101 Tebeau Ct · Auburn Hills, MI 48326

$134,900

1 bd · 1.0 ba · 432 sqft · SingleFamily public records · 19 Days on market

Built 1930 6,098 sqft lot Est $135k · 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 +20.3/30.0
• ARV discount +7.6/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location! This charming ranch in the heart of downtown Auburn Hills offers an exceptional opportunity for convenient, walkable living- just steps from shops, restaurants, parks, and the Clinton River Trail, and ideally located near Oakland University, Oakland Community College, the UWM campus, and Chrysler. Perfect for first-time buyers, downsizers, or investors, this home is thoughtfully sized for comfortable living while offering an affordable alternative to renting. Major updates have already been completed, including a new roof and furnace (2024), updated bathroom (2023), new plumbing (2023), and new washer and dryer (2023). The open-concept layout is filled with natural light and features a doorwall leading to the deck overlooking the spacious backyard- perfect for entertaining, pets, or a garden. Additional highlights include a large storage shed, basement storage, main floor laundry and all appliances included. Clean and move-in ready - just in time to enjoy summer in your new home.

Key facts

• Clinton river trail
• New furnace
• New plumbing

Tags

• CLINTON RIVER TRAIL
• NEW ROOF
• NEW FURNACE
• UPDATED BATHROOM
• NEW PLUMBING
• NEW WASHER

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 50 x 114.43 (0.14 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 3 total rooms; Unfinished basement; Basement present

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rents soft (-2.3%/yr); 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $933 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

• It's been on market 19 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.06% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $135,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Tebeau Ct	0.00mi	1/1.0	432 (0%)	0mo	$135,000	$313	100

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-14,985
• Equity at exit: $20,114

10-year hold

• IRR: -7.2%
• Equity multiple: 0.61×
• Total profit: $-14,858
• Equity at exit: $11,664

Cash invested: $37,772 (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 48326

• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$188 /mo · $2,262/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $173

Break-even live

Break-even rent $1,205

Max offer price $134,900

Occupancy floor 83%

Sensitivity live

Price	-10% $249	-5% $211	+0% $173	+5% $135	+10% $97
Rent	-10% $60	-5% $117	+0% $173	+5% $229	+10% $285
Rate	-1.0pp $241	-0.5pp $207	base $173	+0.5pp $138	+1.0pp $102

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3576 Marketplace Cir Rochester Hills, MI	—	1.0	300	$2,249	$7.50	4d	1	0.96mi

Listing history 17 events

1. 2026-05-13
   status Pending 1014-char remark

   Show marketing remark (1014 chars)

   Location, location! This charming ranch in the heart of downtown Auburn Hills offers an exceptional opportunity for convenient, walkable living- just steps from shops, restaurants, parks, and the Clinton River Trail, and ideally located near Oakland University, Oakland Community College, the UWM campus, and Chrysler. Perfect for first-time buyers, downsizers, or investors, this home is thoughtfully sized for comfortable living while offering an affordable alternative to renting. Major updates have already been completed, including a new roof and furnace (2024), updated bathroom (2023), new plumbing (2023), and new washer and dryer (2023). The open-concept layout is filled with natural light and features a doorwall leading to the deck overlooking the spacious backyard- perfect for entertaining, pets, or a garden. Additional highlights include a large storage shed, basement storage, main floor laundry and all appliances included. Clean and move-in ready - just in time to enjoy summer in your new home.

2. 2026-05-13
   status Pending

   Show marketing remark (1014 chars)

   Location, location! This charming ranch in the heart of downtown Auburn Hills offers an exceptional opportunity for convenient, walkable living- just steps from shops, restaurants, parks, and the Clinton River Trail, and ideally located near Oakland University, Oakland Community College, the UWM campus, and Chrysler. Perfect for first-time buyers, downsizers, or investors, this home is thoughtfully sized for comfortable living while offering an affordable alternative to renting. Major updates have already been completed, including a new roof and furnace (2024), updated bathroom (2023), new plumbing (2023), and new washer and dryer (2023). The open-concept layout is filled with natural light and features a doorwall leading to the deck overlooking the spacious backyard- perfect for entertaining, pets, or a garden. Additional highlights include a large storage shed, basement storage, main floor laundry and all appliances included. Clean and move-in ready - just in time to enjoy summer in your new home.

3. 2026-04-30
   historical Accepting Backup Offers 1014-char remark

   Show marketing remark (1014 chars)

   Location, location! This charming ranch in the heart of downtown Auburn Hills offers an exceptional opportunity for convenient, walkable living- just steps from shops, restaurants, parks, and the Clinton River Trail, and ideally located near Oakland University, Oakland Community College, the UWM campus, and Chrysler. Perfect for first-time buyers, downsizers, or investors, this home is thoughtfully sized for comfortable living while offering an affordable alternative to renting. Major updates have already been completed, including a new roof and furnace (2024), updated bathroom (2023), new plumbing (2023), and new washer and dryer (2023). The open-concept layout is filled with natural light and features a doorwall leading to the deck overlooking the spacious backyard- perfect for entertaining, pets, or a garden. Additional highlights include a large storage shed, basement storage, main floor laundry and all appliances included. Clean and move-in ready - just in time to enjoy summer in your new home.

