4555 Arrowhead Rd · West Bloomfield, MI 48323

$360,000

3 bd · 2.0 ba · 2,409 sqft · SingleFamily public records · 56 Days on market

Built 1958 1.08 ac lot $149/sqft · 18% below area Est $475k · 24% under $13/mo HOA

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

Key facts

• 1.08 acre lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (3.3% below list).
• Recommended offer: $348k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 138 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $11k 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 56 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $348,274 (3.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $475,478
• List price: $360,000
• Delta: -24.29%
• 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
5701 Tequesta Ct	0.55mi	4/2.5 (+1)	2,526 (+5%)	0mo	$450,000	$178	59
5429 Tequesta Dr	0.57mi	4/2.5 (+1)	2,487 (+3%)	4mo	$472,900	$190	58
4845 Arrowhead Rd	0.28mi	4/3.0 (+1)	2,585 (+7%)	17mo	$400,000	$155	51
5342 Par Valley Ct	0.56mi	4/2.5 (+1)	2,428 (+1%)	22mo	$460,000	$189	47
5387 Tequesta Dr	0.65mi	3/3.5	2,431 (+1%)	24mo	$470,000	$193	42

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-36,321
• Equity at exit: $53,677

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-3,275
• Equity at exit: $31,126

Cash invested: $100,800 (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 48323

• Active inventory: 138
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,483 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$355 /mo · $4,258/yr
• Insurance: −$150
• HOA: −$13
• Vacancy / Maint / Mgmt: −$731
• Net cashflow: $346

Break-even live

Break-even rent $3,045

Max offer price $360,000

Occupancy floor 85%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5590 Greenbriar Dr West Bloomfield, MI	4.0	3.5	3071	$3,200	$1.04	43d	1	1.04mi
5485 Hammersmith Dr West Bloomfield, MI	4.0	2.5	2402	$3,800	$1.58	1d	1	1.10mi
6350 Aldingbrooke Circle Rd N West Bloomfield, MI	1.0–3.0	1.0–3.0	1900	$3,360	$1.77	1d	24	1.29mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 49 events

1. 2026-06-18
   days on market $360,000 Active 56 DOM
2. 2026-06-17
   days on market $360,000 Active 55 DOM
3. 2026-06-16
   days on market $360,000 Active 54 DOM
4. 2026-06-15
   days on market $360,000 Active 53 DOM
5. 2026-06-13
   days on market $360,000 Active 51 DOM
6. 2026-06-13
   days on market $360,000 Active 50 DOM
7. 2026-06-09
   days on market $360,000 Active 47 DOM
8. 2026-06-08
   days on market $360,000 Active 46 DOM
9. 2026-06-07
   days on market $360,000 Active 45 DOM
10. 2026-06-04
    days on market $360,000 Active 42 DOM
11. 2026-06-03
    days on market $360,000 Active 41 DOM
12. 2026-06-02
    days on market $360,000 Active 40 DOM
13. 2026-06-01
    days on market $360,000 Active 39 DOM
14. 2026-05-31
    days on market $360,000 Active 38 DOM
15. 2026-05-11
    status Active 969-char remark

    Show marketing remark (969 chars)

    This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

16. 2026-05-11
    status Active 969-char remark

    Show marketing remark (969 chars)

    This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

17. 2026-05-11
    historical Accepting Backup Offers 969-char remark

    Show marketing remark (969 chars)

    This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

18. 2026-05-11
    historical Active Under Contract 969-char remark

    Show marketing remark (969 chars)

    This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

19. 2026-04-24
    listed $360,000 Active 969-char remark

    Show marketing remark (969 chars)

    This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

20. 2026-04-24
    listed $360,000 Active 969-char remark

    Show marketing remark (969 chars)

    This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

21. 2026-04-22
    historical $360,000 969-char remark

    Show marketing remark (969 chars)

    This unique tri-level home offers a spacious and functional layout with multiple living areas that flow naturally across three levels. The upper floor features large sleeping quarters with convenient access to a shared full bath, while the main level provides an open, connected space ideal for everyday living and gathering. Lower level has even more additional living area with nearby utility space and a half bath adds flexibility for relaxing or entertaining. The home presents a great opportunity for those looking to bring their own vision and updates, with plenty of potential to make it truly shine. Outside, the generous backyard extends into a wooded trail that, with a bit of attention, leads to a peaceful pond view creating a quiet, nature-filled setting to enjoy, along with West Bloomfield Woods Nature Preserve just around the corner including a private access to Woodpecker Lake you can enjoy all summer long; all this and more nestled on over an acre.

