3302 Newton Rd · Commerce, MI 48382

$240,200

2 bd · 1.5 ba · 1,700 sqft · SingleFamily public records · 294 Days on market

Built 1959 10,454 sqft lot $141/sqft · 26% below area Est $325k · 26% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $6k ($76k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 176 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y 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.
• Current owner paid $155k; list at $240k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,376 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 4.16% ✓
• Cap rate: 37.89%
• Cash-on-cash: 112.85%
• DSCR: 6.02
• GRM: 2.0

CMA / ARV

• ARV (median comp): $325,120
• List price: $240,200
• Delta: -26.12%
• 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
3166 Arbutus St	0.13mi	3/2.0 (+1)	1,708 (+0%)	4mo	$280,000	$164	83
3090 Twinleaf St	0.20mi	3/1.0 (+1)	1,644 (-3%)	3mo	$315,000	$192	75
3220 Chenoa St	0.11mi	3/2.0 (+1)	1,794 (+6%)	8mo	$299,900	$167	72
144 Bobolink Ave	0.62mi	3/1.0 (+1)	1,700 (0%)	8mo	$280,000	$165	57
9100 Pittsfield St	0.41mi	3/2.5 (+1)	1,843 (+8%)	1mo	$365,000	$198	57
9050 Marilyn Ter	0.47mi	3/2.0 (+1)	1,788 (+5%)	10mo	$610,000	$341	54
3305 Fox Blvd	0.22mi	3/1.5 (+1)	1,560 (-8%)	20mo	$301,500	$193	54
9220 Garden Ter	0.35mi	3/1.0 (+1)	1,872 (+10%)	12mo	$280,000	$150	50
9681 Listeria St	0.17mi	3/2.0 (+1)	1,480 (-13%)	18mo	$300,000	$203	48
3142 Mapledale St	0.35mi	3/2.0 (+1)	1,454 (-14%)	9mo	$312,000	$215	45
157 Cardinal St	0.59mi	3/1.5 (+1)	1,500 (-12%)	11mo	$231,000	$154	38
294 Oriole St	0.70mi	3/1.5 (+1)	1,800 (+6%)	21mo	$325,000	$181	35

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: 6.41×
• Total profit: $364,017
• Equity at exit: $35,815

10-year hold

• IRR: —
• Equity multiple: 13.43×
• Total profit: $836,088
• Equity at exit: $20,768

Cash invested: $67,256 (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 48382

• Active inventory: 176
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $9,990 medium
• Mortgage (P&I): −$1,260
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,098
• Net cashflow: $6,325

Break-even live

Break-even rent $1,984

Max offer price $240,200

Occupancy floor 32%

Sensitivity live

Price	-10% $6,461	-5% $6,393	+0% $6,325	+5% $6,257	+10% $6,189
Rent	-10% $5,536	-5% $5,930	+0% $6,325	+5% $6,720	+10% $7,114
Rate	-1.0pp $6,446	-0.5pp $6,386	base $6,325	+0.5pp $6,263	+1.0pp $6,199

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: $60,050
• Closing costs: $7,206
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4575 Oakestia St Unit 1032322P Commerce Township, MI	3.0	2.0	1991	$22,512	$11.31	23d	1	1.19mi
3221 Union Lake Rd Commerce Charter Twp, MI	3.0	1.5	1360	$1,950	$1.43	25d	1	1.37mi
486 Charlevoix St Commerce Township, MI	3.0	2.0	1740	$3,500	$2.01	0d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $240,200 Active 294 DOM
2. 2026-06-17
   days on market $240,200 Active 293 DOM
3. 2026-06-16
   days on market $240,200 Active 292 DOM
4. 2026-06-15
   days on market $240,200 Active 291 DOM
5. 2026-06-13
   days on market $240,200 Active 289 DOM
6. 2026-06-13
   days on market $240,200 Active 288 DOM
7. 2026-06-09
   days on market $240,200 Active 285 DOM
8. 2026-06-08
   days on market $240,200 Active 284 DOM
9. 2026-06-07
   days on market $240,200 Active 283 DOM
10. 2026-06-04
    days on market $240,200 Active 280 DOM
11. 2026-06-03
    days on market $240,200 Active 279 DOM
12. 2026-06-02
    days on market $240,200 Active 278 DOM
13. 2026-06-01
    days on market $240,200 Active 277 DOM
14. 2026-05-31
    days on market $240,200 Active 276 DOM
15. 2025-08-28
    listed $240,200 Active 601-char remark

    Show marketing remark (581 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

16. 2025-08-28
    listed $240,200 Active 581-char remark

    Show marketing remark (581 chars)

    Great Opportunity to own this single-family home built in 1960 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

