2706 Genes Dr · Auburn Hills, MI 48326

$250,000

3 bd · 3.0 ba · 2,168 sqft · SingleFamily public records · 8 Days on market

Built 1955 0.28 ac lot $115/sqft · 7% below area Est $297k · 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 +18.0/30.0
• ARV discount +14.6/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a distinctive home where contemporary design meets rustic character, offering a great opportunity to add your own personal touch. This home features soaring vaulted kitchen ceilings and skylights that fill the space with natural light. The floor plan includes a private upper-level primary loft with a full ensuite bath overlooking the main living area. With solid features like an attached two-car garage and an adjacent barn for storage or workshop space, the home provides both function and flexibility. The home offers a great opportunity to personalize and make it your own over time while enjoying its existing features. Situated on a lot with a partially fenced yard, this property provides space, character, and everyday functionality.

Key facts

• Adjacent barn
• Skylights
• Full ensuite bath

Tags

• VAULTED KITCHEN CEILINGS
• SKYLIGHTS
• UPPER-LEVEL PRIMARY LOFT
• FULL ENSUITE BATH
• ATTACHED TWO-CAR GARAGE
• ADJACENT BARN

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and a half stories; Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation; Built with conventional construction materials
• Exterior features: Paved road access; Barn(s) on the property; Lot approximately 0.28 acres (60 x 200)

Interior

• Kitchen: Gas cooktop; Dishwasher; Free-standing refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Finished walk-out, daylight basement; 6 total rooms; Dishwasher, Dryer, Free-standing refrigerator, Gas cooktop, Washer
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $215 ($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 $241k (3.5% below list).
• Recommended offer: $241k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.7% in Auburn Hills — 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 76/100 on livability (#151 in MI, #3,766 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• Pontiac City School District (urban): math 8% / reading 17% proficiency, ranked #514 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.3%/yr); 110 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 34% of the median local income ($85k/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 $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $241,208 (3.5% 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. 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.96% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (median comp): $296,971
• List price: $250,000
• Delta: -15.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 Genes Dr	0.00mi	3/3.0	2,384 (+10%)	0mo	$240,000	$101	83
2281 Dexter Rd	0.42mi	3/2.0	1,897 (-12%)	2mo	$285,000	$150	54
2160 Phillips Rd	0.47mi	3/1.0	1,892 (-13%)	0mo	$285,900	$151	49
2375 Snellbrook Rd	0.48mi	4/2.0 (+1)	2,400 (+11%)	4mo	$365,000	$152	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.52×
• Total profit: $-33,846
• Equity at exit: $37,276

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-39,070
• Equity at exit: $21,615

Cash invested: $70,000 (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 48326

• Rents YoY: -2.3%
• Active inventory: 110
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,412 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$275 /mo · $3,299/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $215

Break-even live

Break-even rent $2,139

Max offer price $250,000

Occupancy floor 86%

Sensitivity live

Price	-10% $357	-5% $286	+0% $215	+5% $145	+10% $74
Rent	-10% $25	-5% $120	+0% $215	+5% $311	+10% $406
Rate	-1.0pp $341	-0.5pp $279	base $215	+0.5pp $151	+1.0pp $85

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3300 5 Points Dr Auburn Hills, MI	1.0–3.0	1.0–2.0	1095	$2,369	$2.16	0d	17	0.80mi
2639 Danbury Dr Auburn Hills, MI	3.0	2.5	2070	$3,049	$1.47	0d	1	1.00mi

Listing history 11 events

1. 2026-05-03
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Discover a distinctive home where contemporary design meets rustic character, offering a great opportunity to add your own personal touch. This home features soaring vaulted kitchen ceilings and skylights that fill the space with natural light. The floor plan includes a private upper-level primary loft with a full ensuite bath overlooking the main living area. With solid features like an attached two-car garage and an adjacent barn for storage or workshop space, the home provides both function and flexibility. The home offers a great opportunity to personalize and make it your own over time while enjoying its existing features. Situated on a lot with a partially fenced yard, this property provides space, character, and everyday functionality.

2. 2026-05-03
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Discover a distinctive home where contemporary design meets rustic character, offering a great opportunity to add your own personal touch. This home features soaring vaulted kitchen ceilings and skylights that fill the space with natural light. The floor plan includes a private upper-level primary loft with a full ensuite bath overlooking the main living area. With solid features like an attached two-car garage and an adjacent barn for storage or workshop space, the home provides both function and flexibility. The home offers a great opportunity to personalize and make it your own over time while enjoying its existing features. Situated on a lot with a partially fenced yard, this property provides space, character, and everyday functionality.