22. 2026-04-03
    historical
23. 2026-04-03
    historical
24. 2026-03-31
    listed $395,000 Active
25. 2026-03-31
    listed $395,000 Active
26. 2026-03-31
    historical
27. 2025-05-09
    historical
28. 2025-05-09
    historical
29. 2025-04-01
    price $339,500
30. 2025-03-31
    price $339,500
31. 2025-03-31
    historical
32. 2025-02-19
    listed $339,900 Active
33. 2025-02-19
    listed $339,900 Active
34. 2025-02-19
    listed $339,900 Active
35. 2025-02-19
    listed $339,900 Active
36. 2024-08-22
    historical
37. 2024-08-22
    historical
38. 2024-08-22
    historical
39. 2024-08-22
    historical
40. 2024-06-28
    listed $299,900 Active
41. 2024-06-28
    listed $299,900 Active
42. 2024-06-28
    listed $299,900 Active
43. 2024-06-28
    listed $299,900 Active
44. 2023-06-09
    status Pending
45. 2023-06-09
    status Pending
46. 2023-06-09
    historical
47. 2023-06-09
    historical
48. 2023-06-05
    listed $249,900 Active
49. 2023-06-03
    listed $249,900 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: $4,258 · $355/mo
• Projected year-2 tax: $4,901 · $408/mo
• Expected delta: +$643/yr (+$54/mo · 15.1%)

ⓘ 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 6 d/yr ≥96°F today · 13 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: $41,793
• − Mortgage interest: −$20,166
• − Property taxes: −$4,258
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,343
• − Management: −$3,343
• − HOA: −$156
• − Depreciation: −$10,473
• Taxable loss: −$1,747
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $4,567/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 — West Bloomfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 49,983
• Population (ZIP): 17,043

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 (77%)
• Race & ethnicity: White 77% Black 11% Asian 6% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Arab 8% Romanian 5% Scotch-Irish 4%
• Foreign-born: 21% · China, Canada, Guatemala
• Languages at home: 75% English-only · Arabic 7% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -210.13%
• Current HPI: 159.7383
• 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

+44.1% since first listed

35 events — show timeline

• 2026-05-11 Relisted — MiRealSource-MiMLS
• 2026-05-11 Relisted — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-04-24 Listed $360,000 MiRealSource-MiMLS
• 2026-04-24 Listed $360,000 REALCOMP
• 2026-04-22 Coming Soon $360,000 MiRealSource-MiMLS
• 2026-04-03 Listing Removed — REALCOMP
• 2026-04-03 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listed $395,000 MiRealSource-MiMLS
• 2026-03-31 Listed $395,000 REALCOMP
• 2026-03-31 Coming Soon — MiRealSource-MiMLS
• 2025-05-09 Listing Removed — MiRealSource-MiMLS
• 2025-05-09 Listing Removed — REALCOMP
• 2025-04-01 Price Changed $339,500 MiRealSource-MiMLS
• 2025-03-31 Price Changed $339,500 REALCOMP
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2025-02-19 Listed $339,900 MiRealSource-MiMLS
• 2025-02-19 Listed $339,900 REALCOMP
• 2025-02-19 Listed $339,900 REALCOMP
• 2025-02-19 Listed $339,900 MiRealSource-MiMLS
• 2024-08-22 Listing Removed — MiRealSource-MiMLS
• 2024-08-22 Listing Removed — MiRealSource-MiMLS
• 2024-08-22 Listing Removed — REALCOMP
• 2024-08-22 Listing Removed — REALCOMP
• 2024-06-28 Listed $299,900 MiRealSource-MiMLS
• 2024-06-28 Listed $299,900 MiRealSource-MiMLS
• 2024-06-28 Listed $299,900 REALCOMP
• 2024-06-28 Listed $299,900 REALCOMP
• 2023-06-09 Pending — MiRealSource-MiMLS
• 2023-06-09 Pending — REALCOMP
• 2023-06-09 Listing Removed — MiRealSource-MiMLS
• 2023-06-09 Listing Removed — REALCOMP
• 2023-06-05 Listed $249,900 REALCOMP
• 2023-06-03 Listed $249,900 MiRealSource-MiMLS

Property tax history

+3.8%/yr

Latest (2025): $4,258 · -22.5% YoY. Source: county tax records.