312 Cranberry Beach Blvd · White Lake, MI 48386

$90,000

3 bd · 2.0 ba · 1,625 sqft · SingleFamily · 16 Days on market

Built 2000 Good condition 4,800 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy easy living in this beautifully updated 3-bedroom, 2-bath home located in the highly desirable Cranberry Lake 55+ Community. Offering 1,625 square feet of comfortable living space and situated on a premium lot with no rear neighbors, this home combines privacy, convenience, and thoughtful updates throughout. Step inside to find a spacious and inviting layout featuring newer flooring and carpet throughout much of the home, creating a fresh and modern feel. Major updates have already been completed for peace of mind, including a newer furnace approximately 5 months old and a tankless hot water heater approximately 3 months old providing efficient, instant hot water. The generous living spaces offer flexibility for both relaxing and entertaining, while large windows allow for plenty of natural light throughout the home. Outside, the covered carport provides protected parking and additional convenience, along with a nicely built storage shed underneath for extra storage space. One of the standout features of this property is the covered back deck overlooking the open rear setting with no homes directly behind, creating the perfect place to enjoy quiet mornings, evening gatherings, or simply unwind outdoors in privacy. Residents of Cranberry Lake enjoy access to the community clubhouse, lake access, and a welcoming neighborhood atmosphere. Conveniently located within the Huron Valley School District and close to shopping, dining, and everyday amenities, this move-in ready home offers comfort, updates, and an excellent location all in one package. Buyers must be approved by the park.

Key facts

• Newer furnace
• Covered carport
• Storage shed

Tags

• UPDATED HOME
• PREMIUM LOT
• NEWER FURNACE
• TANKLESS HOT WATER HEATER
• COVERED CARPORT
• STORAGE SHED

Property features AI

Finance

• Other: Property on Cranberry Lake; Lot dimensions approximately 40 x 120
• HOA & community: Clubhouse; Sidewalks

Exterior

• Parking: Covered parking and carport (no garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Pillar/post/pier foundation; Built above grade (finished area: 1,625)
• Exterior features: Porch; Beach access and lake privileges (Cranberry Lake); Paved private road with private maintenance

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: Total of 5 rooms (bedrooms not individually specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Electric water heater; Porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% 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.
• Huron Valley Schools (suburban): math 42% / reading 56% proficiency, ranked #87 of 540 in MI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $88,650 (1.5% below list)

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. 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.
3. 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.
4. 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: 2.22% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.53%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $367,250
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1052 Maple Heights Dr	0.52mi	3/2.5	1,688 (+4%)	7mo	$512,500	$304	62
694 Robar Cir	0.50mi	3/1.5	1,502 (-8%)	8mo	$339,900	$226	56
9665 Pontiac Lake Rd	0.36mi	3/2.0	1,432 (-12%)	15mo	$270,000	$189	51
9455 Buckingham St	0.74mi	3/2.0	1,631 (+0%)	20mo	$403,500	$247	48
760 W Oxhill Dr	0.42mi	4/2.5 (+1)	1,801 (+11%)	12mo	$362,500	$201	46
2010 Teggerdine Rd	0.71mi	3/2.0	1,575 (-3%)	23mo	$335,000	$213	43

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: 42.7%
• Equity multiple: 2.84×
• Total profit: $46,346
• Equity at exit: $13,419

10-year hold

• IRR: 48.8%
• Equity multiple: 5.72×
• Total profit: $118,898
• Equity at exit: $7,782

Cash invested: $25,200 (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: 145
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $956

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 47%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9620 Highland Rd White Lake, MI	2.0–3.0	2.0	1320	$1,549	$1.17	1d	1	0.27mi
1415 Fisk Rd White Lake, MI	3.0	2.0	1352	$1,649	$1.22	1d	1	0.28mi
10094 Elizabeth Lake Rd White Lake, MI	3.0	2.0	1872	$3,000	$1.60	24d	1	1.34mi

