08
    price $420,000 755-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

25. 2025-08-22
    listed $425,000 Active 751-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

26. 2025-08-22
    listed $425,000 Active 755-char remark

    Show marketing remark (755 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision — adding even more future value to an already solid investment.

27. 2025-08-21
    historical $425,000 751-char remark

    Show marketing remark (751 chars)

    This thoughtfully custom-built raised ranch stands apart with quality craftsmanship and attention to detail throughout. Built with longevity and comfort in mind, the home features enhanced construction elements designed to provide durability, efficiency, and peace of mind for years to come. Offering 2 large bedrooms, including a private primary suite, 2.5 baths, soaring vaulted ceilings, and an open-concept layout, the home balances space and functionality beautifully. A dedicated office can easily serve as a third bedroom, and first-floor laundry adds everyday convenience. The 3-car garage offers generous storage, and the expansive unfinished basement is ready for your vision - adding even more future value to an already solid investment.

28. 2005-06-17
    historical
29. 2005-06-16
    listed $349,900
30. 1999-01-26
    soldstatus $38,000

ⓘ 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: $3,136 · $261/mo
• Projected year-2 tax: $4,640 · $387/mo
• Expected delta: +$1,504/yr (+$125/mo · 47.9%)

ⓘ 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: $58,200
• − Mortgage interest: −$22,345
• − Property taxes: −$3,136
• − Insurance: −$1,994
• − Repairs & maintenance: −$4,656
• − Management: −$4,656
• − Depreciation: −$11,604
• Taxable income: $9,809
• Est. tax owed @ 24.0%: −$2,354
• After-tax cash flow: $13,391/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 — Lake Orion

• Score: 80/100
• State rank: #77
• US rank: #1679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+949.7% since first listed

16 events — show timeline

• 2026-04-29 Relisted — MiRealSource-MiMLS
• 2026-04-29 Relisted — REALCOMP
• 2026-04-02 Contingent — MiRealSource-MiMLS
• 2026-04-02 Contingent — REALCOMP
• 2026-03-12 Price Changed $398,900 MiRealSource-MiMLS
• 2026-03-12 Price Changed $398,900 REALCOMP
• 2026-02-06 Price Changed $405,000 MiRealSource-MiMLS
• 2026-02-05 Price Changed $405,000 REALCOMP
• 2026-01-08 Price Changed $420,000 MiRealSource-MiMLS
• 2026-01-08 Price Changed $420,000 REALCOMP
• 2025-08-22 Listed $425,000 MiRealSource-MiMLS
• 2025-08-22 Listed $425,000 REALCOMP
• 2025-08-21 Coming Soon $425,000 MiRealSource-MiMLS
• 2005-06-17 Listing Removed — REALCOMP
• 2005-06-16 Listed $349,900 REALCOMP
• 1999-01-26 Sold (Public Records) $38,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $3,136 · -31.5% YoY. Source: county tax records.