8610 Highland Rd · Village of Clarkston, MI 48386

$299,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 10 Days on market

Built 1956 1.20 ac lot Est $391k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a private drive and surrounded by nature and wildlife, this beautifully updated 4-bedroom home offers the perfect blend of privacy, seclusion, space, and outdoor living on approximately 1.25 scenic acres backing up directly to the Huron River. Recent updates include fresh paint, newer flooring, and updated trim work throughout both the main and lower levels, creating a clean, modern feel while maintaining the home's warm character. The walkout lower level adds exceptional flexibility with an additional bedroom and half bath - ideal for guests, a home office, or extended living space. Enjoy peaceful wooded views from the rear deck/balcony overlooking the expansive property where wildlife and tranquility become part of everyday life. Additional features include a built-in attached storage shed/garage/workshop. Private setting well off the road, and close proximity to outdoor recreation with Pontiac Lake just a short walk away. A rare opportunity to enjoy privacy, nature, and convenience all in one setting.

Key facts

• Walkout lower level
• Wooded views
• Rear deck

Tags

• PRIVATE DRIVE
• WALKOUT LOWER LEVEL
• WOODED VIEWS
• REAR DECK
• ATTACHED STORAGE SHED

Property features AI

Finance

• Financial info: $3,314 annual tax amount

Exterior

• Parking: Detached garage (1 car) with rear-facing garage
• Security: Smoke detectors; Carbon monoxide detectors; Closed-circuit cameras
• Utilities: Private well water; Septic tank; Cable available
• Home design: Single-family residence; One level (entry at ground level)
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built on one level with finished lower level
• Exterior features: Balcony; Covered deck, patio and porch; Fenced yard; Shed(s); Riverfront / river access with Huron River view; Irregular lot shape; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Free-standing refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating (propane); No central cooling
• Interior features: High-speed internet; Smart thermostat; Finished walk-out basement; Basement with walk-out access
• Laundry & utility: Laundry room with electric dryer hookup; Washer; Dryer; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (37.8% below list).
• Recommended offer: $187k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.3% in Village of Clarkston — 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 79/100 on livability (#98 in MI, #2,255 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,601 (37.8% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.62% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.14%
• DSCR: 0.68
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $390,852
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8809 Arlington St	0.30mi	3/1.5	1,119 (-6%)	10mo	$281,000	$251	66
8345 Pontiac Lake Rd	0.27mi	3/2.0	1,120 (-6%)	11mo	$315,000	$281	64
8878 Arlington Rd	0.41mi	2/2.0 (-1)	1,253 (+6%)	10mo	$440,000	$351	54
9037 Buckingham St	0.62mi	3/1.0	1,050 (-12%)	9mo	$345,000	$329	44

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: -28.7%
• Equity multiple: 0.04×
• Total profit: $-80,456
• Equity at exit: $44,716

10-year hold

• IRR: -28.5%
• Equity multiple: -0.32×
• Total profit: $-111,173
• Equity at exit: $25,930

Cash invested: $83,972 (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: 148
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$276 /mo · $3,314/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-500

Break-even live

Break-even rent $2,499

Max offer price $211,625

Occupancy floor —

Sensitivity live

Price	-10% $-330	-5% $-415	+0% $-500	+5% $-585	+10% $-669
Rent	-10% $-647	-5% $-573	+0% $-500	+5% $-426	+10% $-352
Rate	-1.0pp $-349	-0.5pp $-423	base $-500	+0.5pp $-577	+1.0pp $-656

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Fisk Rd White Lake, MI	3.0	2.0	1352	$1,649	$1.22	3d	1	0.80mi
9620 Highland Rd White Lake, MI	3.0	2.0	1384	$1,489	$1.08	0d	1	1.01mi
132 Huronview Ct White Lake Charter Township, MI	2.0	1.5	920	$1,425	$1.55	0d	1	1.42mi

Listing history 7 events

1. 2026-06-08
   statusdays on market $299,900 Pending 10 DOM
2. 2026-06-07
   days on market $299,900 Active 9 DOM
3. 2026-06-04
   days on market $299,900 Active 6 DOM
4. 2026-06-03
   days on market $299,900 Active 5 DOM
5. 2026-06-02
   days on market $299,900 Active 4 DOM
6. 2026-06-01
   days on market $299,900 Active 3 DOM
7. 2026-05-31
   days on market $299,900 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: $3,314 · $276/mo
• Projected year-2 tax: $3,966 · $331/mo
• Expected delta: +$652/yr (+$54/mo · 19.7%)

ⓘ 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 ≥95°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: $22,392
• − Mortgage interest: −$16,799
• − Property taxes: −$3,314
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$8,724
• Taxable loss: −$11,528
• Est. tax savings @ 24.0%: +$2,767
• After-tax cash flow: $-3,230/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 of 540 in MI

Livability — Village of Clarkston

• Score: 79/100
• State rank: #98
• US rank: #2255

Category grades

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

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

2 events — show timeline

• 2026-05-29 Listed $299,900 MiRealSource-MiMLS
• 2026-05-29 Listed $299,900 REALCOMP

Property tax history

+6.9%/yr

Latest (2025): $3,314 · +13.1% YoY. Source: county tax records.