569 Hendrickson Blvd · Clawson, MI 48017

$315,000

3 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 19 Days on market

Built 1976 0.27 ac lot $205/sqft · 10% above area Est $369k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +8.0/30.0
• Livability +4.6/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained home featuring numerous recent updates and plenty of space for comfortable living. The freshly painted living room and kitchen create a bright and inviting atmosphere, while the large family room offers the perfect space for relaxing or entertaining guests. Recent improvements include new vinyl flooring in the basement, a new garage door, and a new roof installed in 2024, providing added value and peace of mind for the next homeowner. The home also features a newer furnace and A/C unit installed in 2020 for year-round comfort and efficiency. With its thoughtful updates, spacious layout, and well-cared-for condition, this home is a wonderful opportunity for buyers looking for both comfort and convenience

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• Other: Listing broker: EXP Realty Plymouth

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Mid-level entry with steps
• Construction: Brick and vinyl siding exterior
• Exterior features: Paved road access; Lot approximately 0.27 acres (55 x 207); Subdivision: SAMUEL GROVES

Interior

• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished daylight walk-out basement with walk-out access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (27.2% below list).
• Recommended offer: $229k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Clawson — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 92/100 on livability (#2 in MI, #34 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Clawson Public Schools (suburban): math 33% / reading 55% proficiency, ranked #148 of 540 in MI (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 31% of the median local income ($89k/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 $9k 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 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $144k; list at $315k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $229,229 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (median comp): $368,907
• List price: $315,000
• Delta: -14.61%
• 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
518 Roth Blvd	0.17mi	3/1.5	1,585 (+3%)	10mo	$317,500	$200	76
927 Goodale Ave	0.34mi	3/2.0	1,615 (+5%)	7mo	$307,000	$190	70
151 Highland Ave	0.57mi	3/2.0	1,635 (+6%)	1mo	$355,000	$217	62
108 High St	0.39mi	2/2.0 (-1)	1,600 (+4%)	10mo	$285,000	$178	61
70 Knollwood Blvd	0.54mi	3/1.5	1,475 (-4%)	8mo	$315,000	$214	60
151 Fisher Ct	0.38mi	3/2.0	1,381 (-10%)	8mo	$320,000	$232	59
1652 Van Courtland Dr	0.69mi	3/2.0	1,601 (+4%)	4mo	$285,000	$178	57
325 Lyons Dr	0.72mi	3/1.0	1,501 (-2%)	4mo	$260,000	$173	56
1683 Kirkton Dr	0.69mi	3/2.0	1,462 (-5%)	9mo	$231,000	$158	53
304 Huntley Ave	0.59mi	4/2.0 (+1)	1,383 (-10%)	10mo	$317,000	$229	43
1393 Key West Dr	0.73mi	3/1.5	1,370 (-11%)	6mo	$315,000	$230	41
260 Kenyon Dr	0.71mi	3/1.5	1,762 (+15%)	2mo	$299,000	$170	39

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-71,170
• Equity at exit: $46,968

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-87,879
• Equity at exit: $27,235

Cash invested: $88,200 (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 48017

• Active inventory: 56
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$344 /mo · $4,126/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-316

Break-even live

Break-even rent $2,692

Max offer price $259,165

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-227	+0% $-316	+5% $-405	+10% $-494
Rent	-10% $-497	-5% $-407	+0% $-316	+5% $-226	+10% $-135
Rate	-1.0pp $-157	-0.5pp $-236	base $-316	+0.5pp $-398	+1.0pp $-481

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
460 Lincoln Ave Clawson, MI	2.0	1.0	1100	$1,600	$1.45	25d	1	0.36mi
516 N Main St Clawson, MI	2.0	2.0	1515	$2,986	$1.97	0d	1	0.44mi
3810 S Rochester Rd Royal Oak, MI	2.0	1.5	1208	$1,800	$1.49	25d	1	0.83mi
1115 Birchwood Ave Troy, MI	3.0	2.5	1590	$2,500	$1.57	0d	1	0.85mi
1712 Midtown Cir Royal Oak, MI	2.0–3.0	2.0–2.5	1550	$2,765	$1.78	0d	11	0.90mi
1608 Bauman Ave Royal Oak, MI	3.0	1.5	1233	$2,300	$1.87	0d	1	0.98mi
155 Amelia St Royal Oak, MI	1.0–4.0	1.0–2.5	971	$1,770	$1.82	4d	7	1.02mi
173 Algansee Dr Troy, MI	3.0	2.0	1290	$2,200	$1.71	19d	1	1.04mi
500 Coachman Dr Troy, MI	1.0–2.0	1.0	950	$1,440	$1.52	3d	16	1.27mi
561 Kirts Blvd Troy, MI	1.0–2.0	1.0–1.5	975	$1,899	$1.95	4d	18	1.42mi
614 E 13 Mile Rd Royal Oak, MI	2.0	1.0	1434	$2,995	$2.09	0d	1	1.45mi
2860 Charter Dr Troy, MI	1.0–3.0	1.0–2.0	925	$2,090	$2.26	0d	23	1.46mi

