9630 Round Lake Blvd · Wolverine Lake, MI 48386

$199,000

2 bd · 1.0 ba · 1,099 sqft · SingleFamily public records · 7 Days on market

Built 1927 0.28 ac lot Est $248k · 20% 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 +15.9/30.0
• ARV discount +15.0/15.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• 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

* * OFFER DEADLINE-Tuesday 4/7 at 6:00 pm. Multiple offers received. Oakland County All-Sports Lakefront cottage at an amazing price. Discover an unparalleled opportunity in this quaint Round Lake community in White Lake! This charming, lakefront bungalow is renovation ready and offers over 100 feet of lake frontage on a rare, double lot. Enjoy maximum privacy, as the property has a neighbor on only one side and is situated next to a small canal. This home is the ultimate fixer-upper, an investor's dream or perfect canvas to realize your personal lakefront vision. The home currently features three bedrooms and one bathroom. Upstairs, you'll find two bedrooms and a huge loft that offers breathtaking lake views and flexible space, while the enclosed porch is heated for expanded living space. Additional features include an oversized shed with workshop, and the home is located in the highly regarded Walled Lake School District. While currently on septic, neighborhood sewers are being installed, adding significant value. This property is in need of a renovation or restoration, providing you with the chance to customize it to your exact lifestyle - whether as a year-round residence, a second home, or a lucrative vacation rental. Condition of the well and septic are unknown. Embrace the chance to build immediate equity in this rare setting with expansive lake access. Sale subject to probate court approval-estate sale. Priced to sell, this won't last! Call today for your private showing.

Key facts

• 0.28 acre lot
• Built 1927
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (4.0% below list).
• Recommended offer: $191k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% 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: schools D, amenities F, commute 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.
• Market conditions: 145 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 $1k of loan paydown is wiped out by about $6k 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.
• 4 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,981 (4.0% below list)

Questions for the listing agent

1. Built in 1927 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $248,374
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9548 Roundlake Blvd NE	0.08mi	2/1.0	1,109 (+1%)	6mo	$320,000	$289	90
1400 Orchard St	0.13mi	2/1.5	1,170 (+6%)	7mo	$257,500	$220	75
9439 Garforth Dr	0.41mi	2/1.0	1,000 (-9%)	2mo	$150,000	$150	64
9243 Locustwood Dr	0.42mi	2/1.0	1,018 (-7%)	9mo	$202,000	$198	61
945 Olreana Rd	0.56mi	3/1.5 (+1)	1,058 (-4%)	1mo	$230,000	$217	60
8991 Lakeview Dr	0.68mi	3/1.0 (+1)	1,099 (0%)	5mo	$286,000	$260	60
9526 Cedar Island Rd	0.39mi	3/1.0 (+1)	1,000 (-9%)	5mo	$215,000	$215	57
888 Mallock Rd	0.62mi	2/2.0	1,128 (+3%)	11mo	$255,000	$226	53
9495 Garforth Dr	0.44mi	3/1.0 (+1)	1,224 (+11%)	7mo	$359,900	$294	50
9128 Hickorywood Dr	0.54mi	3/1.0 (+1)	970 (-12%)	8mo	$235,000	$242	43
9475 Beechcrest Dr	0.62mi	2/1.5	1,258 (+14%)	12mo	$300,000	$238	35
9145 Mandon Rd	0.71mi	3/1.0 (+1)	940 (-14%)	9mo	$165,000	$176	30

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-26,261
• Equity at exit: $29,672

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-15,012
• Equity at exit: $17,206

Cash invested: $55,720 (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 48386

• Active inventory: 145
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$289 /mo · $3,470/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $93

Break-even live

Break-even rent $1,792

Max offer price $199,000

Occupancy floor 90%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8020 Wadi White Lake, MI	2.0	2.0	1352	$2,512	$1.86	1d	16	1.44mi

Listing history 15 events

1. 2026-04-09
   status Pending 1505-char remark

   Show marketing remark (1505 chars)

