936 Wildbrook Ln · Lake Orion, MI 48362

$414,900

3 bd · 2.5 ba · 1,981 sqft · SingleFamily public records · 6 Days on market

Built 1994 0.36 ac lot $209/sqft · 18% above area Est $358k · 16% over ↓ 33% since listing

---

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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE April 9th from 1pm to 3pm!!! Welcome to this charming 2019 sq ft ranch home nestled on a picturesque wooded lot with a tranquil creek flowing through the front yard. This beautifully maintained home offers a perfect blend of comfort and style in the desirable Lake Orion Village. Key updates include a newer front door, garage door, gutters, windows, door wall, and storm doors, ensuring both curb appeal and energy efficiency. The roof, installed in 2006, features shingles with a 50-year warranty for your peace of mind. Both the furnace and A/C are under 10 years old. The basement has recently been waterproofed, complete with transferable warranties on the waterproofing, windows, and gutters. Inside, you'll find durable Pergo flooring throughout, a welcoming wet bar, and a newly renovated master bathroom. The spacious master bedroom boasts a walk-in closet and an attached master bath for added convenience. Additional features include a new backup sump pump, cleaned air ducts as of April 2026, and recently serviced and cleaned furnace and dryer. All appliances are included, making this home move-in ready. With so much to offer in a serene and sought-after community, this beautiful home is truly a must-see and won't last long!

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1994

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage faces front with garage door opener
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Air purifier and dehumidifier installed
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Shingle/asphalt roof; Block foundation; Built area above grade: 2,019 square feet
• Exterior features: Deck; Patio; Porch; Outdoor lighting

Interior

• Kitchen: Free-standing gas oven and range; Refrigerator; ENERGY STAR qualified refrigerator; ENERGY STAR qualified dishwasher
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); ENERGY STAR qualified heating equipment; Ceiling fans; No central cooling listed
• Interior features: Entrance foyer; Smart thermostat; ENERGY STAR qualified windows; Gas fireplace in the family room
• Laundry & utility: Laundry room with washer and gas dryer hookups; ENERGY STAR qualified washer; ENERGY STAR qualified dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $415k).
• Cap rate 10.6% vs local median 4.7% in Lake Orion — 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 80/100 on livability (#77 in MI, #1,679 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F.
• Lake Orion Community Schools (suburban): math 49% / reading 64% proficiency, ranked #45 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 88 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 $3k of loan paydown is wiped out by about $12k 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 $116k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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.

Recommended offer $414,900

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 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?
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: 1.29% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $358,164
• List price: $414,900
• Delta: 15.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 Wildbrook Ln	0.00mi	3/2.5	2,019 (+2%)	1mo	$414,900	$205	96
936 Wildbrook Ln	0.00mi	3/2.5	2,019 (+2%)	1mo	$414,900	$205	96
147 N Broadway St	0.67mi	4/2.5 (+1)	1,980 (-0%)	3mo	$349,000	$176	61
675 Butler Dr	0.55mi	4/2.0 (+1)	1,965 (-1%)	11mo	$356,999	$182	57
229 E Jackson St	0.66mi	4/2.0 (+1)	2,004 (+1%)	5mo	$215,000	$107	56
815 Esther Dr	0.49mi	3/2.0	1,844 (-7%)	11mo	$337,500	$183	54
350 N Broadway St	0.55mi	4/2.0 (+1)	1,914 (-3%)	12mo	$350,000	$183	51
963 Golfview Dr	0.74mi	3/2.5	1,888 (-5%)	12mo	$400,000	$212	47
605 Indian Lake Rd	0.49mi	3/2.0	1,728 (-13%)	14mo	$420,000	$243	42
293 Clairemont Dr	0.73mi	3/1.5	1,716 (-13%)	7mo	$320,000	$186	34
36 E Jackson St	0.67mi	3/1.0	1,686 (-15%)	14mo	$267,000	$158	26
83 N Andrews St	0.74mi	4/3.0 (+1)	2,221 (+12%)	19mo	$435,000	$196	22

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $27,748
• Equity at exit: $61,863

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $146,464
• Equity at exit: $35,873

Cash invested: $116,172 (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 48362

• Active inventory: 88
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $5,350 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$387 /mo · $4,639/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $1,491

