7186 Snow Apple Dr · Village of Clarkston, MI 48346

$289,900

4 bd · 1.5 ba · 1,438 sqft · SingleFamily public records · 4 Days on market

Built 1977 0.29 ac lot Est $326k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +12.2/30.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If a home's value could be determined by assigning a dollar value for each wonderful memory created there, few would be able to afford this wonderful quad-level with an excellent neighborhood setting, just 5 minutes to downtown Clarkston and I-75. First time on the market and owned and loved by the same family since 1977. Yes, much of the original decor still exists, but that just allows you to take a mental trip back in time for a bit, and call up some of your own favorite childhood memories. Despite the distinct colors of the 70's, this is a solid home that is waiting for its next family to make it their own. The floorplan offers 2 large living areas, including a spacious family room with a natural brick fireplace, entry level living room, which opens to the dining area and kitchen, a 4th bedroom or perfect home office in the lower level, across from the groovy (you'll agree!) 1/2 bath. There's an awesome 3-season room off the dining area, which will undoubtedly become one of the most popular rooms in the house. The unfinished basement is home to the laundry area, updated mechanicals and lots of great storage space. Thankfully, there's no nostalgia factor connected to the furnace (replaced in 2016) or the roof (replaced in 2018). The large backyard is mostly fenced and easily completed for your pets. Enjoy beach and boat launch access to all-sports, 137 acre Deer Lake, just minutes away, available for a fee to residents of Independence Township. Let this moment in time become YOUR first wonderful memory of 7186 Snow Apple Dr. !

Key facts

• Large backyard
• Updated mechanicals
• 3-season room

Tags

• SPACIOUS FAMILY ROOM
• NATURAL BRICK FIREPLACE
• 3-SEASON ROOM
• UPDATED MECHANICALS
• GREAT STORAGE SPACE
• LARGE BACKYARD

Property features AI

Finance

• Financial info: $2,543 annual tax amount
• HOA & community: Beach access and lake privileges (Deer Lake, fee may be required)

Exterior

• Parking: Attached garage with direct access; 2 garage spaces; Driveway; Garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Ground-level entry with steps; Brick and vinyl siding construction
• Construction: Block foundation
• Exterior features: Covered patio and porch; Porch; Patio; Back yard fencing; Fenced yard; Asphalt roof

Interior

• Kitchen: Dishwasher; Free‑standing electric oven; Free‑standing refrigerator; Microwave; Disposal
• Bedrooms: 10 total rooms (bedrooms not specifically listed)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Gas water heater; Disposal; Microwave; Wood-burning fireplace in family room; Lighting
• Laundry & utility: Washer hookup; Washer; Washer and gas dryer hookups; Dryer; Sump pump in unfinished full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-58 ($-694/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (21.6% below list).
• Recommended offer: $227k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.3% in Village of Clarkston — 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 79/100 on livability (#98 in MI, #2,255 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Clarkston Community School District (suburban): math 48% / reading 58% proficiency, ranked #69 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 146 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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 4 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.

Recommended offer $227,241 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.78% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $326,426
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6255 Clarkston Rd	0.28mi	3/1.0 (-1)	1,393 (-3%)	11mo	$282,500	$203	65
6927 Snow Apple Dr	0.33mi	4/1.5	1,323 (-8%)	11mo	$299,900	$227	62
6521 Northview Dr	0.43mi	3/2.5 (-1)	1,543 (+7%)	3mo	$383,000	$248	57
6300 Crab Apple St	0.37mi	3/1.0 (-1)	1,365 (-5%)	16mo	$247,750	$182	54
6161 Ascension St	0.35mi	3/1.5 (-1)	1,346 (-6%)	23mo	$254,000	$189	49
6657 Snow Apple Dr	0.60mi	3/2.0 (-1)	1,470 (+2%)	20mo	$340,000	$231	45
6588 Snow Apple Dr	0.67mi	3/1.5 (-1)	1,408 (-2%)	20mo	$320,000	$227	44
6516 E Church St	0.71mi	3/2.0 (-1)	1,298 (-10%)	2mo	$350,000	$270	42
6302 Church St	0.50mi	3/2.5 (-1)	1,339 (-7%)	21mo	$341,000	$255	39
6681 Pear Ln	0.57mi	3/1.5 (-1)	1,222 (-15%)	13mo	$320,000	$262	33
5981 Flemings Lake Rd	0.70mi	3/1.5 (-1)	1,574 (+10%)	19mo	$280,000	$178	31

