3503 Minton Rd · Orion, MI 48359

$200,000

3 bd · 1.0 ba · 1,133 sqft · SingleFamily public records · 50 Days on market

Built 1954 0.25 ac lot $177/sqft · 23% below area Est $261k · 23% under ↓ 11% since listing

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.7/10.0
• Schools +5.1/10.0
• 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

There's a certain honesty to a home like this, showing where it's been while leaving the next chapter wide open. Plainly stated, this property needs work and is best suited for a buyer who is ready, willing, and able to take on improvements. In return, the price reflects that opportunity and is intentionally positioned to reward your investment. Set on a large corner lot, this ranch offers a straightforward layout with solid potential. The front living room is centered around a bay window that brings in natural light, while the family room features a doorwall to the backyard, creating an easy connection between indoor and outdoor spaces. The kitchen and dining area are generously sized with ample cabinetry, all appliances included, and room for a full table. The home has had some updates over the years, though there is visible wear throughout. The attached garage requires immediate attention due to water penetration. Even so, the structure and layout provide a strong starting point for renovation and customization. Outside, the yard offers usable space along with an existing deck, and with no HOA, you have the flexibility to make improvements that suit your plans. The property is being sold as-is, where-is. The seller will make no repairs. This is an opportunity for an investor or buyer with vision to breathe new life into a well-loved home. There is no FHA/VA/Conventional mortgage opportunity here. We prefer a cash buyer with a quick closing. Be aware the property is under video surveillance; please be respectful of the property during showings. Additional details available in documents.

Key facts

• Large corner lot
• Ample cabinetry
• Bay window

Tags

• LARGE CORNER LOT
• BAY WINDOW
• DOORWALL TO BACKYARD
• GENEROUSLY SIZED KITCHEN
• AMPLE CABINETRY
• EXISTING DECK

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Attached garage; Driveway; Garage door opener; Garage faces side; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (ground-level entry)
• Construction: Wood siding; Asphalt roof; Slab foundation; Built as residential single-family
• Exterior features: Deck; Backyard fencing — fenced; Shed(s); Corner lot; Paved road access

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Range hood; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Smart thermostat; 7 total rooms
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% 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.
• 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: 50 active listings in the ZIP; solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 30% of the median local income ($93k/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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 1.17% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (median comp): $260,522
• List price: $200,000
• Delta: -23.23%
• 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
2570 Flintridge St	0.21mi	3/1.0	1,117 (-1%)	11mo	$280,000	$251	79
3909 Queensbury Rd	0.31mi	3/1.0	1,100 (-3%)	5mo	$267,000	$243	77
2489 PETERS St	0.15mi	3/1.0	1,210 (+7%)	12mo	$260,000	$215	72
2489 Peters St	0.15mi	3/1.0	1,210 (+7%)	12mo	$260,000	$215	72
3660 Coleport St	0.16mi	3/1.0	1,000 (-12%)	2mo	$265,000	$265	71
2512 Flintridge St	0.14mi	3/1.0	1,225 (+8%)	11mo	$260,600	$213	71
3657 Coleport St	0.17mi	3/2.0	1,213 (+7%)	8mo	$297,000	$245	70
3756 Gainesborough Dr	0.28mi	4/1.0 (+1)	1,188 (+5%)	12mo	$260,000	$219	64
3653 Joslyn Rd	0.29mi	3/1.0	1,008 (-11%)	6mo	$220,000	$218	63
3886 Queensbury Rd	0.31mi	2/1.0 (-1)	1,056 (-7%)	11mo	$245,000	$232	60
2465 Liter Rd	0.24mi	2/2.0 (-1)	1,283 (+13%)	4mo	$235,000	$183	54
3942 Joslyn Rd	0.50mi	3/1.0	964 (-15%)	9mo	$235,000	$244	44

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $5,713
• Equity at exit: $29,821

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $53,942
• Equity at exit: $17,292

Cash invested: $56,000 (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 48359

• Active inventory: 50
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $599

Break-even live

Break-even rent $1,587

Max offer price $200,000

Occupancy floor 69%

Sensitivity live

Price	-10% $712	-5% $656	+0% $599	+5% $543	+10% $486
Rent	-10% $414	-5% $507	+0% $599	+5% $692	+10% $785
Rate	-1.0pp $700	-0.5pp $650	base $599	+0.5pp $547	+1.0pp $495

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $200,000 Active 50 DOM
2. 2026-06-17
   days on market $200,000 Active 49 DOM
3. 2026-06-16
   days on market $200,000 Active 48 DOM
4. 2026-06-15
   days on market $200,000 Active 47 DOM
5. 2026-06-13
   days on market $200,000 Active 45 DOM
6. 2026-06-09
   days on market $200,000 Active 41 DOM
7. 2026-06-08
   days on market $200,000 Active 40 DOM
8. 2026-06-07
   days on market $200,000 Active 39 DOM
9. 2026-06-04
   days on market $200,000 Active 36 DOM
10. 2026-06-03
    days on market $200,000 Active 35 DOM
11. 2026-06-02
    days on market $200,000 Active 34 DOM
12. 2026-06-01
    days on market $200,000 Active 33 DOM
13. 2026-05-31
    days on market $200,000 Active 32 DOM
14. 2026-05-19
    price $200,000 1615-char remark

