1290 Bablon Dr Dr · White Lake, MI 48386

$229,900

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 144 Days on market

Built 1958 0.39 ac lot $132/sqft · 14% below area Est $266k · 14% 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 +24.0/30.0
• ARV discount +13.7/15.0
• DSCR +7.7/10.0
• 1% rule +7.1/10.0
• 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

Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 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).
• This rent runs 37% of the median local income ($90k/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

• It's been on market 144 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $140k; list at $230k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1958 — 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: 1.21% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (median comp): $266,463
• List price: $229,900
• Delta: -13.72%
• 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
9580 Chaumont Dr	0.55mi	3/2.0	1,728 (-1%)	4mo	$360,000	$208	70
1140 Round Lake Rd	0.17mi	3/1.0	1,950 (+12%)	5mo	$231,000	$118	64
9523 Chaumont Dr	0.56mi	3/2.0	1,710 (-2%)	9mo	$365,000	$213	63
6026 Venice Dr	0.62mi	3/2.0	1,728 (-1%)	9mo	$402,000	$233	63
9842 Cedar Island Rd	0.73mi	3/2.0	1,801 (+4%)	1mo	$430,000	$239	59
9160 Maplewood Dr	0.20mi	3/1.0	1,990 (+14%)	9mo	$225,000	$113	55
9333 Beechcrest St	0.58mi	2/1.0 (-1)	1,768 (+2%)	7mo	$183,350	$104	55
8915 Gittins St	0.74mi	3/2.5	1,644 (-6%)	0mo	$417,500	$254	54
915 Preserve Ln	0.61mi	3/2.5	1,901 (+9%)	5mo	$575,000	$302	50
8760 Cooley Beach Dr	0.58mi	4/2.0 (+1)	1,600 (-8%)	6mo	$295,000	$184	49
9125 Mandon Rd	0.51mi	3/1.0	1,954 (+12%)	10mo	$263,000	$135	44
837 Preserve Ln	0.73mi	3/2.5	1,992 (+14%)	8mo	$700,000	$351	33

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-8,492
• Equity at exit: $34,279

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $30,038
• Equity at exit: $19,878

Cash invested: $64,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,789 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$452 /mo · $5,428/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $449

Break-even live

Break-even rent $2,220

Max offer price $229,900

Occupancy floor 79%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8020 Wadi White Lake, MI	2.0	2.0	1352	$2,512	$1.86	1d	16	1.15mi
486 Charlevoix St Commerce Township, MI	3.0	2.0	1740	$3,500	$2.01	1d	1	1.18mi
336 Rustic Cir White Lake, MI	3.0	1.0	1562	$2,450	$1.57	2d	1	1.23mi

Listing history 33 events

1. 2026-06-18
   days on market $229,900 Active 144 DOM
2. 2026-06-17
   days on market $229,900 Active 143 DOM
3. 2026-06-16
   days on market $229,900 Active 142 DOM
4. 2026-06-15
   days on market $229,900 Active 141 DOM
5. 2026-06-13
   days on market $229,900 Active 139 DOM
6. 2026-06-13
   days on market $229,900 Active 138 DOM
7. 2026-06-09
   days on market $229,900 Active 135 DOM
8. 2026-06-08
   days on market $229,900 Active 134 DOM
9. 2026-06-07
   days on market $229,900 Active 133 DOM
10. 2026-06-04
    days on market $229,900 Active 130 DOM
11. 2026-06-03
    days on market $229,900 Active 129 DOM
12. 2026-06-02
    days on market $229,900 Active 128 DOM
13. 2026-06-01
    days on market $229,900 Active 127 DOM
14. 2026-05-31
    days on market $229,900 Active 126 DOM
15. 2026-05-09
    status Active 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

16. 2026-05-09
    status Active 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

17. 2026-03-27
    status Pending 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

18. 2026-03-27
    historical 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

19. 2026-03-04
    status Pending 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

20. 2026-03-04
    status Pending 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

21. 2026-02-18
    status Active 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

22. 2026-02-17
    status Active 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

23. 2026-02-05
    historical 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

24. 2025-12-13
    price $229,900 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

25. 2025-12-12
    price $229,900 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

26. 2025-11-10
    listed $241,000 Active 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

27. 2025-11-10
    listed $241,000 Active 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

28. 2025-11-08
    historical $241,000 462-char remark

    Show marketing remark (462 chars)

    Take advantage of this fantastic opportunity today. Spend the cold winter months finishing the house and be ready for lake living in June! Beautiful canal frontage to All-Sports Round Lake. Huge . 39 acre lot. 2-car attached garage. 3 bedrooms up with a dual entry full bath, bedroom / office and full bath on the entry level. The house needs expensive repairs and renovations. Please have your agent read the agent remarks. Subject to court approval. Cash only.

29. 2020-06-29
    soldstatus $140,000
30. 1990-10-31
    soldstatus $97,000
31. 1990-10-01
    soldstatus $97,000
32. 1989-05-03
    soldstatus $71,500
33. 1989-04-01
    soldstatus $71,500

ⓘ 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: $5,428 · $452/mo
• Projected year-2 tax: $5,428 · $452/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 14 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: $33,465
• − Mortgage interest: −$12,878
• − Property taxes: −$5,428
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − Depreciation: −$6,688
• Taxable income: $1,967
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $4,920/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 — 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

+221.5% since first listed

19 events — show timeline

• 2026-05-09 Relisted — MiRealSource-MiMLS
• 2026-05-09 Relisted — REALCOMP
• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-04 Pending — MiRealSource-MiMLS
• 2026-03-04 Pending — REALCOMP
• 2026-02-18 Relisted — MiRealSource-MiMLS
• 2026-02-17 Relisted — REALCOMP
• 2026-02-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-13 Price Changed $229,900 MiRealSource-MiMLS
• 2025-12-12 Price Changed $229,900 REALCOMP
• 2025-11-10 Listed $241,000 MiRealSource-MiMLS
• 2025-11-10 Listed $241,000 REALCOMP
• 2025-11-08 Coming Soon $241,000 MiRealSource-MiMLS
• 2020-06-29 Sold (Public Records) $140,000 Public Records
• 1990-10-31 Sold (Public Records) $97,000 Public Records
• 1990-10-01 Sold (Public Records) $97,000 Public Records
• 1989-05-03 Sold (Public Records) $71,500 Public Records
• 1989-04-01 Sold (Public Records) $71,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $5,428 · -26.9% YoY. Source: county tax records.