3. 2026-04-25
   listed $250,000 Active 752-char remark

   Show marketing remark (752 chars)

   Discover a distinctive home where contemporary design meets rustic character, offering a great opportunity to add your own personal touch. This home features soaring vaulted kitchen ceilings and skylights that fill the space with natural light. The floor plan includes a private upper-level primary loft with a full ensuite bath overlooking the main living area. With solid features like an attached two-car garage and an adjacent barn for storage or workshop space, the home provides both function and flexibility. The home offers a great opportunity to personalize and make it your own over time while enjoying its existing features. Situated on a lot with a partially fenced yard, this property provides space, character, and everyday functionality.

4. 2026-04-25
   listed $250,000 Active 752-char remark

   Show marketing remark (752 chars)

   Discover a distinctive home where contemporary design meets rustic character, offering a great opportunity to add your own personal touch. This home features soaring vaulted kitchen ceilings and skylights that fill the space with natural light. The floor plan includes a private upper-level primary loft with a full ensuite bath overlooking the main living area. With solid features like an attached two-car garage and an adjacent barn for storage or workshop space, the home provides both function and flexibility. The home offers a great opportunity to personalize and make it your own over time while enjoying its existing features. Situated on a lot with a partially fenced yard, this property provides space, character, and everyday functionality.

5. 2010-11-09
   soldstatus $88,000
6. 2010-10-26
   soldstatus $88,000

   Show marketing remark (266 chars)

   Auburn Hills gem. Totally rebuilt home in '98. 10' ceilings, skylights and tons of space throughout. Private upstairs Master w/ jetted tub. 2 car garage access in back of home along with an additional shed. This is NOT a short sale. Call L/A for additional details.

7. 2010-05-25
   listed $89,900

   Show marketing remark (266 chars)

   Auburn Hills gem. Totally rebuilt home in '98. 10' ceilings, skylights and tons of space throughout. Private upstairs Master w/ jetted tub. 2 car garage access in back of home along with an additional shed. This is NOT a short sale. Call L/A for additional details.

8. 1999-09-20
   soldstatus $65,500
9. 1977-03-01
   soldstatus $20,900
10. 1976-03-01
    soldstatus $15,300
11. 1976-02-01
    soldstatus $20,900

ⓘ 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: $3,299 · $275/mo
• Projected year-2 tax: $3,575 · $298/mo
• Expected delta: +$275/yr (+$23/mo · 8.3%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,945
• − Mortgage interest: −$14,004
• − Property taxes: −$3,299
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$7,273
• Taxable loss: −$1,512
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $2,948/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: Pontiac City School District
• NCES district ID: 2628740
• Math proficiency: 8% ▼ -5.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $33,888
• Composite: 10.12/100
• National rank: #9802
• State rank: #514 of 540 in MI

Livability — Auburn Hills

• Score: 76/100
• State rank: #151
• US rank: #3766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,514
• Household income: $85,190
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 56% Asian 15% Black 11% Hispanic / Latino 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 6% Other Asian/Pacific 4%

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: ▼ -298.32%
• Current HPI: 178.7685
• Rent YoY: ▼ -2.27%
• 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

+1048.3% since first listed

13 events — show timeline

• 2026-06-05 Sold (MLS) $240,000 REALCOMP
• 2026-06-05 Sold (MLS) $240,000 MiRealSource-MiMLS
• 2026-05-03 Pending — MiRealSource-MiMLS
• 2026-05-03 Pending — REALCOMP
• 2026-04-25 Listed $250,000 REALCOMP
• 2026-04-25 Listed $250,000 MiRealSource-MiMLS
• 2010-11-09 Sold (Public Records) $88,000 Public Records
• 2010-10-26 Sold (MLS) $88,000 REALCOMP
• 2010-05-25 Listed $89,900 REALCOMP
• 1999-09-20 Sold (Public Records) $65,500 Public Records
• 1977-03-01 Sold (Public Records) $20,900 Public Records
• 1976-03-01 Sold (Public Records) $15,300 Public Records
• 1976-02-01 Sold (Public Records) $20,900 Public Records

Property tax history

-0.9%/yr

Latest (2025): $3,299 · -70.0% YoY. Source: county tax records.