8945 Minne Wanna Rd · Auburn Hills, MI 48348

$14,000

2 bd · 3.5 ba · 2,982 sqft · SingleFamily public records · 40 Days on market

Built 1987

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOODED WONDERLAND SURROUNDS THIS EXPANSIVE HOME W/ QUALITY BUILDING & PERKS/UPDATES. . 2ND FLOOR LAUNDRY, PRIVATE OFFICE OFF MASTER BEDROOM, MASTER W/ IN CLOSET WITH DUAL ACCESS TO BDROOM & BTHROOM. FULL WALL HEARTH IN FIN. W/ O BASEMENT EMANATES HEAT THRU OUT. NEW CARPET, INTERIOR PAINT, DUAL SINKS IN BATHROOMS, MORE SPACIOUS THEN THE SQ. FT. SHOWS. W/ O NOT INCLUDED IN SQ. FT TOTAL. VIEW DOC'S FOR DETAILS. 5 DAYS TO NEGOTIATOR, 45 DAYS TO CLOSE (PER BANK!)

Key facts

• Roof resealed
• Remodeled kitchen
• Swimming pool

Tags

• FRESHLY REPAINTED EXTERIOR
• ROOF RESEALED
• REMODELED KITCHEN
• UPDATED BATHROOM
• EXTENDED DRIVEWAY
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $14k (3.0% below list) — sets the bar for market timing.
• Cap rate 109.1% vs local median 3.7% 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.
• 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: 155 active listings in the ZIP; high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 15% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $97 of loan paydown is wiped out by about $420 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,580 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 11.72% ✓
• Cap rate: 109.12%
• Cash-on-cash: 367.24%
• DSCR: 17.34
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $417,480
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5005 Mohawk Ave	0.20mi	3/2.5 (+1)	2,821 (-5%)	12mo	$395,000	$140	63
4931 Huron Dr	0.14mi	3/2.0 (+1)	2,611 (-12%)	1mo	$375,000	$144	61
4995 Mohawk Ave	0.18mi	3/1.0 (+1)	2,828 (-5%)	8mo	$120,000	$42	61
8673 Mohican Dr Dr	0.32mi	3/2.5 (+1)	2,965 (-1%)	22mo	$458,000	$154	56
5108 O AW Wen SA Dr	0.30mi	3/2.5 (+1)	2,777 (-7%)	23mo	$372,000	$134	47

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: —
• Equity multiple: 19.92×
• Total profit: $74,163
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 42.60×
• Total profit: $163,066
• Equity at exit: $1,210

Cash invested: $3,920 (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 48348

• Active inventory: 155
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $1,200

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 22%

Sensitivity live

Price	-10% $1,209	-5% $1,204	+0% $1,200	+5% $1,195	+10% $1,190
Rent	-10% $1,070	-5% $1,135	+0% $1,200	+5% $1,264	+10% $1,329
Rate	-1.0pp $1,207	-0.5pp $1,203	base $1,200	+0.5pp $1,196	+1.0pp $1,192

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $14,000 Active 40 DOM
2. 2026-06-18
   days on market $14,000 Active 37 DOM
3. 2026-06-17
   days on market $14,000 Active 36 DOM
4. 2026-06-16
   days on market $14,000 Active 35 DOM
5. 2026-06-15
   days on market $14,000 Active 34 DOM
6. 2026-06-13
   days on market $14,000 Active 32 DOM
7. 2026-06-09
   days on market $14,000 Active 28 DOM
8. 2026-06-08
   days on market $14,000 Active 27 DOM
9. 2026-06-07
   days on market $14,000 Active 26 DOM
10. 2026-06-04
    days on market $14,000 Active 23 DOM
11. 2026-06-03
    days on market $14,000 Active 22 DOM
12. 2026-06-02
    days on market $14,000 Active 21 DOM
13. 2026-06-01
    days on market $14,000 Active 20 DOM
14. 2026-05-31
    days on market $14,000 Active 19 DOM
15. 2026-05-12
    listed $14,000 Active 1162-char remark
16. 2010-03-25
    soldstatus $155,000
17. 2010-02-25
    soldstatus $155,000 474-char remark

    Show marketing remark (474 chars)

    WOODED WONDERLAND SURROUNDS THIS EXPANSIVE HOME W/ QUALITY BUILDING & PERKS/UPDATES. . 2ND FLOOR LAUNDRY, PRIVATE OFFICE OFF MASTER BEDROOM, MASTER W/ IN CLOSET WITH DUAL ACCESS TO BDROOM & BTHROOM. FULL WALL HEARTH IN FIN. W/ O BASEMENT EMANATES HEAT THRU OUT. NEW CARPET, INTERIOR PAINT, DUAL SINKS IN BATHROOMS, MORE SPACIOUS THEN THE SQ. FT. SHOWS. W/ O NOT INCLUDED IN SQ. FT TOTAL. VIEW DOC'S FOR DETAILS. 5 DAYS TO NEGOTIATOR, 45 DAYS TO CLOSE (PER BANK!)

18. 2009-11-02
    historical
19. 2008-12-08
    listed $189,900 474-char remark

    Show marketing remark (474 chars)

    WOODED WONDERLAND SURROUNDS THIS EXPANSIVE HOME W/ QUALITY BUILDING & PERKS/UPDATES. . 2ND FLOOR LAUNDRY, PRIVATE OFFICE OFF MASTER BEDROOM, MASTER W/ IN CLOSET WITH DUAL ACCESS TO BDROOM & BTHROOM. FULL WALL HEARTH IN FIN. W/ O BASEMENT EMANATES HEAT THRU OUT. NEW CARPET, INTERIOR PAINT, DUAL SINKS IN BATHROOMS, MORE SPACIOUS THEN THE SQ. FT. SHOWS. W/ O NOT INCLUDED IN SQ. FT TOTAL. VIEW DOC'S FOR DETAILS. 5 DAYS TO NEGOTIATOR, 45 DAYS TO CLOSE (PER BANK!)

20. 2008-12-08
    listed $189,900

    Show marketing remark (474 chars)

    WOODED WONDERLAND SURROUNDS THIS EXPANSIVE HOME W/ QUALITY BUILDING & PERKS/UPDATES. . 2ND FLOOR LAUNDRY, PRIVATE OFFICE OFF MASTER BEDROOM, MASTER W/ IN CLOSET WITH DUAL ACCESS TO BDROOM & BTHROOM. FULL WALL HEARTH IN FIN. W/ O BASEMENT EMANATES HEAT THRU OUT. NEW CARPET, INTERIOR PAINT, DUAL SINKS IN BATHROOMS, MORE SPACIOUS THEN THE SQ. FT. SHOWS. W/ O NOT INCLUDED IN SQ. FT TOTAL. VIEW DOC'S FOR DETAILS. 5 DAYS TO NEGOTIATOR, 45 DAYS TO CLOSE (PER BANK!)

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% 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: $19,692
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$407
• Taxable income: $15,070
• Est. tax owed @ 24.0%: −$3,617
• After-tax cash flow: $10,779/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 — 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): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -275.65%
• Current HPI: 196.4302
• 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

-92.6% since first listed

6 events — show timeline

• 2026-05-12 Listed $14,000 FSBO.com
• 2010-03-25 Sold (Public Records) $155,000 Public Records
• 2010-02-25 Sold (MLS) $155,000 REALCOMP
• 2009-11-02 Listing Removed — MiRealSource-MiMLS
• 2008-12-08 Listed $189,900 MiRealSource-MiMLS
• 2008-12-08 Listed $189,900 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $4,443 · +3.8% YoY. Source: county tax records.