   * * OFFER DEADLINE-Tuesday 4/7 at 6:00 pm. Multiple offers received. Oakland County All-Sports Lakefront cottage at an amazing price. Discover an unparalleled opportunity in this quaint Round Lake community in White Lake! This charming, lakefront bungalow is renovation ready and offers over 100 feet of lake frontage on a rare, double lot. Enjoy maximum privacy, as the property has a neighbor on only one side and is situated next to a small canal. This home is the ultimate fixer-upper, an investor's dream or perfect canvas to realize your personal lakefront vision. The home currently features three bedrooms and one bathroom. Upstairs, you'll find two bedrooms and a huge loft that offers breathtaking lake views and flexible space, while the enclosed porch is heated for expanded living space. Additional features include an oversized shed with workshop, and the home is located in the highly regarded Walled Lake School District. While currently on septic, neighborhood sewers are being installed, adding significant value. This property is in need of a renovation or restoration, providing you with the chance to customize it to your exact lifestyle - whether as a year-round residence, a second home, or a lucrative vacation rental. Condition of the well and septic are unknown. Embrace the chance to build immediate equity in this rare setting with expansive lake access. Sale subject to probate court approval-estate sale. Priced to sell, this won't last! Call today for your private showing.

2. 2026-04-09
   status Pending

   Show marketing remark (1505 chars)

   * * OFFER DEADLINE-Tuesday 4/7 at 6:00 pm. Multiple offers received. Oakland County All-Sports Lakefront cottage at an amazing price. Discover an unparalleled opportunity in this quaint Round Lake community in White Lake! This charming, lakefront bungalow is renovation ready and offers over 100 feet of lake frontage on a rare, double lot. Enjoy maximum privacy, as the property has a neighbor on only one side and is situated next to a small canal. This home is the ultimate fixer-upper, an investor's dream or perfect canvas to realize your personal lakefront vision. The home currently features three bedrooms and one bathroom. Upstairs, you'll find two bedrooms and a huge loft that offers breathtaking lake views and flexible space, while the enclosed porch is heated for expanded living space. Additional features include an oversized shed with workshop, and the home is located in the highly regarded Walled Lake School District. While currently on septic, neighborhood sewers are being installed, adding significant value. This property is in need of a renovation or restoration, providing you with the chance to customize it to your exact lifestyle - whether as a year-round residence, a second home, or a lucrative vacation rental. Condition of the well and septic are unknown. Embrace the chance to build immediate equity in this rare setting with expansive lake access. Sale subject to probate court approval-estate sale. Priced to sell, this won't last! Call today for your private showing.

3. 2026-04-03
   listed $199,000 Active 1505-char remark

   Show marketing remark (1505 chars)

   * * OFFER DEADLINE-Tuesday 4/7 at 6:00 pm. Multiple offers received. Oakland County All-Sports Lakefront cottage at an amazing price. Discover an unparalleled opportunity in this quaint Round Lake community in White Lake! This charming, lakefront bungalow is renovation ready and offers over 100 feet of lake frontage on a rare, double lot. Enjoy maximum privacy, as the property has a neighbor on only one side and is situated next to a small canal. This home is the ultimate fixer-upper, an investor's dream or perfect canvas to realize your personal lakefront vision. The home currently features three bedrooms and one bathroom. Upstairs, you'll find two bedrooms and a huge loft that offers breathtaking lake views and flexible space, while the enclosed porch is heated for expanded living space. Additional features include an oversized shed with workshop, and the home is located in the highly regarded Walled Lake School District. While currently on septic, neighborhood sewers are being installed, adding significant value. This property is in need of a renovation or restoration, providing you with the chance to customize it to your exact lifestyle - whether as a year-round residence, a second home, or a lucrative vacation rental. Condition of the well and septic are unknown. Embrace the chance to build immediate equity in this rare setting with expansive lake access. Sale subject to probate court approval-estate sale. Priced to sell, this won't last! Call today for your private showing.