Listing history 12 events

1. 2026-06-18
   days on market $90,000 Active 16 DOM
2. 2026-06-17
   days on market $90,000 Active 15 DOM
3. 2026-06-16
   days on market $90,000 Active 14 DOM
4. 2026-06-15
   days on market $90,000 Active 13 DOM
5. 2026-06-13
   days on market $90,000 Active 11 DOM
6. 2026-06-13
   days on market $90,000 Active 10 DOM
7. 2026-06-09
   days on market $90,000 Active 7 DOM
8. 2026-06-08
   days on market $90,000 Active 6 DOM
9. 2026-06-07
   days on market $90,000 Active 5 DOM
10. 2026-06-04
    days on market $90,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark

    Show marketing remark (1610 chars)

    Enjoy easy living in this beautifully updated 3-bedroom, 2-bath home located in the highly desirable Cranberry Lake 55+ Community. Offering 1,625 square feet of comfortable living space and situated on a premium lot with no rear neighbors, this home combines privacy, convenience, and thoughtful updates throughout. Step inside to find a spacious and inviting layout featuring newer flooring and carpet throughout much of the home, creating a fresh and modern feel. Major updates have already been completed for peace of mind, including a newer furnace approximately 5 months old and a tankless hot water heater approximately 3 months old providing efficient, instant hot water. The generous living spaces offer flexibility for both relaxing and entertaining, while large windows allow for plenty of natural light throughout the home. Outside, the covered carport provides protected parking and additional convenience, along with a nicely built storage shed underneath for extra storage space. One of the standout features of this property is the covered back deck overlooking the open rear setting with no homes directly behind, creating the perfect place to enjoy quiet mornings, evening gatherings, or simply unwind outdoors in privacy. Residents of Cranberry Lake enjoy access to the community clubhouse, lake access, and a welcoming neighborhood atmosphere. Conveniently located within the Huron Valley School District and close to shopping, dining, and everyday amenities, this move-in ready home offers comfort, updates, and an excellent location all in one package. Buyers must be approved by the park.

12. 2026-06-02
    listed $90,000 Active 1 DOM

    Show marketing remark (1610 chars)

    Enjoy easy living in this beautifully updated 3-bedroom, 2-bath home located in the highly desirable Cranberry Lake 55+ Community. Offering 1,625 square feet of comfortable living space and situated on a premium lot with no rear neighbors, this home combines privacy, convenience, and thoughtful updates throughout. Step inside to find a spacious and inviting layout featuring newer flooring and carpet throughout much of the home, creating a fresh and modern feel. Major updates have already been completed for peace of mind, including a newer furnace approximately 5 months old and a tankless hot water heater approximately 3 months old providing efficient, instant hot water. The generous living spaces offer flexibility for both relaxing and entertaining, while large windows allow for plenty of natural light throughout the home. Outside, the covered carport provides protected parking and additional convenience, along with a nicely built storage shed underneath for extra storage space. One of the standout features of this property is the covered back deck overlooking the open rear setting with no homes directly behind, creating the perfect place to enjoy quiet mornings, evening gatherings, or simply unwind outdoors in privacy. Residents of Cranberry Lake enjoy access to the community clubhouse, lake access, and a welcoming neighborhood atmosphere. Conveniently located within the Huron Valley School District and close to shopping, dining, and everyday amenities, this move-in ready home offers comfort, updates, and an excellent location all in one package. Buyers must be approved by the park.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,972
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$2,618
• Taxable income: $10,677
• Est. tax owed @ 24.0%: −$2,562
• After-tax cash flow: $8,912/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath home in the Cranberry Lake 55+ Community is in good condition with recent updates, offering a comfortable and inviting living space.

Value-add opportunities

• Resale paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale replace carpet — New carpet improves comfort and reduces maintenance
• Both update bathrooms — Modernizing bathrooms can significantly increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale replace carpet — New carpet improves comfort and reduces maintenance ↑
• Both update bathrooms — Modernizing bathrooms can significantly increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Huron Valley Schools
• NCES district ID: 2618990
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $76,011
• Composite: 44.39/100
• National rank: #2815
• State rank: #87 of 540 in MI

Livability — White Lake

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

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 17,856
• 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

• 2026-06-02 Listed $90,000 MiRealSource-MiMLS
• 2026-06-02 Listed $90,000 REALCOMP