776 Heights Rd · Orion, MI 48362

$369,000

2 bd · 2.0 ba · 1,341 sqft · SingleFamily public records · 22 Days on market

Built 1950 6,098 sqft lot Est $339k · 9% over

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Why this score? — see what drove the D- 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 +13.7/30.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• ARV discount +3.6/15.0
• 1% rule +2.8/10.0
• 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

Welcome home to this charming, light-filled, 4-bedroom residence, perfectly situated on a deep corner lot in the heart of a vibrant Lake Orion community. This home offers the ultimate lakeside lifestyle, located just a short, scenic walk from two private neighborhood parks with docks, water access and picnic areas. Launch your kayak and enjoy paddling beautiful Lake Orion, home to great blue herons, bald eagles and osprey. Inside, the home balances traditional comfort with a bright, airy floor plan. The main level features a cozy kitchen equipped with sleek stainless steel appliances, warm wood cabinetry, and durable ceramic tile flooring, making it a functional and inviting space for morning coffee or family meals. For those seeking flexibility, the rare first-floor bedroom provides the perfect setup for a guest room, a home office, or easy-access living. The living spaces flow naturally toward the outdoors, where large windows frame views of the lush, mature greenery surrounding the property. The circular staircase leads to three additional bedrooms and the second bathroom. Outside, you'll find two cozy brick patios and a winding sidewalk leading to a beautiful brick driveway. Car enthusiasts and hobbyists will find their sanctuary in the oversized, detached 2.5-car garage. More than just a place for vehicles, this structure features a spacious attic with high ceilings that allow you to walk around comfortably, providing incredible storage or potential for a dedicated workshop. The house and garage hardi-plank fiber cement siding and a new high-efficiency furnace. Nestled near local parks and the charming amenities of the village, this home combines the peace of a deep, grassy lot with the adventure of lake-access living.

Key facts

• Lakeside lifestyle
• First-floor bedroom
• Cozy brick patios

Tags

• DEEP CORNER LOT
• LAKESIDE LIFESTYLE
• PRIVATE NEIGHBORHOOD PARKS
• WATER ACCESS
• FIRST-FLOOR BEDROOM
• COZY BRICK PATIOS

Property features AI

Finance

• Other: Located in LAKE ORION HEIGHTS subdivision; Cross streets: Heights Rd and Kings Circle
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Two levels; Fiber cement exterior
• Construction: Fiber cement construction
• Exterior features: Irregular lot; Lot approximately 0.14 acres; No pool

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Disposal
• Bedrooms: Total of 9 rooms (bedrooms included)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $25 ($297/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 $287k (22.1% below list).
• Recommended offer: $287k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $11k 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

• It's been on market 22 days — a 2% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $287,438 (22.1% below list)

Questions for the listing agent

1. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $339,273
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915 Dollar Bay Dr	0.32mi	3/1.5 (+1)	1,378 (+3%)	3mo	$280,000	$203	71
567 Bellevue Ave	0.32mi	2/2.0	1,504 (+12%)	0mo	$502,000	$334	65
108 Highland Ave	0.51mi	2/1.5	1,320 (-2%)	10mo	$730,000	$553	63
694 Ferndale Ave	0.34mi	3/1.0 (+1)	1,286 (-4%)	7mo	$258,100	$201	62
816 Vernita Dr	0.50mi	3/2.0 (+1)	1,390 (+4%)	6mo	$320,000	$230	60
985 Fairledge St	0.50mi	3/1.5 (+1)	1,382 (+3%)	5mo	$215,000	$156	60
561 Bellevue Ave	0.31mi	3/2.0 (+1)	1,510 (+13%)	1mo	$630,000	$417	58
561 Bellevue Ave	0.31mi	3/2.0 (+1)	1,510 (+13%)	10mo	$610,000	$404	51
654 Alan Dr	0.62mi	3/1.5 (+1)	1,448 (+8%)	5mo	$275,000	$190	47
390 Oakland St	0.54mi	3/1.0 (+1)	1,416 (+6%)	13mo	$312,000	$220	46
231 O'connor St	0.63mi	3/2.0 (+1)	1,536 (+14%)	0mo	$670,000	$436	41
980 Sherry Dr	0.70mi	3/1.5 (+1)	1,200 (-10%)	7mo	$304,000	$253	37

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-58,359
• Equity at exit: $55,019

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-49,368
• Equity at exit: $31,904

Cash invested: $103,320 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,874 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $25

Break-even live

Break-even rent $2,843

Max offer price $369,000

Occupancy floor 94%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Kimberly Lake Orion, MI	1.0–2.0	1.0–1.5	985	$1,149	$1.17	1d	6	0.90mi
442 Mystic Cove Ln Lake Orion, MI	2.0–4.0	2.0–3.0	1989	$4,850	$2.44	1d	4	0.98mi
120 S Broadway St Lake Orion, MI	2.0	2.0	1065	$2,950	$2.77	14d	1	1.11mi