Listing history 31 events

1. 2026-06-21
   days on market $315,000 Active 19 DOM
2. 2026-06-18
   status $315,000 Active 16 DOM
3. 2026-05-31
   status $315,000 Pending 16 DOM

   Show marketing remark (744 chars)

   Welcome to this well-maintained home featuring numerous recent updates and plenty of space for comfortable living. The freshly painted living room and kitchen create a bright and inviting atmosphere, while the large family room offers the perfect space for relaxing or entertaining guests. Recent improvements include new vinyl flooring in the basement, a new garage door, and a new roof installed in 2024, providing added value and peace of mind for the next homeowner. The home also features a newer furnace and A/C unit installed in 2020 for year-round comfort and efficiency. With its thoughtful updates, spacious layout, and well-cared-for condition, this home is a wonderful opportunity for buyers looking for both comfort and convenience

4. 2026-05-31
   days on market $315,000 Active 16 DOM

   Show marketing remark (744 chars)

   Welcome to this well-maintained home featuring numerous recent updates and plenty of space for comfortable living. The freshly painted living room and kitchen create a bright and inviting atmosphere, while the large family room offers the perfect space for relaxing or entertaining guests. Recent improvements include new vinyl flooring in the basement, a new garage door, and a new roof installed in 2024, providing added value and peace of mind for the next homeowner. The home also features a newer furnace and A/C unit installed in 2020 for year-round comfort and efficiency. With its thoughtful updates, spacious layout, and well-cared-for condition, this home is a wonderful opportunity for buyers looking for both comfort and convenience

5. 2026-05-15
   listed $340,000 Active 744-char remark

   Show marketing remark (744 chars)

   Welcome to this well-maintained home featuring numerous recent updates and plenty of space for comfortable living. The freshly painted living room and kitchen create a bright and inviting atmosphere, while the large family room offers the perfect space for relaxing or entertaining guests. Recent improvements include new vinyl flooring in the basement, a new garage door, and a new roof installed in 2024, providing added value and peace of mind for the next homeowner. The home also features a newer furnace and A/C unit installed in 2020 for year-round comfort and efficiency. With its thoughtful updates, spacious layout, and well-cared-for condition, this home is a wonderful opportunity for buyers looking for both comfort and convenience

6. 2026-05-15
   listed $340,000 Active 744-char remark

   Show marketing remark (744 chars)

   Welcome to this well-maintained home featuring numerous recent updates and plenty of space for comfortable living. The freshly painted living room and kitchen create a bright and inviting atmosphere, while the large family room offers the perfect space for relaxing or entertaining guests. Recent improvements include new vinyl flooring in the basement, a new garage door, and a new roof installed in 2024, providing added value and peace of mind for the next homeowner. The home also features a newer furnace and A/C unit installed in 2020 for year-round comfort and efficiency. With its thoughtful updates, spacious layout, and well-cared-for condition, this home is a wonderful opportunity for buyers looking for both comfort and convenience

7. 2007-05-04
   soldstatus $143,500

   Show marketing remark (378 chars)

   CHARMING BRICK HOME! FEATURES AWESOME CURB APPEAL, HUGE LOT, THREE HUGE BEDROOMS, SPACIOUS INTERIOR, AND SO MUCH MORE! JUST A WONDERFUL HOME, ABSOLUTE MUST SEE! SOLD AS IS. ALL INFO ESTIMATED ONLY. GET OFFER PACKAGE FROM LIST OFFICE. LIST AGENT HAS NO INFO ON CONDITION. BUYER'S AGENT TO PREVIEW. TAKE A LOOK! S. O. COMM. BASED ON NET SALE PRICE. NO COMM. TO BUYER WHO IS AGENT.

8. 2007-05-04
   soldstatus $143,500

   Show marketing remark (378 chars)

   CHARMING BRICK HOME! FEATURES AWESOME CURB APPEAL, HUGE LOT, THREE HUGE BEDROOMS, SPACIOUS INTERIOR, AND SO MUCH MORE! JUST A WONDERFUL HOME, ABSOLUTE MUST SEE! SOLD AS IS. ALL INFO ESTIMATED ONLY. GET OFFER PACKAGE FROM LIST OFFICE. LIST AGENT HAS NO INFO ON CONDITION. BUYER'S AGENT TO PREVIEW. TAKE A LOOK! S. O. COMM. BASED ON NET SALE PRICE. NO COMM. TO BUYER WHO IS AGENT.

9. 2007-04-12
   listed $147,900

   Show marketing remark (378 chars)

   CHARMING BRICK HOME! FEATURES AWESOME CURB APPEAL, HUGE LOT, THREE HUGE BEDROOMS, SPACIOUS INTERIOR, AND SO MUCH MORE! JUST A WONDERFUL HOME, ABSOLUTE MUST SEE! SOLD AS IS. ALL INFO ESTIMATED ONLY. GET OFFER PACKAGE FROM LIST OFFICE. LIST AGENT HAS NO INFO ON CONDITION. BUYER'S AGENT TO PREVIEW. TAKE A LOOK! S. O. COMM. BASED ON NET SALE PRICE. NO COMM. TO BUYER WHO IS AGENT.

