3192 Beechtree Ct · Orion, MI 48360

$139,000

2 bd · 1.0 ba · 882 sqft · Condo public records · 7 Days on market

Built 1984 $400/mo HOA · 30% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.1/10.0
• Cash flow +4.9/30.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This townhouse-style condo offers the perfect blend of low-maintenance living and convenience, with exclusive beach and lake privileges on beautiful all-sports Lake Voorheis. Move-in ready, this home features numerous recent updates, including a refrigerator and oven (2026), dishwasher, washer and dryer, and vinyl flooring (2025), plus a hot water heater (2024), newer carpet, fresh paint, and ceiling fans upstairs. The spacious living room offers plenty of room to relax or entertain, while the kitchen and dining area provide ample cabinet and counter space. Upstairs, the generously sized primary bedroom includes a walk-in closet. Conveniently located near major roadways, shopping, and dining. Monthly HOA dues include water, sewer, trash, snow removal, and lawn maintenance, making this home a great value and an excellent opportunity to enjoy simple, low-maintenance living.

Key facts

• Lake privileges
• Recent updates
• Walk-in closet

Tags

• BEACH PRIVILEGES
• LAKE PRIVILEGES
• RECENT UPDATES
• HOT WATER HEATER
• WALK-IN CLOSET
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee; HOA fee is $400 per month; HOA covers grounds maintenance, structure maintenance, sewer, trash and water; Community sidewalks; Association provides grounds maintenance

Exterior

• Parking: Attached, assigned garage; 1 garage space
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; Residential property; Two levels; Ground-level entry; Facing information not provided
• Construction: Aluminum siding; Asphalt roof; Slab foundation; Built area above grade: 882
• Exterior features: Covered porch; Porch; Beach access; Lake privileges; Paved road

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Private entrance; Lighting; 5 total rooms
• Laundry & utility: In-unit laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $139k.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (42.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (5.3% below list).
• Recommended offer: $80k (42.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: 82 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 $961 of loan paydown is wiped out by about $4k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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.
• Current owner paid $78k; list at $139k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $79,872 (42.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.32%
• DSCR: 0.54
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -34.6%
• Equity multiple: -0.12×
• Total profit: $-43,567
• Equity at exit: $20,725

10-year hold

• IRR: -42.5%
• Equity multiple: -0.65×
• Total profit: $-64,272
• Equity at exit: $12,018

Cash invested: $38,920 (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 48360

• Active inventory: 82
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$188 /mo · $2,259/yr
• Insurance: −$58
• HOA: −$400
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-335

Break-even live

Break-even rent $1,741

Max offer price $79,872

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-295	+0% $-335	+5% $-374	+10% $-413
Rent	-10% $-439	-5% $-387	+0% $-335	+5% $-283	+10% $-231
Rate	-1.0pp $-265	-0.5pp $-299	base $-335	+0.5pp $-371	+1.0pp $-407

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3355 Thornwood Trl Orion Twp, MI	1.0–2.0	1.0	613	$1,317	$2.15	0d	19	0.52mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: watersewertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $139,000 Active 7 DOM
2. 2026-06-17
   days on market $139,000 Active 6 DOM
3. 2026-06-16
   days on market $139,000 Active 5 DOM
4. 2026-06-15
   days on market $139,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $139,000 Active 2 DOM

ⓘ 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: $2,259 · $188/mo
• Projected year-2 tax: $2,259 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,804
• − Mortgage interest: −$7,786
• − Property taxes: −$2,259
• − Insurance: −$695
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − HOA: −$4,800
• − Depreciation: −$4,044
• Taxable loss: −$6,309
• Est. tax savings @ 24.0%: +$1,514
• After-tax cash flow: $-2,502/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 — Orion

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

Census & demographics

• City population: 10,401
• Population (ZIP): 12,250

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 8% Asian 8% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Other Asian/Pacific 3% Other Indo-European 3% Spanish 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: ▼ -226.18%
• Current HPI: 180.3844
• 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

+172.5% since first listed

28 events — show timeline

• 2026-06-12 Listed $139,000 MiRealSource-MiMLS
• 2026-06-12 Listed $139,000 REALCOMP
• 2026-06-10 Coming Soon $139,000 MiRealSource-MiMLS
• 2022-11-29 Listing Removed — MiRealSource-MiMLS
• 2022-11-29 Listing Removed — REALCOMP
• 2022-11-14 Price Changed $135,999 MiRealSource-MiMLS
• 2022-11-10 Price Changed $135,999 REALCOMP
• 2022-09-08 Price Changed $138,999 MiRealSource-MiMLS
• 2022-09-08 Price Changed $138,999 REALCOMP
• 2022-08-30 Price Changed $140,000 MiRealSource-MiMLS
• 2022-08-30 Price Changed $140,000 REALCOMP
• 2022-08-25 Listed $142,500 MiRealSource-MiMLS
• 2022-08-25 Listed $142,500 REALCOMP
• 2022-08-24 Coming Soon — MiRealSource-MiMLS
• 2022-08-24 Coming Soon — REALCOMP
• 2015-04-29 Sold (Public Records) $77,500 Public Records
• 2015-04-17 Sold (MLS) $77,500 MiRealSource-MiMLS
• 2015-04-17 Sold (MLS) $77,500 REALCOMP
• 2015-03-05 Pending — MiRealSource-MiMLS
• 2015-03-05 Listing Removed — REALCOMP
• 2015-02-16 Listed $79,000 MiRealSource-MiMLS
• 2015-02-16 Listed $79,000 REALCOMP
• 2003-09-30 Sold (Public Records) $108,500 Public Records
• 2003-09-12 Sold (MLS) $108,500 MiRealSource-MiMLS
• 2003-08-14 Listing Removed — MiRealSource-MiMLS
• 2003-06-02 Listed $107,000 MiRealSource-MiMLS
• 1998-06-23 Sold (Public Records) $81,700 Public Records
• 1992-04-22 Sold (Public Records) $51,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,259 · +2.7% YoY. Source: county tax records.