17. 2025-08-27
    historical
18. 2025-08-27
    historical
19. 2025-07-15
    price $245,000
20. 2025-07-14
    price $245,000
21. 2025-07-02
    price $265,000
22. 2025-07-01
    price $265,000
23. 2025-06-09
    price $280,000
24. 2025-06-09
    price $280,000
25. 2025-05-30
    price $285,000
26. 2025-05-29
    price $285,000
27. 2025-05-01
    price $295,000
28. 2025-05-01
    price $295,000
29. 2025-03-03
    listed $305,000 Active
30. 2025-03-03
    listed $305,000 Active
31. 2025-02-25
    historical
32. 2016-07-15
    soldstatus $155,000
33. 2016-07-07
    historical
34. 2016-07-07
    soldstatus $155,000 Sold
35. 2016-07-07
    soldstatus $155,000 Closed
36. 2016-05-13
    status Pending
37. 2016-05-13
    status Pending
38. 2016-05-10
    listed $153,000 Active
39. 2016-05-10
    listed $153,000 Active
40. 2016-05-06
    historical
41. 2016-05-06
    historical
42. 2016-04-27
    price $153,000
43. 2016-04-27
    price $153,000
44. 2016-04-19
    price $158,000
45. 2016-04-19
    price $158,000
46. 2016-04-08
    listed $163,000 Active
47. 2016-04-07
    listed $163,000 Active
48. 2016-03-05
    historical
49. 2016-03-02
    historical
50. 2016-03-01
    listed $149,000 Active

ⓘ 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: $2,488 · $207/mo
• Projected year-2 tax: $3,094 · $258/mo
• Expected delta: +$606/yr (+$50/mo · 24.3%)

ⓘ 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 ≥96°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: $119,880
• − Mortgage interest: −$13,455
• − Property taxes: −$2,488
• − Insurance: −$1,201
• − Repairs & maintenance: −$9,590
• − Management: −$9,590
• − Depreciation: −$6,988
• Taxable income: $76,568
• Est. tax owed @ 24.0%: −$18,376
• After-tax cash flow: $57,524/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 — Commerce

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 23,550

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 5% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% 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: ▼ -265.18%
• Current HPI: 202.3058
• 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

+703.3% since first listed

48 events — show timeline

• 2025-08-28 Listed $240,200 REALCOMP
• 2025-08-28 Listed $240,200 MiRealSource-MiMLS
• 2025-08-27 Listing Removed — REALCOMP
• 2025-08-27 Listing Removed — MiRealSource-MiMLS
• 2025-07-15 Price Changed $245,000 MiRealSource-MiMLS
• 2025-07-14 Price Changed $245,000 REALCOMP
• 2025-07-02 Price Changed $265,000 MiRealSource-MiMLS
• 2025-07-01 Price Changed $265,000 REALCOMP
• 2025-06-09 Price Changed $280,000 MiRealSource-MiMLS
• 2025-06-09 Price Changed $280,000 REALCOMP
• 2025-05-30 Price Changed $285,000 MiRealSource-MiMLS
• 2025-05-29 Price Changed $285,000 REALCOMP
• 2025-05-01 Price Changed $295,000 MiRealSource-MiMLS
• 2025-05-01 Price Changed $295,000 REALCOMP
• 2025-03-03 Listed $305,000 MiRealSource-MiMLS
• 2025-03-03 Listed $305,000 REALCOMP
• 2025-02-25 Coming Soon — MiRealSource-MiMLS
• 2016-07-15 Sold (Public Records) $155,000 Public Records
• 2016-07-07 Listing Removed — MiRealSource-MiMLS
• 2016-07-07 Sold (MLS) $155,000 MiRealSource-MiMLS
• 2016-07-07 Sold (MLS) $155,000 REALCOMP
• 2016-05-13 Pending — MiRealSource-MiMLS
• 2016-05-13 Pending — REALCOMP
• 2016-05-10 Listed $153,000 MiRealSource-MiMLS
• 2016-05-10 Listed $153,000 REALCOMP
• 2016-05-06 Listing Removed — REALCOMP
• 2016-05-06 Listing Removed — MiRealSource-MiMLS
• 2016-04-27 Price Changed $153,000 MiRealSource-MiMLS
• 2016-04-27 Price Changed $153,000 REALCOMP
• 2016-04-19 Price Changed $158,000 MiRealSource-MiMLS
• 2016-04-19 Price Changed $158,000 REALCOMP
• 2016-04-08 Listed $163,000 MiRealSource-MiMLS
• 2016-04-07 Listed $163,000 REALCOMP
• 2016-03-05 Listing Removed — REALCOMP
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-01 Listed $149,000 MiRealSource-MiMLS
• 2016-01-22 Price Changed $149,000 REALCOMP
• 2015-11-21 Price Changed $154,000 REALCOMP
• 2015-11-07 Price Changed $159,000 REALCOMP
• 2015-10-18 Listed $165,000 REALCOMP
• 2014-01-02 Sold (MLS) $1,075 MiRealSource-MiMLS
• 2013-12-21 Listing Removed — MiRealSource-MiMLS
• 2013-11-21 Listed $1,150 MiRealSource-MiMLS
• 2010-12-27 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2010-12-27 Sold (MLS) $25,000 REALCOMP
• 2010-11-02 Listing Removed — MiRealSource-MiMLS
• 2010-05-24 Listed $29,900 REALCOMP
• 2010-05-21 Listed $29,900 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $2,488 · -37.3% YoY. Source: county tax records.