Listing history 16 events

1. 2026-06-18
   days on market $369,000 Active 22 DOM
2. 2026-06-17
   days on market $369,000 Active 21 DOM
3. 2026-06-16
   days on market $369,000 Active 20 DOM
4. 2026-06-15
   days on market $369,000 Active 19 DOM
5. 2026-06-13
   days on market $369,000 Active 17 DOM
6. 2026-06-10
   price $369,000 Active 13 DOM
7. 2026-06-09
   days on market $399,000 Active 13 DOM
8. 2026-06-08
   days on market $399,000 Active 12 DOM
9. 2026-06-07
   days on market $399,000 Active 11 DOM
10. 2026-06-04
    days on market $399,000 Active 8 DOM
11. 2026-06-03
    days on market $399,000 Active 7 DOM
12. 2026-06-02
    days on market $399,000 Active 6 DOM
13. 2026-06-01
    days on market $399,000 Active 5 DOM
14. 2026-05-31
    days on market $399,000 Active 4 DOM
15. 2026-05-27
    listed $399,000 Active

    Show marketing remark (1753 chars)

    Welcome home to this charming, light-filled, 4-bedroom residence, perfectly situated on a deep corner lot in the heart of a vibrant Lake Orion community. This home offers the ultimate lakeside lifestyle, located just a short, scenic walk from two private neighborhood parks with docks, water access and picnic areas. Launch your kayak and enjoy paddling beautiful Lake Orion, home to great blue herons, bald eagles and osprey. Inside, the home balances traditional comfort with a bright, airy floor plan. The main level features a cozy kitchen equipped with sleek stainless steel appliances, warm wood cabinetry, and durable ceramic tile flooring, making it a functional and inviting space for morning coffee or family meals. For those seeking flexibility, the rare first-floor bedroom provides the perfect setup for a guest room, a home office, or easy-access living. The living spaces flow naturally toward the outdoors, where large windows frame views of the lush, mature greenery surrounding the property. The circular staircase leads to three additional bedrooms and the second bathroom. Outside, you'll find two cozy brick patios and a winding sidewalk leading to a beautiful brick driveway. Car enthusiasts and hobbyists will find their sanctuary in the oversized, detached 2.5-car garage. More than just a place for vehicles, this structure features a spacious attic with high ceilings that allow you to walk around comfortably, providing incredible storage or potential for a dedicated workshop. The house and garage hardi-plank fiber cement siding and a new high-efficiency furnace. Nestled near local parks and the charming amenities of the village, this home combines the peace of a deep, grassy lot with the adventure of lake-access living.

16. 2026-05-27
    listed $399,000 Active 1753-char remark

    Show marketing remark (1753 chars)

    Welcome home to this charming, light-filled, 4-bedroom residence, perfectly situated on a deep corner lot in the heart of a vibrant Lake Orion community. This home offers the ultimate lakeside lifestyle, located just a short, scenic walk from two private neighborhood parks with docks, water access and picnic areas. Launch your kayak and enjoy paddling beautiful Lake Orion, home to great blue herons, bald eagles and osprey. Inside, the home balances traditional comfort with a bright, airy floor plan. The main level features a cozy kitchen equipped with sleek stainless steel appliances, warm wood cabinetry, and durable ceramic tile flooring, making it a functional and inviting space for morning coffee or family meals. For those seeking flexibility, the rare first-floor bedroom provides the perfect setup for a guest room, a home office, or easy-access living. The living spaces flow naturally toward the outdoors, where large windows frame views of the lush, mature greenery surrounding the property. The circular staircase leads to three additional bedrooms and the second bathroom. Outside, you'll find two cozy brick patios and a winding sidewalk leading to a beautiful brick driveway. Car enthusiasts and hobbyists will find their sanctuary in the oversized, detached 2.5-car garage. More than just a place for vehicles, this structure features a spacious attic with high ceilings that allow you to walk around comfortably, providing incredible storage or potential for a dedicated workshop. The house and garage hardi-plank fiber cement siding and a new high-efficiency furnace. Nestled near local parks and the charming amenities of the village, this home combines the peace of a deep, grassy lot with the adventure of lake-access living.

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $3,784 · $315/mo
• Expected delta: +$1,898/yr (+$158/mo · 100.7%)

ⓘ 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: $34,493
• − Mortgage interest: −$20,670
• − Property taxes: −$1,886
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,759
• − Management: −$2,759
• − Depreciation: −$10,735
• Taxable loss: −$6,161
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $1,776/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 — Orion

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

Census & demographics

• City population: 10,401
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $399,000 REALCOMP
• 2026-05-27 Listed $399,000 MiRealSource-MiMLS

Property tax history

+3.8%/yr

Latest (2025): $1,886 · +2.7% YoY. Source: county tax records.