Break-even live

Break-even rent $3,462

Max offer price $414,900

Occupancy floor 67%

Sensitivity live

Price	-10% $1,726	-5% $1,609	+0% $1,491	+5% $1,374	+10% $1,256
Rent	-10% $1,069	-5% $1,280	+0% $1,491	+5% $1,703	+10% $1,914
Rate	-1.0pp $1,700	-0.5pp $1,597	base $1,491	+0.5pp $1,384	+1.0pp $1,274

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: $103,725
• Closing costs: $12,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Mystic Cove Ln Lake Orion, MI	2.0–4.0	2.0–3.0	1989	$5,350	$2.69	0d	4	1.29mi

Listing history 11 events

1. 2026-05-12
   status Pending 1264-char remark

   Show marketing remark (1252 chars)

   OPEN HOUSE April 9th from 1pm to 3pm!!! Welcome to this charming 2019 sq ft ranch home nestled on a picturesque wooded lot with a tranquil creek flowing through the front yard. This beautifully maintained home offers a perfect blend of comfort and style in the desirable Lake Orion Village. Key updates include a newer front door, garage door, gutters, windows, door wall, and storm doors, ensuring both curb appeal and energy efficiency. The roof, installed in 2006, features shingles with a 50-year warranty for your peace of mind. Both the furnace and A/C are under 10 years old. The basement has recently been waterproofed, complete with transferable warranties on the waterproofing, windows, and gutters. Inside, you'll find durable Pergo flooring throughout, a welcoming wet bar, and a newly renovated master bathroom. The spacious master bedroom boasts a walk-in closet and an attached master bath for added convenience. Additional features include a new backup sump pump, cleaned air ducts as of April 2026, and recently serviced and cleaned furnace and dryer. All appliances are included, making this home move-in ready. With so much to offer in a serene and sought-after community, this beautiful home is truly a must-see and won't last long!

2. 2026-05-12
   status Pending 1252-char remark

   Show marketing remark (1252 chars)

   OPEN HOUSE April 9th from 1pm to 3pm!!! Welcome to this charming 2019 sq ft ranch home nestled on a picturesque wooded lot with a tranquil creek flowing through the front yard. This beautifully maintained home offers a perfect blend of comfort and style in the desirable Lake Orion Village. Key updates include a newer front door, garage door, gutters, windows, door wall, and storm doors, ensuring both curb appeal and energy efficiency. The roof, installed in 2006, features shingles with a 50-year warranty for your peace of mind. Both the furnace and A/C are under 10 years old. The basement has recently been waterproofed, complete with transferable warranties on the waterproofing, windows, and gutters. Inside, you'll find durable Pergo flooring throughout, a welcoming wet bar, and a newly renovated master bathroom. The spacious master bedroom boasts a walk-in closet and an attached master bath for added convenience. Additional features include a new backup sump pump, cleaned air ducts as of April 2026, and recently serviced and cleaned furnace and dryer. All appliances are included, making this home move-in ready. With so much to offer in a serene and sought-after community, this beautiful home is truly a must-see and won't last long!

3. 2026-05-07
   listed $414,900 Active 1252-char remark

   Show marketing remark (1252 chars)

   OPEN HOUSE April 9th from 1pm to 3pm!!! Welcome to this charming 2019 sq ft ranch home nestled on a picturesque wooded lot with a tranquil creek flowing through the front yard. This beautifully maintained home offers a perfect blend of comfort and style in the desirable Lake Orion Village. Key updates include a newer front door, garage door, gutters, windows, door wall, and storm doors, ensuring both curb appeal and energy efficiency. The roof, installed in 2006, features shingles with a 50-year warranty for your peace of mind. Both the furnace and A/C are under 10 years old. The basement has recently been waterproofed, complete with transferable warranties on the waterproofing, windows, and gutters. Inside, you'll find durable Pergo flooring throughout, a welcoming wet bar, and a newly renovated master bathroom. The spacious master bedroom boasts a walk-in closet and an attached master bath for added convenience. Additional features include a new backup sump pump, cleaned air ducts as of April 2026, and recently serviced and cleaned furnace and dryer. All appliances are included, making this home move-in ready. With so much to offer in a serene and sought-after community, this beautiful home is truly a must-see and won't last long!