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-55,836
• Equity at exit: $43,225

10-year hold

• IRR: -18.6%
• Equity multiple: 0.09×
• Total profit: $-73,661
• Equity at exit: $25,065

Cash invested: $81,172 (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 48346

• Rents YoY: 0.7%
• Active inventory: 146
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,272 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$212 /mo · $2,543/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-58

Break-even live

Break-even rent $2,346

Max offer price $279,687

Occupancy floor 98%

Sensitivity live

Price	-10% $106	-5% $24	+0% $-58	+5% $-140	+10% $-222
Rent	-10% $-237	-5% $-148	+0% $-58	+5% $32	+10% $122
Rate	-1.0pp $88	-0.5pp $16	base $-58	+0.5pp $-133	+1.0pp $-209

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-22
   status Pending 1555-char remark

   Show marketing remark (1555 chars)

   If a home's value could be determined by assigning a dollar value for each wonderful memory created there, few would be able to afford this wonderful quad-level with an excellent neighborhood setting, just 5 minutes to downtown Clarkston and I-75. First time on the market and owned and loved by the same family since 1977. Yes, much of the original decor still exists, but that just allows you to take a mental trip back in time for a bit, and call up some of your own favorite childhood memories. Despite the distinct colors of the 70's, this is a solid home that is waiting for its next family to make it their own. The floorplan offers 2 large living areas, including a spacious family room with a natural brick fireplace, entry level living room, which opens to the dining area and kitchen, a 4th bedroom or perfect home office in the lower level, across from the groovy (you'll agree!) 1/2 bath. There's an awesome 3-season room off the dining area, which will undoubtedly become one of the most popular rooms in the house. The unfinished basement is home to the laundry area, updated mechanicals and lots of great storage space. Thankfully, there's no nostalgia factor connected to the furnace (replaced in 2016) or the roof (replaced in 2018). The large backyard is mostly fenced and easily completed for your pets. Enjoy beach and boat launch access to all-sports, 137 acre Deer Lake, just minutes away, available for a fee to residents of Independence Township. Let this moment in time become YOUR first wonderful memory of 7186 Snow Apple Dr. !

2. 2026-05-22
   status Pending

   Show marketing remark (1555 chars)

   If a home's value could be determined by assigning a dollar value for each wonderful memory created there, few would be able to afford this wonderful quad-level with an excellent neighborhood setting, just 5 minutes to downtown Clarkston and I-75. First time on the market and owned and loved by the same family since 1977. Yes, much of the original decor still exists, but that just allows you to take a mental trip back in time for a bit, and call up some of your own favorite childhood memories. Despite the distinct colors of the 70's, this is a solid home that is waiting for its next family to make it their own. The floorplan offers 2 large living areas, including a spacious family room with a natural brick fireplace, entry level living room, which opens to the dining area and kitchen, a 4th bedroom or perfect home office in the lower level, across from the groovy (you'll agree!) 1/2 bath. There's an awesome 3-season room off the dining area, which will undoubtedly become one of the most popular rooms in the house. The unfinished basement is home to the laundry area, updated mechanicals and lots of great storage space. Thankfully, there's no nostalgia factor connected to the furnace (replaced in 2016) or the roof (replaced in 2018). The large backyard is mostly fenced and easily completed for your pets. Enjoy beach and boat launch access to all-sports, 137 acre Deer Lake, just minutes away, available for a fee to residents of Independence Township. Let this moment in time become YOUR first wonderful memory of 7186 Snow Apple Dr. !

