8360 Arlis St · Wolverine Lake, MI 48382

$325,000

2 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 13 Days on market

Built 1987 0.37 ac lot $162/sqft · 13% below area Est $375k · 13% under

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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 +22.7/30.0
• ARV discount +13.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED! Location, location, location! Beautiful bi-level home ideally situated across from Lower Straits Lake, with lake access available through a nearby community parcel. Located within the highly regarded Walled Lake School District, this spacious home offers 5 bedrooms, 2 full bathrooms, and an attached garage - providing plenty of room for family, guests, or a home office. The upper level features hardwood flooring throughout, while the lower level offers newer carpeting for added comfort. Enjoy the peaceful setting from the expansive back deck overlooking a large lot that backs to a tranquil pond, creating the perfect backdrop for relaxing evenings or outdoor entertaining. All appliances are included - even the riding mower - making this home truly move-in ready. With its desirable location, generous living space, scenic views, and convenient lake access, this is an exceptional opportunity you won't want to miss. Just bring your toothbrush and move right in!

Key facts

• Hardwood flooring
• Newer carpeting
• Large lot

Tags

• LAKE ACCESS
• EXPANSIVE BACK DECK
• LARGE LOT
• TRANQUIL POND
• HARDWOOD FLOORING
• NEWER CARPETING

Property features AI

Finance

• Other: Subdivision: LAKESIDE; Directions: Take left off Union Lake Road; Cross street: South of Commerce and West of Union Lake

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Garage faces side
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Two levels; Mid-level entry with steps
• Construction: Wood siding; Asphalt roof; Slab foundation; Built area above grade: 2,000 (square feet)
• Exterior features: Deck; Back yard fence; Paved road access; Located on Lower Straits water body

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Microwave; Dishwasher; Disposal
• Bedrooms: 9 total rooms (bedroom count not separately listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Dishwasher; Disposal; Water purifier (owned)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Cap rate 8.3% vs local median 3.3% in Wolverine Lake — 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 73/100 on livability (#204 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• 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.
• Zoned schools: Keith Elementary School (math 55% / reading 63%, grade B-, #224 of 1,397 statewide, top 16%, 540 students, 23% FRL); Clifford H Smart Middle School (math 43% / reading 61%, grade C+, #95 of 493 statewide, top 20%, 934 students, 22% FRL); Walled Lake Northern High School (math 59% / reading 78%, grade B, #41 of 713 statewide, top 6%, 1,485 students, 19% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 179 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 $2k of loan paydown is wiped out by about $10k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 30y 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 $138k; list at $325k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $325,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $375,175
• List price: $325,000
• Delta: -6.71%
• 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
8241 Lake Pine Dr	0.37mi	3/2.5 (+1)	2,000 (-0%)	14mo	$432,200	$216	64
2920 Pinto Dr	0.53mi	3/1.0 (+1)	2,100 (+5%)	12mo	$312,000	$149	48
2784 Red Arrow Dr	0.55mi	3/1.5 (+1)	1,891 (-6%)	12mo	$279,900	$148	48
8736 Ringwood Dr	0.69mi	3/1.5 (+1)	2,072 (+4%)	9mo	$318,000	$153	48
7890 Bywater	0.50mi	3/1.5 (+1)	2,136 (+7%)	13mo	$380,000	$178	48
3178 Winterberry Dr	0.70mi	3/1.5 (+1)	1,947 (-3%)	10mo	$433,500	$223	47
8656 War Bonnet Dr	0.72mi	3/1.5 (+1)	2,122 (+6%)	5mo	$375,000	$177	45
8612 Palomino Dr	0.41mi	3/1.5 (+1)	1,796 (-10%)	14mo	$347,000	$193	45
2675 Massena St	0.61mi	3/2.0 (+1)	1,701 (-15%)	10mo	$250,000	$147	34
9045 Commerce Rd	0.75mi	3/2.5 (+1)	2,174 (+9%)	14mo	$650,000	$299	32
2646 Pinto Dr	0.71mi	3/1.5 (+1)	1,751 (-12%)	9mo	$350,000	$200	31
2760 Orenda St	0.60mi	3/1.5 (+1)	1,724 (-14%)	20mo	$302,500	$175	25

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-17,273
• Equity at exit: $48,459

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $30,335
• Equity at exit: $28,100

Cash invested: $91,000 (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 48382

• Active inventory: 179
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$210 /mo · $2,526/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $557