4. 2026-04-03
   listed $199,000 Active

   Show marketing remark (1505 chars)

   * * OFFER DEADLINE-Tuesday 4/7 at 6:00 pm. Multiple offers received. Oakland County All-Sports Lakefront cottage at an amazing price. Discover an unparalleled opportunity in this quaint Round Lake community in White Lake! This charming, lakefront bungalow is renovation ready and offers over 100 feet of lake frontage on a rare, double lot. Enjoy maximum privacy, as the property has a neighbor on only one side and is situated next to a small canal. This home is the ultimate fixer-upper, an investor's dream or perfect canvas to realize your personal lakefront vision. The home currently features three bedrooms and one bathroom. Upstairs, you'll find two bedrooms and a huge loft that offers breathtaking lake views and flexible space, while the enclosed porch is heated for expanded living space. Additional features include an oversized shed with workshop, and the home is located in the highly regarded Walled Lake School District. While currently on septic, neighborhood sewers are being installed, adding significant value. This property is in need of a renovation or restoration, providing you with the chance to customize it to your exact lifestyle - whether as a year-round residence, a second home, or a lucrative vacation rental. Condition of the well and septic are unknown. Embrace the chance to build immediate equity in this rare setting with expansive lake access. Sale subject to probate court approval-estate sale. Priced to sell, this won't last! Call today for your private showing.

5. 2026-04-01
   historical $199,000 1505-char remark

   Show marketing remark (1505 chars)

   * * OFFER DEADLINE-Tuesday 4/7 at 6:00 pm. Multiple offers received. Oakland County All-Sports Lakefront cottage at an amazing price. Discover an unparalleled opportunity in this quaint Round Lake community in White Lake! This charming, lakefront bungalow is renovation ready and offers over 100 feet of lake frontage on a rare, double lot. Enjoy maximum privacy, as the property has a neighbor on only one side and is situated next to a small canal. This home is the ultimate fixer-upper, an investor's dream or perfect canvas to realize your personal lakefront vision. The home currently features three bedrooms and one bathroom. Upstairs, you'll find two bedrooms and a huge loft that offers breathtaking lake views and flexible space, while the enclosed porch is heated for expanded living space. Additional features include an oversized shed with workshop, and the home is located in the highly regarded Walled Lake School District. While currently on septic, neighborhood sewers are being installed, adding significant value. This property is in need of a renovation or restoration, providing you with the chance to customize it to your exact lifestyle - whether as a year-round residence, a second home, or a lucrative vacation rental. Condition of the well and septic are unknown. Embrace the chance to build immediate equity in this rare setting with expansive lake access. Sale subject to probate court approval-estate sale. Priced to sell, this won't last! Call today for your private showing.

6. 2026-03-27
   status Pending
7. 2026-03-27
   historical
8. 2025-12-19
   status Pending
9. 2025-12-19
   status Pending
10. 2025-12-11
    historical
11. 2025-12-11
    historical
12. 2025-12-11
    historical
13. 2025-12-04
    listed $199,000 Active
14. 2025-12-04
    listed $199,000 Active
15. 2025-12-01
    historical

ⓘ 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: $3,470 · $289/mo
• Projected year-2 tax: $3,470 · $289/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 6 d/yr ≥95°F today · 13 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: $22,918
• − Mortgage interest: −$11,147
• − Property taxes: −$3,470
• − Insurance: −$995
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$5,789
• Taxable loss: −$2,150
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,634/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

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 17,856
• Household income: $89,702
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 664.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 12% Lithuanian 6% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 1% 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: ▼ -269.78%
• Current HPI: 207.917
• 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

+0.0% since first listed

15 events — show timeline

• 2026-04-09 Pending — MiRealSource-MiMLS
• 2026-04-09 Pending — REALCOMP
• 2026-04-03 Listed $199,000 MiRealSource-MiMLS
• 2026-04-03 Listed $199,000 REALCOMP
• 2026-04-01 Coming Soon $199,000 MiRealSource-MiMLS
• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2025-12-19 Pending — MiRealSource-MiMLS
• 2025-12-19 Pending — REALCOMP
• 2025-12-11 Listing Removed — MiRealSource-MiMLS
• 2025-12-11 Listing Removed — MiRealSource-MiMLS
• 2025-12-11 Listing Removed — REALCOMP
• 2025-12-04 Listed $199,000 MiRealSource-MiMLS
• 2025-12-04 Listed $199,000 REALCOMP
• 2025-12-01 Coming Soon — MiRealSource-MiMLS

Property tax history

+6.1%/yr

Latest (2025): $3,470 · +51.6% YoY. Source: county tax records.