3. 2026-05-18
   listed $289,900 Active

   Show marketing remark (1555 chars)

   If a home's value could be determined by assigning a dollar value for each wonderful memory created there, few would be able to afford this wonderful quad-level with an excellent neighborhood setting, just 5 minutes to downtown Clarkston and I-75. First time on the market and owned and loved by the same family since 1977. Yes, much of the original decor still exists, but that just allows you to take a mental trip back in time for a bit, and call up some of your own favorite childhood memories. Despite the distinct colors of the 70's, this is a solid home that is waiting for its next family to make it their own. The floorplan offers 2 large living areas, including a spacious family room with a natural brick fireplace, entry level living room, which opens to the dining area and kitchen, a 4th bedroom or perfect home office in the lower level, across from the groovy (you'll agree!) 1/2 bath. There's an awesome 3-season room off the dining area, which will undoubtedly become one of the most popular rooms in the house. The unfinished basement is home to the laundry area, updated mechanicals and lots of great storage space. Thankfully, there's no nostalgia factor connected to the furnace (replaced in 2016) or the roof (replaced in 2018). The large backyard is mostly fenced and easily completed for your pets. Enjoy beach and boat launch access to all-sports, 137 acre Deer Lake, just minutes away, available for a fee to residents of Independence Township. Let this moment in time become YOUR first wonderful memory of 7186 Snow Apple Dr. !

4. 2026-05-18
   listed $289,900 Active 1555-char remark

   Show marketing remark (1555 chars)

   If a home's value could be determined by assigning a dollar value for each wonderful memory created there, few would be able to afford this wonderful quad-level with an excellent neighborhood setting, just 5 minutes to downtown Clarkston and I-75. First time on the market and owned and loved by the same family since 1977. Yes, much of the original decor still exists, but that just allows you to take a mental trip back in time for a bit, and call up some of your own favorite childhood memories. Despite the distinct colors of the 70's, this is a solid home that is waiting for its next family to make it their own. The floorplan offers 2 large living areas, including a spacious family room with a natural brick fireplace, entry level living room, which opens to the dining area and kitchen, a 4th bedroom or perfect home office in the lower level, across from the groovy (you'll agree!) 1/2 bath. There's an awesome 3-season room off the dining area, which will undoubtedly become one of the most popular rooms in the house. The unfinished basement is home to the laundry area, updated mechanicals and lots of great storage space. Thankfully, there's no nostalgia factor connected to the furnace (replaced in 2016) or the roof (replaced in 2018). The large backyard is mostly fenced and easily completed for your pets. Enjoy beach and boat launch access to all-sports, 137 acre Deer Lake, just minutes away, available for a fee to residents of Independence Township. Let this moment in time become YOUR first wonderful memory of 7186 Snow Apple Dr. !

ⓘ 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: $2,543 · $212/mo
• Projected year-2 tax: $3,504 · $292/mo
• Expected delta: +$960/yr (+$80/mo · 37.8%)

ⓘ 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: $27,269
• − Mortgage interest: −$16,239
• − Property taxes: −$2,543
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$8,433
• Taxable loss: −$5,759
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $689/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: Clarkston Community School District
• NCES district ID: 2609900
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $79,317
• Composite: 48.04/100
• National rank: #2193
• State rank: #69 of 540 in MI

Livability — Village of Clarkston

• Score: 79/100
• State rank: #98
• US rank: #2255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,167
• Household income: $101,477
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 397.0

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% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -293.12%
• Current HPI: 184.0221
• Rent YoY: ▲ 0.71%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-18 Listed $289,900 REALCOMP
• 2026-05-18 Listed $289,900 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $2,543 · +4.1% YoY. Source: county tax records.