4120 Baybrook Dr · Lake Angelus, MI 48329

$239,900

3 bd · 1.0 ba · 1,679 sqft · SingleFamily public records · 3 Days on market

Built 1955 0.27 ac lot $143/sqft · 9% below area Est $285k · 16% 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 +19.6/30.0
• ARV discount +14.6/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * * * * Highest and Best Due Monday at 10am * * * * * * * * * * Opportunity awaits in this well-maintained 3-bedroom ranch offering just over 1,000 sq ft, a full basement, and a spacious 2-car garage. Lovingly cared for over the years, this home is full of charm and potential. Hardwood floors run throughout beneath the carpeting, ready to be uncovered. The retro basement bar adds a fun, nostalgic touch and creates the perfect entertaining space. Ideal for buyers looking to build equity while adding their own cosmetic updates and personal style.

Key facts

• Full basement
• Retro basement bar
• 0.27 acre lot

Tags

• FULL BASEMENT
• RETRO BASEMENT BAR

Property features AI

Finance

• Other: Residential property in the WATKINS HILLS subdivision; Directions: East of Crescent Lake and South of Dixie Hwy

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer; Other water source
• Home design: Single family residence; One level; Ground-level entry; Brick construction
• Construction: Brick exterior
• Exterior features: Patio; Paved road access; Lot approximately 0.27 acres (75 x 158.35)

Interior

• Kitchen: Free‑standing refrigerator
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; Five total rooms
• Laundry & utility: Washer; Dryer; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/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 $229k (4.7% below list).
• Recommended offer: $229k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.0% in Lake Angelus — 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 55/100 on livability (#669 in MI) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing C-, 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: 130 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 32% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 3 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $228,530 (4.7% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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: 0.95% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $284,987
• List price: $239,900
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4073 Silver Birch Dr	0.11mi	3/1.0	1,708 (+2%)	7mo	$245,004	$143	86
4120 Baybrook Dr	0.00mi	3/1.5	1,817 (+8%)	1mo	$245,000	$135	84
3626 Silver Sands Dr	0.54mi	3/2.5	1,646 (-2%)	2mo	$242,000	$147	64
2249 Pauline Dr	0.59mi	3/1.5	1,680 (+0%)	11mo	$296,000	$176	61
3871 Coventry Valley Dr	0.28mi	3/1.5	1,480 (-12%)	7mo	$272,000	$184	59
4525 Streamside Trl	0.63mi	3/2.5	1,645 (-2%)	11mo	$330,000	$201	52
4572 Forest Ave	0.74mi	3/2.0	1,756 (+5%)	10mo	$350,000	$199	45
2746 Riverside Dr	0.60mi	4/2.5 (+1)	1,823 (+9%)	4mo	$370,000	$203	43
2396 Crane St	0.66mi	3/2.0	1,507 (-10%)	9mo	$235,000	$156	41
2370 Briggs St	0.74mi	3/2.0	1,550 (-8%)	11mo	$240,000	$155	39
2425 Pine Orchard Dr	0.44mi	4/2.0 (+1)	1,909 (+14%)	12mo	$350,000	$183	38
3489 Lexington Rd	0.74mi	3/2.0	1,916 (+14%)	12mo	$322,000	$168	28

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-21,331
• Equity at exit: $35,770

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,891
• Equity at exit: $20,742

Cash invested: $67,172 (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 48329

• Active inventory: 130
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $276

Break-even live

Break-even rent $1,936

Max offer price $239,900

Occupancy floor 83%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1840 Manse Rd Waterford, MI	4.0	2.0	2240	$2,499	$1.12	2d	1	0.96mi
1346 Hillcrest Dr Waterford, MI	2.0	2.0	1319	$1,850	$1.40	18d	1	1.33mi

Listing history 4 events

1. 2026-05-18
   status Pending 573-char remark

   Show marketing remark (573 chars)

   * * * * * * * Highest and Best Due Monday at 10am * * * * * * * * * * Opportunity awaits in this well-maintained 3-bedroom ranch offering just over 1,000 sq ft, a full basement, and a spacious 2-car garage. Lovingly cared for over the years, this home is full of charm and potential. Hardwood floors run throughout beneath the carpeting, ready to be uncovered. The retro basement bar adds a fun, nostalgic touch and creates the perfect entertaining space. Ideal for buyers looking to build equity while adding their own cosmetic updates and personal style.

2. 2026-05-18
   status Pending 574-char remark

   Show marketing remark (573 chars)

   * * * * * * * Highest and Best Due Monday at 10am * * * * * * * * * * Opportunity awaits in this well-maintained 3-bedroom ranch offering just over 1,000 sq ft, a full basement, and a spacious 2-car garage. Lovingly cared for over the years, this home is full of charm and potential. Hardwood floors run throughout beneath the carpeting, ready to be uncovered. The retro basement bar adds a fun, nostalgic touch and creates the perfect entertaining space. Ideal for buyers looking to build equity while adding their own cosmetic updates and personal style.

3. 2026-05-15
   listed $239,900 Active 573-char remark

   Show marketing remark (573 chars)

   * * * * * * * Highest and Best Due Monday at 10am * * * * * * * * * * Opportunity awaits in this well-maintained 3-bedroom ranch offering just over 1,000 sq ft, a full basement, and a spacious 2-car garage. Lovingly cared for over the years, this home is full of charm and potential. Hardwood floors run throughout beneath the carpeting, ready to be uncovered. The retro basement bar adds a fun, nostalgic touch and creates the perfect entertaining space. Ideal for buyers looking to build equity while adding their own cosmetic updates and personal style.

4. 2026-05-15
   listed $239,900 Active 574-char remark

   Show marketing remark (573 chars)

   * * * * * * * Highest and Best Due Monday at 10am * * * * * * * * * * Opportunity awaits in this well-maintained 3-bedroom ranch offering just over 1,000 sq ft, a full basement, and a spacious 2-car garage. Lovingly cared for over the years, this home is full of charm and potential. Hardwood floors run throughout beneath the carpeting, ready to be uncovered. The retro basement bar adds a fun, nostalgic touch and creates the perfect entertaining space. Ideal for buyers looking to build equity while adding their own cosmetic updates and personal style.

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,875 · $240/mo
• Expected delta: +$820/yr (+$68/mo · 39.9%)

ⓘ 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: $27,424
• − Mortgage interest: −$13,438
• − Property taxes: −$2,055
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$6,979
• Taxable loss: −$635
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $3,466/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 — Lake Angelus

• Score: 55/100
• State rank: #669
• US rank: #23630

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing C- 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
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,715
• Household income: $85,709
• Rent vs Own: 10.6% rent · 89.4% own
• Severe rent burden: 330.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 8% Slovak 4% Serbian 3%
• Foreign-born: 4% · China, Canada
• Languages at home: 94% English-only · Spanish 2% Chinese 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: ▼ -292.54%
• Current HPI: 204.9674
• 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

+2.1% since first listed

7 events — show timeline

• 2026-06-03 Sold (Public Records) $245,000 Public Records
• 2026-05-29 Sold (MLS) $245,000 MiRealSource-MiMLS
• 2026-05-29 Sold (MLS) $245,000 REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-15 Listed $239,900 MiRealSource-MiMLS
• 2026-05-15 Listed $239,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $2,055 · +15.9% YoY. Source: county tax records.