10. 2007-04-12
    historical

    Show marketing remark (378 chars)

    CHARMING BRICK HOME! FEATURES AWESOME CURB APPEAL, HUGE LOT, THREE HUGE BEDROOMS, SPACIOUS INTERIOR, AND SO MUCH MORE! JUST A WONDERFUL HOME, ABSOLUTE MUST SEE! SOLD AS IS. ALL INFO ESTIMATED ONLY. GET OFFER PACKAGE FROM LIST OFFICE. LIST AGENT HAS NO INFO ON CONDITION. BUYER'S AGENT TO PREVIEW. TAKE A LOOK! S. O. COMM. BASED ON NET SALE PRICE. NO COMM. TO BUYER WHO IS AGENT.

11. 2007-03-20
    historical
12. 2007-03-19
    listed $147,900
13. 2007-03-13
    historical
14. 2007-02-21
    listed $147,900
15. 2007-02-21
    historical
16. 2007-02-09
    listed $157,000
17. 2007-02-08
    historical
18. 2007-01-16
    listed $157,000
19. 2007-01-16
    historical
20. 2006-12-15
    listed $184,500
21. 2006-12-15
    historical
22. 2006-11-07
    listed $204,900
23. 2006-11-07
    historical
24. 2006-10-11
    listed $147,900
25. 2006-10-11
    listed $216,000
26. 2000-05-15
    soldstatus $175,000
27. 2000-03-29
    soldstatus $175,000
28. 2000-02-26
    historical
29. 1999-12-20
    listed $178,900
30. 1989-06-15
    soldstatus $97,000
31. 1989-06-01
    soldstatus $97,000

ⓘ 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: $4,126 · $344/mo
• Projected year-2 tax: $4,488 · $374/mo
• Expected delta: +$362/yr (+$30/mo · 8.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,507
• − Mortgage interest: −$17,645
• − Property taxes: −$4,126
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$9,164
• Taxable loss: −$9,403
• Est. tax savings @ 24.0%: +$2,257
• After-tax cash flow: $-1,536/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: Clawson Public Schools
• NCES district ID: 2609930
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $56,014
• Composite: 38.3/100
• National rank: #4230
• State rank: #148 of 540 in MI

Livability — Clawson

• Score: 92/100
• State rank: #2
• US rank: #34

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clawson, MI
• County: Oakland County · 1,009,092 people
• City population: 11,350
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 11,350
• Household income: $88,812
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 148.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 5%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2%

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: ▼ -392.39%
• Current HPI: 220.2798
• 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

+224.7% since first listed

31 events — show timeline

• 2026-05-31 Pending — MiRealSource-MiMLS
• 2026-05-31 Pending — REALCOMP
• 2026-05-26 Price Changed $315,000 MiRealSource-MiMLS
• 2026-05-26 Price Changed $315,000 REALCOMP
• 2026-05-15 Listed $340,000 REALCOMP
• 2026-05-15 Listed $340,000 MiRealSource-MiMLS
• 2007-05-04 Sold (MLS) $143,500 MiRealSource-MiMLS
• 2007-05-04 Sold (MLS) $143,500 REALCOMP
• 2007-04-12 Listing Removed — MiRealSource-MiMLS
• 2007-04-12 Listed $147,900 REALCOMP
• 2007-03-20 Listing Removed — REALCOMP
• 2007-03-19 Listed $147,900 REALCOMP
• 2007-03-13 Listing Removed — REALCOMP
• 2007-02-21 Listing Removed — REALCOMP
• 2007-02-21 Listed $147,900 REALCOMP
• 2007-02-09 Listed $157,000 REALCOMP
• 2007-02-08 Listing Removed — REALCOMP
• 2007-01-16 Listing Removed — REALCOMP
• 2007-01-16 Listed $157,000 REALCOMP
• 2006-12-15 Listing Removed — REALCOMP
• 2006-12-15 Listed $184,500 REALCOMP
• 2006-11-07 Listing Removed — REALCOMP
• 2006-11-07 Listed $204,900 REALCOMP
• 2006-10-11 Listed $216,000 REALCOMP
• 2006-10-11 Listed $147,900 MiRealSource-MiMLS
• 2000-05-15 Sold (Public Records) $175,000 Public Records
• 2000-03-29 Sold (MLS) $175,000 MiRealSource-MiMLS
• 2000-02-26 Listing Removed — MiRealSource-MiMLS
• 1999-12-20 Listed $178,900 MiRealSource-MiMLS
• 1989-06-15 Sold (Public Records) $97,000 Public Records
• 1989-06-01 Sold (Public Records) $97,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,126 · +6.7% YoY. Source: county tax records.