5357 Sashabaw Rd · Independence, MI 48346

$270,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 56 Days on market

Built 1955 0.32 ac lot $262/sqft · at area comps Est $271k · at est. ↓ 4% since listing

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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).

• Cash flow +12.6/30.0
• ARV discount +7.6/15.0
• Schools +4.8/10.0
• DSCR +3.7/10.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Clarkston Ranch – Move-In Ready! This beautifully refreshed three-bedroom ranch is full of charm and modern updates. Freshly painted with brand-new flooring throughout, the home offers a clean, bright, and inviting feel from the moment you step inside. The updated bathroom features a stylish walk-in shower, while the home provides ample storage space to keep everything organized. Major updates include a newer water heater (2019), a 3-year-old roof, and 3-year-old windows, along with updated light switches and outlets throughout. Step outside to enjoy the huge, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private space. A rare find, the property also includes a spacious three-car detached garage, offering plenty of room for vehicles, tools, or additional storage. Located within the highly sought-after Clarkston School District, this home combines comfort, convenience, and quality updates - ready for its next owner to move right in!

Key facts

• Ample storage space
• Newer water heater
• Walk-in shower

Tags

• UPDATED BATHROOM
• WALK-IN SHOWER
• AMPLE STORAGE SPACE
• NEWER WATER HEATER
• THREE-YEAR-OLD ROOF
• THREE-YEAR-OLD WINDOWS

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family home; One story; Ground-level entry
• Construction: Aluminum siding and brick exterior; Asphalt roof
• Exterior features: Paved road access; Lot roughly 50 x 183 (0.32 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-37 ($-442/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (23.7% below list).
• Recommended offer: $206k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 144 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 ($262k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,080 (23.7% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $270,635
• List price: $270,000
• Delta: -0.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5235 Drayton Rd	0.16mi	3/1.0	1,044 (+1%)	6mo	$290,000	$278	86
5241 Drayton Rd	0.15mi	3/1.5	1,044 (+1%)	7mo	$242,900	$233	83
5159 Sashabaw Rd	0.22mi	3/1.0	986 (-4%)	8mo	$265,000	$269	76
4640 Independence Drive Dr	0.51mi	3/1.0	1,035 (+0%)	6mo	$300,000	$290	70
4340 Elmdale Ave	0.53mi	3/1.0	988 (-4%)	1mo	$251,000	$254	67
4916 Rioview Dr	0.58mi	3/1.0	1,036 (+0%)	6mo	$280,000	$270	67
4535 Pinedale Ave	0.58mi	3/1.0	1,035 (+0%)	7mo	$250,000	$242	67
4730 Pinedale Ave	0.60mi	3/1.0	1,035 (+0%)	6mo	$255,000	$246	67
4953 Rioview Dr	0.63mi	3/1.0	1,036 (+0%)	6mo	$235,000	$227	65
4736 Summerhill Dr	0.74mi	3/1.5	1,036 (+0%)	6mo	$270,000	$261	58
4694 High St	0.69mi	2/1.0 (-1)	1,100 (+7%)	3mo	$200,000	$182	50
5698 Everest Dr	0.72mi	3/1.5	1,176 (+14%)	6mo	$331,000	$281	36

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: -19.6%
• Equity multiple: 0.33×
• Total profit: $-50,833
• Equity at exit: $40,258

10-year hold

• IRR: -17.5%
• Equity multiple: 0.13×
• Total profit: $-65,857
• Equity at exit: $23,345

Cash invested: $75,600 (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 48346

• Rents YoY: 0.7%
• Active inventory: 144
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,061 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-37

Break-even live

Break-even rent $2,107

Max offer price $263,490

Occupancy floor 97%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5801 Bridgewater Dr Clarkston, MI	1.0–3.0	1.0–2.0	950	$1,799	$1.89	2d	5	0.36mi
5800 Deepwood Ct Clarkston, MI	1.0–2.0	1.0–2.0	964	$2,991	$3.10	2d	15	0.54mi
136 S River Dr Independence Township, MI	2.0	2.0	1056	$1,350	$1.28	2d	1	1.39mi
1 Fay St Independence Township, MI	2.0	2.0	1000	$1,150	$1.15	5d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $270,000 Active 56 DOM
2. 2026-06-17
   days on market $270,000 Active 55 DOM
3. 2026-06-16
   days on market $270,000 Active 54 DOM
4. 2026-06-15
   days on market $270,000 Active 53 DOM
5. 2026-06-13
   days on market $270,000 Active 51 DOM
6. 2026-06-09
   pricedays on market $270,000 Active 47 DOM