4. 2026-04-30
   historical Active Under Contract

   Show marketing remark (1014 chars)

   Location, location! This charming ranch in the heart of downtown Auburn Hills offers an exceptional opportunity for convenient, walkable living- just steps from shops, restaurants, parks, and the Clinton River Trail, and ideally located near Oakland University, Oakland Community College, the UWM campus, and Chrysler. Perfect for first-time buyers, downsizers, or investors, this home is thoughtfully sized for comfortable living while offering an affordable alternative to renting. Major updates have already been completed, including a new roof and furnace (2024), updated bathroom (2023), new plumbing (2023), and new washer and dryer (2023). The open-concept layout is filled with natural light and features a doorwall leading to the deck overlooking the spacious backyard- perfect for entertaining, pets, or a garden. Additional highlights include a large storage shed, basement storage, main floor laundry and all appliances included. Clean and move-in ready - just in time to enjoy summer in your new home.

5. 2026-04-24
   listed $134,900 Active 1014-char remark

   Show marketing remark (1014 chars)

   Location, location! This charming ranch in the heart of downtown Auburn Hills offers an exceptional opportunity for convenient, walkable living- just steps from shops, restaurants, parks, and the Clinton River Trail, and ideally located near Oakland University, Oakland Community College, the UWM campus, and Chrysler. Perfect for first-time buyers, downsizers, or investors, this home is thoughtfully sized for comfortable living while offering an affordable alternative to renting. Major updates have already been completed, including a new roof and furnace (2024), updated bathroom (2023), new plumbing (2023), and new washer and dryer (2023). The open-concept layout is filled with natural light and features a doorwall leading to the deck overlooking the spacious backyard- perfect for entertaining, pets, or a garden. Additional highlights include a large storage shed, basement storage, main floor laundry and all appliances included. Clean and move-in ready - just in time to enjoy summer in your new home.

6. 2026-04-24
   listed $134,900 Active

   Show marketing remark (1014 chars)

   Location, location! This charming ranch in the heart of downtown Auburn Hills offers an exceptional opportunity for convenient, walkable living- just steps from shops, restaurants, parks, and the Clinton River Trail, and ideally located near Oakland University, Oakland Community College, the UWM campus, and Chrysler. Perfect for first-time buyers, downsizers, or investors, this home is thoughtfully sized for comfortable living while offering an affordable alternative to renting. Major updates have already been completed, including a new roof and furnace (2024), updated bathroom (2023), new plumbing (2023), and new washer and dryer (2023). The open-concept layout is filled with natural light and features a doorwall leading to the deck overlooking the spacious backyard- perfect for entertaining, pets, or a garden. Additional highlights include a large storage shed, basement storage, main floor laundry and all appliances included. Clean and move-in ready - just in time to enjoy summer in your new home.

7. 2024-03-02
   historical $995
8. 2024-02-14
   price $995
9. 2024-02-07
   listed $1,095
10. 2024-01-03
    soldstatus $85,000
11. 2023-12-22
    soldstatus $85,000 Sold 88-char remark

    Show marketing remark (88 chars)

    Location, location, location! Just a short block from downtown Auburn Hills! Great home.

12. 2023-12-22
    soldstatus $85,000 Closed

    Show marketing remark (88 chars)

    Location, location, location! Just a short block from downtown Auburn Hills! Great home.

13. 2023-12-16
    status Pending

    Show marketing remark (88 chars)

    Location, location, location! Just a short block from downtown Auburn Hills! Great home.

14. 2023-12-16
    status Pending 88-char remark

    Show marketing remark (88 chars)

    Location, location, location! Just a short block from downtown Auburn Hills! Great home.

15. 2023-12-13
    listed $85,000 Active 88-char remark

    Show marketing remark (88 chars)

    Location, location, location! Just a short block from downtown Auburn Hills! Great home.

16. 2023-12-13
    listed $85,000 Active

    Show marketing remark (88 chars)

    Location, location, location! Just a short block from downtown Auburn Hills! Great home.

17. 1990-07-01
    soldstatus $16,000

ⓘ 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: $2,262 · $188/mo
• Projected year-2 tax: $2,262 · $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 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: $17,089
• − Mortgage interest: −$7,556
• − Property taxes: −$2,262
• − Insurance: −$674
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,924
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $2,090/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

• Census place: Auburn Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,514
• Household income: $85,190
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 56% Asian 15% Black 11% Hispanic / Latino 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 6% Other Asian/Pacific 4%

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: ▼ -298.32%
• Current HPI: 178.7685
• Rent YoY: ▼ -2.27%
• 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

+743.1% since first listed

17 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-04-30 Contingent — MiRealSource-MiMLS
• 2026-04-30 Contingent — REALCOMP
• 2026-04-24 Listed $134,900 REALCOMP
• 2026-04-24 Listed $134,900 MiRealSource-MiMLS
• 2024-03-02 Rental Removed $995 REALCOMP
• 2024-02-14 Price Changed $995 REALCOMP
• 2024-02-07 Listed for Rent $1,095 REALCOMP
• 2024-01-03 Sold (Public Records) $85,000 Public Records
• 2023-12-22 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2023-12-22 Sold (MLS) $85,000 REALCOMP
• 2023-12-16 Pending — MiRealSource-MiMLS
• 2023-12-16 Pending — REALCOMP
• 2023-12-13 Listed $85,000 MiRealSource-MiMLS
• 2023-12-13 Listed $85,000 REALCOMP
• 1990-07-01 Sold (Public Records) $16,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,262 · +3.0% YoY. Source: county tax records.