1371 Winchcombe Dr · Auburn Hills, MI 48304

$299,900

3 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 5 Days on market

Built 1964 0.52 ac lot Est $309k · at est.

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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 +25.4/30.0
• ARV discount +8.9/15.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * All offers are due Monday, June 1, 2026 at 12:00PM. * * * Wonderful brick ranch in Bloomfield Hills with a spacious floor plan, cozy family room, full basement, and a stunning backyard oasis on a large, beautifully landscaped lot. Bright living room with a large picture window and crown molding flows into an open dining area featuring a chandelier and ceiling medallion. Roomy kitchen with wood cabinetry, ample counter space, and a window over the sink. Family room features hardwood floors, a beautiful brick fireplace, a sliding door to the back patio, and access to the attached two-car garage. Large primary bedroom includes an en suite full bath with retro pink tile. Second bedro

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1964

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Natural gas for heat and water heater
• Home design: Residential single-story home; Built in 1964; Entry-level primary living spaces; Frontage approximately 150 feet; Lot about 0.52 acres
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Fenced yard; Patio; Porch; Paved street

Interior

• Kitchen: Kitchen on the entry level (approx. 12 x 10); Dishwasher; Disposal; Microwave; Range/Oven
• Bedrooms: Three bedrooms on the entry level (approx. 15 x 12; 11 x 11; ~9')
• Bathrooms: Two full bathrooms on the entry level (bathroom sizes ~8 x 5 and ~8 x 7)
• Heating & cooling: Baseboard heating; Natural gas heating/fuel
• Interior features: Fireplace (family room, natural); Unfinished basement
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $693 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 9.1% 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: 128 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $221k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $299,900

Questions for the listing agent

1. Built in 1964 — 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: 1.13% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $309,379
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1371 Winchcombe Dr	0.00mi	3/2.0	1,603 (0%)	0mo	$315,000	$197	100
1299 Winchcombe Dr	0.17mi	3/2.0	1,589 (-1%)	5mo	$350,000	$220	87
1310 Winchcombe Dr	0.15mi	3/1.5	1,589 (-1%)	10mo	$390,000	$245	81
903 Coughlan St	0.30mi	3/2.0	1,667 (+4%)	19mo	$275,000	$165	63
575 S Briarvale Dr	0.54mi	3/1.5	1,484 (-7%)	1mo	$286,000	$193	60
3221 Bessie St	0.70mi	3/1.5	1,534 (-4%)	6mo	$305,000	$199	53
1530 Ashover Dr	0.36mi	3/2.0	1,827 (+14%)	10mo	$427,400	$234	52
306 Oakmont	0.67mi	2/2.0 (-1)	1,556 (-3%)	15mo	$235,000	$151	46
915 S Squirrel Rd	0.58mi	2/2.0 (-1)	1,489 (-7%)	15mo	$265,000	$178	44
3929 N Briarvale Rd	0.53mi	4/2.0 (+1)	1,726 (+8%)	22mo	$326,000	$189	39
225 Oakmont	0.73mi	3/2.0	1,496 (-7%)	20mo	$285,000	$191	38
295 Oakmont St	0.67mi	3/2.5	1,766 (+10%)	14mo	$285,500	$162	38

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-4,479
• Equity at exit: $44,716

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $52,880
• Equity at exit: $25,930

Cash invested: $83,972 (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 48304

• Active inventory: 128
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,375 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$276 /mo · $3,310/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $693

Break-even live

Break-even rent $2,498

Max offer price $299,900

Occupancy floor 74%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 South Blvd Bloomfield Hills, MI	2.0–3.0	2.0	1782	$4,250	$2.38	2d	1	0.67mi
920 Heritage Dr Bloomfield Township, MI	2.0	2.0	1804	$3,600	$2.00	2d	1	0.71mi
124 Optimist Auburn Hills, MI	2.0–3.0	2.0–2.5	1914	$3,535	$1.85	2d	9	1.17mi
192 Raleigh Ave Auburn Hills, MI	2.0	2.0	1700	$2,400	$1.41	44d	1	1.25mi
201 N Squirrel Rd Auburn Hills, MI	2.0–3.0	2.5–3.0	1475	$2,320	$1.57	2d	14	1.36mi
676 Sheffield Rd Auburn Hills, MI	3.0	1.5	1421	$2,495	$1.76	2d	1	1.40mi

Listing history 7 events

1. 2026-06-02
   statusdays on market $299,900 Pending 5 DOM
2. 2026-06-01
   days on market $299,900 Active 4 DOM
3. 2026-05-31
   days on market $299,900 Active 3 DOM
4. 2026-05-22
   historical $299,900
5. 2000-08-30
   soldstatus $221,000
6. 2000-08-07
   soldstatus $221,000
7. 2000-07-02
   listed $219,900

ⓘ 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: $3,310 · $276/mo
• Projected year-2 tax: $3,964 · $330/mo
• Expected delta: +$654/yr (+$55/mo · 19.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $40,501
• − Mortgage interest: −$16,799
• − Property taxes: −$3,310
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,240
• − Management: −$3,240
• − Depreciation: −$8,724
• Taxable income: $3,688
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $7,429/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

• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,387
• Household income: $143,204
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 85.0

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 (79%)
• Race & ethnicity: White 79% Asian 10% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · China, Canada, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Other Asian/Pacific 3%

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: ▼ -195.96%
• Current HPI: 160.6477
• Rent YoY: —
• 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

+36.4% since first listed

4 events — show timeline

• 2026-05-22 Coming Soon $299,900 MiRealSource-MiMLS
• 2000-08-30 Sold (Public Records) $221,000 Public Records
• 2000-08-07 Sold (MLS) $221,000 REALCOMP
• 2000-07-02 Listed $219,900 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $3,310 · +2.7% YoY. Source: county tax records.