    Show marketing remark (1615 chars)

    There's a certain honesty to a home like this, showing where it's been while leaving the next chapter wide open. Plainly stated, this property needs work and is best suited for a buyer who is ready, willing, and able to take on improvements. In return, the price reflects that opportunity and is intentionally positioned to reward your investment. Set on a large corner lot, this ranch offers a straightforward layout with solid potential. The front living room is centered around a bay window that brings in natural light, while the family room features a doorwall to the backyard, creating an easy connection between indoor and outdoor spaces. The kitchen and dining area are generously sized with ample cabinetry, all appliances included, and room for a full table. The home has had some updates over the years, though there is visible wear throughout. The attached garage requires immediate attention due to water penetration. Even so, the structure and layout provide a strong starting point for renovation and customization. Outside, the yard offers usable space along with an existing deck, and with no HOA, you have the flexibility to make improvements that suit your plans. The property is being sold as-is, where-is. The seller will make no repairs. This is an opportunity for an investor or buyer with vision to breathe new life into a well-loved home. There is no FHA/VA/Conventional mortgage opportunity here. We prefer a cash buyer with a quick closing. Be aware the property is under video surveillance; please be respectful of the property during showings. Additional details available in documents.

15. 2026-05-18
    price $200,000 1627-char remark
16. 2026-04-29
    listed $225,000 Active 1627-char remark

    Show marketing remark (1615 chars)

    There's a certain honesty to a home like this, showing where it's been while leaving the next chapter wide open. Plainly stated, this property needs work and is best suited for a buyer who is ready, willing, and able to take on improvements. In return, the price reflects that opportunity and is intentionally positioned to reward your investment. Set on a large corner lot, this ranch offers a straightforward layout with solid potential. The front living room is centered around a bay window that brings in natural light, while the family room features a doorwall to the backyard, creating an easy connection between indoor and outdoor spaces. The kitchen and dining area are generously sized with ample cabinetry, all appliances included, and room for a full table. The home has had some updates over the years, though there is visible wear throughout. The attached garage requires immediate attention due to water penetration. Even so, the structure and layout provide a strong starting point for renovation and customization. Outside, the yard offers usable space along with an existing deck, and with no HOA, you have the flexibility to make improvements that suit your plans. The property is being sold as-is, where-is. The seller will make no repairs. This is an opportunity for an investor or buyer with vision to breathe new life into a well-loved home. There is no FHA/VA/Conventional mortgage opportunity here. We prefer a cash buyer with a quick closing. Be aware the property is under video surveillance; please be respectful of the property during showings. Additional details available in documents.

17. 2026-04-29
    listed $225,000 Active 1615-char remark

    Show marketing remark (1615 chars)

    There's a certain honesty to a home like this, showing where it's been while leaving the next chapter wide open. Plainly stated, this property needs work and is best suited for a buyer who is ready, willing, and able to take on improvements. In return, the price reflects that opportunity and is intentionally positioned to reward your investment. Set on a large corner lot, this ranch offers a straightforward layout with solid potential. The front living room is centered around a bay window that brings in natural light, while the family room features a doorwall to the backyard, creating an easy connection between indoor and outdoor spaces. The kitchen and dining area are generously sized with ample cabinetry, all appliances included, and room for a full table. The home has had some updates over the years, though there is visible wear throughout. The attached garage requires immediate attention due to water penetration. Even so, the structure and layout provide a strong starting point for renovation and customization. Outside, the yard offers usable space along with an existing deck, and with no HOA, you have the flexibility to make improvements that suit your plans. The property is being sold as-is, where-is. The seller will make no repairs. This is an opportunity for an investor or buyer with vision to breathe new life into a well-loved home. There is no FHA/VA/Conventional mortgage opportunity here. We prefer a cash buyer with a quick closing. Be aware the property is under video surveillance; please be respectful of the property during showings. Additional details available in documents.

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $2,270 · $189/mo
• Expected delta: +$810/yr (+$67/mo · 55.4%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,148
• − Mortgage interest: −$11,203
• − Property taxes: −$1,460
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$5,818
• Taxable income: $4,163
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $6,192/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

• County: Oakland County · 1,009,092 people
• City population: 10,401
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 10,401
• Household income: $93,125
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 292.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Asian 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 10% Lithuanian 4% Italian 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -151.39%
• Current HPI: 168.0362
• 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

-11.1% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $200,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $200,000 REALCOMP
• 2026-04-29 Listed $225,000 REALCOMP
• 2026-04-29 Listed $225,000 MiRealSource-MiMLS

Property tax history

-0.7%/yr

Latest (2025): $1,460 · +2.7% YoY. Source: county tax records.