4. 2026-05-07
   listed $414,900 Active 1264-char remark

   Show marketing remark (1252 chars)

   OPEN HOUSE April 9th from 1pm to 3pm!!! Welcome to this charming 2019 sq ft ranch home nestled on a picturesque wooded lot with a tranquil creek flowing through the front yard. This beautifully maintained home offers a perfect blend of comfort and style in the desirable Lake Orion Village. Key updates include a newer front door, garage door, gutters, windows, door wall, and storm doors, ensuring both curb appeal and energy efficiency. The roof, installed in 2006, features shingles with a 50-year warranty for your peace of mind. Both the furnace and A/C are under 10 years old. The basement has recently been waterproofed, complete with transferable warranties on the waterproofing, windows, and gutters. Inside, you'll find durable Pergo flooring throughout, a welcoming wet bar, and a newly renovated master bathroom. The spacious master bedroom boasts a walk-in closet and an attached master bath for added convenience. Additional features include a new backup sump pump, cleaned air ducts as of April 2026, and recently serviced and cleaned furnace and dryer. All appliances are included, making this home move-in ready. With so much to offer in a serene and sought-after community, this beautiful home is truly a must-see and won't last long!

5. 2026-05-05
   historical $414,900 1252-char remark

   Show marketing remark (1252 chars)

   OPEN HOUSE April 9th from 1pm to 3pm!!! Welcome to this charming 2019 sq ft ranch home nestled on a picturesque wooded lot with a tranquil creek flowing through the front yard. This beautifully maintained home offers a perfect blend of comfort and style in the desirable Lake Orion Village. Key updates include a newer front door, garage door, gutters, windows, door wall, and storm doors, ensuring both curb appeal and energy efficiency. The roof, installed in 2006, features shingles with a 50-year warranty for your peace of mind. Both the furnace and A/C are under 10 years old. The basement has recently been waterproofed, complete with transferable warranties on the waterproofing, windows, and gutters. Inside, you'll find durable Pergo flooring throughout, a welcoming wet bar, and a newly renovated master bathroom. The spacious master bedroom boasts a walk-in closet and an attached master bath for added convenience. Additional features include a new backup sump pump, cleaned air ducts as of April 2026, and recently serviced and cleaned furnace and dryer. All appliances are included, making this home move-in ready. With so much to offer in a serene and sought-after community, this beautiful home is truly a must-see and won't last long!

6. 2000-01-19
   soldstatus $237,500
7. 1999-07-08
   soldstatus $237,500
8. 1999-05-29
   listed $239,900
9. 1994-09-06
   soldstatus $186,000
10. 1993-11-16
    soldstatus $78,000
11. 1990-01-09
    soldstatus $615,000

ⓘ 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: $4,639 · $387/mo
• Projected year-2 tax: $5,514 · $460/mo
• Expected delta: +$875/yr (+$73/mo · 18.9%)

ⓘ 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 ≥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: $64,200
• − Mortgage interest: −$23,241
• − Property taxes: −$4,639
• − Insurance: −$2,074
• − Repairs & maintenance: −$5,136
• − Management: −$5,136
• − Depreciation: −$12,070
• Taxable income: $11,904
• Est. tax owed @ 24.0%: −$2,857
• After-tax cash flow: $15,038/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: Lake Orion Community Schools
• NCES district ID: 2620730
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $82,396
• Composite: 51.21/100
• National rank: #1755
• State rank: #45 of 540 in MI

Livability — Lake Orion

• Score: 80/100
• State rank: #77
• US rank: #1679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,746

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 3%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 1% Chinese 1% German/W. Germanic 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: ▼ -307.96%
• Current HPI: 182.3653
• 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

-32.5% since first listed

13 events — show timeline

• 2026-06-04 Sold (MLS) $414,900 REALCOMP
• 2026-06-04 Sold (MLS) $414,900 MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-07 Listed $414,900 MiRealSource-MiMLS
• 2026-05-07 Listed $414,900 REALCOMP
• 2026-05-05 Coming Soon $414,900 MiRealSource-MiMLS
• 2000-01-19 Sold (Public Records) $237,500 Public Records
• 1999-07-08 Sold (MLS) $237,500 REALCOMP
• 1999-05-29 Listed $239,900 REALCOMP
• 1994-09-06 Sold (Public Records) $186,000 Public Records
• 1993-11-16 Sold (Public Records) $78,000 Public Records
• 1990-01-09 Sold (Public Records) $615,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,639 · +2.7% YoY. Source: county tax records.