   Show marketing remark (1006 chars)

   Updated Clarkston Ranch – Move-In Ready! This beautifully refreshed three-bedroom ranch is full of charm and modern updates. Freshly painted with brand-new flooring throughout, the home offers a clean, bright, and inviting feel from the moment you step inside. The updated bathroom features a stylish walk-in shower, while the home provides ample storage space to keep everything organized. Major updates include a newer water heater (2019), a 3-year-old roof, and 3-year-old windows, along with updated light switches and outlets throughout. Step outside to enjoy the huge, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private space. A rare find, the property also includes a spacious three-car detached garage, offering plenty of room for vehicles, tools, or additional storage. Located within the highly sought-after Clarkston School District, this home combines comfort, convenience, and quality updates - ready for its next owner to move right in!

7. 2026-06-08
   days on market $277,000 Active 46 DOM
8. 2026-06-07
   days on market $277,000 Active 45 DOM
9. 2026-06-04
   days on market $277,000 Active 42 DOM
10. 2026-06-03
    days on market $277,000 Active 41 DOM
11. 2026-06-02
    days on market $277,000 Active 40 DOM
12. 2026-06-01
    days on market $277,000 Active 39 DOM
13. 2026-05-31
    days on market $277,000 Active 38 DOM
14. 2026-05-12
    status Active 1002-char remark
15. 2026-05-11
    historical 1002-char remark
16. 2026-04-23
    listed $282,000 Active 1002-char remark

    Show marketing remark (1006 chars)

    Updated Clarkston Ranch – Move-In Ready! This beautifully refreshed three-bedroom ranch is full of charm and modern updates. Freshly painted with brand-new flooring throughout, the home offers a clean, bright, and inviting feel from the moment you step inside. The updated bathroom features a stylish walk-in shower, while the home provides ample storage space to keep everything organized. Major updates include a newer water heater (2019), a 3-year-old roof, and 3-year-old windows, along with updated light switches and outlets throughout. Step outside to enjoy the huge, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private space. A rare find, the property also includes a spacious three-car detached garage, offering plenty of room for vehicles, tools, or additional storage. Located within the highly sought-after Clarkston School District, this home combines comfort, convenience, and quality updates - ready for its next owner to move right in!

17. 2026-04-23
    listed $282,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    Updated Clarkston Ranch – Move-In Ready! This beautifully refreshed three-bedroom ranch is full of charm and modern updates. Freshly painted with brand-new flooring throughout, the home offers a clean, bright, and inviting feel from the moment you step inside. The updated bathroom features a stylish walk-in shower, while the home provides ample storage space to keep everything organized. Major updates include a newer water heater (2019), a 3-year-old roof, and 3-year-old windows, along with updated light switches and outlets throughout. Step outside to enjoy the huge, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private space. A rare find, the property also includes a spacious three-car detached garage, offering plenty of room for vehicles, tools, or additional storage. Located within the highly sought-after Clarkston School District, this home combines comfort, convenience, and quality updates - ready for its next owner to move right in!

ⓘ 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: $1,638 · $136/mo
• Projected year-2 tax: $2,898 · $241/mo
• Expected delta: +$1,260/yr (+$105/mo · 76.9%)

ⓘ 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: $24,730
• − Mortgage interest: −$15,124
• − Property taxes: −$1,638
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$7,855
• Taxable loss: −$5,194
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $804/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 — Independence

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

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

-4.3% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $270,000 MiRealSource-MiMLS
• 2026-06-09 Price Changed $270,000 REALCOMP
• 2026-05-21 Price Changed $277,000 MiRealSource-MiMLS
• 2026-05-21 Price Changed $277,000 REALCOMP
• 2026-05-12 Relisted — REALCOMP
• 2026-05-11 Listing Removed — REALCOMP
• 2026-04-23 Listed $282,000 REALCOMP
• 2026-04-23 Listed $282,000 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $1,638 · +4.1% YoY. Source: county tax records.