Break-even live

Break-even rent $2,595

Max offer price $325,000

Occupancy floor 78%

Sensitivity live

Price	-10% $741	-5% $649	+0% $557	+5% $465	+10% $373
Rent	-10% $296	-5% $426	+0% $557	+5% $687	+10% $817
Rate	-1.0pp $720	-0.5pp $639	base $557	+0.5pp $473	+1.0pp $387

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 Addison Cir Walled Lake, MI	3.0	2.5	1883	$3,300	$1.75	13d	1	1.43mi

Listing history 25 events

1. 2026-06-21
   days on market $325,000 Active 13 DOM
2. 2026-06-18
   days on market $325,000 Active 10 DOM
3. 2026-06-17
   days on market $325,000 Active 9 DOM
4. 2026-06-16
   days on market $325,000 Active 8 DOM
5. 2026-06-15
   days on market $325,000 Active 7 DOM
6. 2026-06-13
   days on market $325,000 Active 5 DOM
7. 2026-06-13
   days on market $325,000 Active 4 DOM
8. 2026-06-08
   pricedays on marketlisting id $325,000 Active 1 DOM

   Show marketing remark (984 chars)

   JUST REDUCED! Location, location, location! Beautiful bi-level home ideally situated across from Lower Straits Lake, with lake access available through a nearby community parcel. Located within the highly regarded Walled Lake School District, this spacious home offers 5 bedrooms, 2 full bathrooms, and an attached garage - providing plenty of room for family, guests, or a home office. The upper level features hardwood flooring throughout, while the lower level offers newer carpeting for added comfort. Enjoy the peaceful setting from the expansive back deck overlooking a large lot that backs to a tranquil pond, creating the perfect backdrop for relaxing evenings or outdoor entertaining. All appliances are included - even the riding mower - making this home truly move-in ready. With its desirable location, generous living space, scenic views, and convenient lake access, this is an exceptional opportunity you won't want to miss. Just bring your toothbrush and move right in!

9. 2026-06-07
   days on market $350,000 Active 52 DOM
10. 2026-06-04
    days on market $350,000 Active 49 DOM
11. 2026-06-03
    days on market $350,000 Active 48 DOM
12. 2026-06-02
    days on market $350,000 Active 47 DOM
13. 2026-06-01
    days on market $350,000 Active 46 DOM
14. 2026-05-31
    days on market $350,000 Active 45 DOM
15. 2026-04-26
    price $350,000 693-char remark
16. 2026-04-26
    price $350,000 710-char remark
17. 2026-04-17
    listed $380,000 Active 693-char remark
18. 2026-04-17
    listed $380,000 Active 710-char remark
19. 2026-04-16
    historical $380,000 693-char remark
20. 1996-07-29
    soldstatus $138,000
21. 1996-07-17
    soldstatus $138,000
22. 1996-06-06
    listed $139,900
23. 1996-06-06
    historical
24. 1996-05-22
    listed $139,900
25. 1992-11-17
    soldstatus $120,000

ⓘ 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: $2,526 · $210/mo
• Projected year-2 tax: $3,765 · $314/mo
• Expected delta: +$1,240/yr (+$103/mo · 49.1%)

ⓘ 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 7 d/yr ≥96°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: $39,600
• − Mortgage interest: −$18,205
• − Property taxes: −$2,526
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$9,455
• Taxable income: $1,454
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $6,332/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 — Wolverine Lake

• Score: 73/100
• State rank: #204
• US rank: #5186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,550

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% Arabic 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: ▼ -265.18%
• Current HPI: 202.3058
• 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

+170.8% since first listed

14 events — show timeline

• 2026-06-08 Listed $325,000 REALCOMP
• 2026-06-08 Listing Removed — MiRealSource-MiMLS
• 2026-06-08 Listed $325,000 MiRealSource-MiMLS
• 2026-04-26 Price Changed $350,000 MiRealSource-MiMLS
• 2026-04-26 Price Changed $350,000 REALCOMP
• 2026-04-17 Listed $380,000 MiRealSource-MiMLS
• 2026-04-17 Listed $380,000 REALCOMP
• 2026-04-16 Coming Soon — MiRealSource-MiMLS
• 1996-07-29 Sold (Public Records) $138,000 Public Records
• 1996-07-17 Sold (MLS) $138,000 REALCOMP
• 1996-06-06 Listing Removed — REALCOMP
• 1996-06-06 Listed $139,900 REALCOMP
• 1996-05-22 Listed $139,900 REALCOMP
• 1992-11-17 Sold (Public Records) $120,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,526 · +4.0% YoY. Source: county tax records.