6595 Scenic Pines Ct · Village of Clarkston, MI 48346

$310,000

3 bd · 3.5 ba · 3,287 sqft · Condo public records · 3 Days on market

Built 1998 $495/mo HOA · 20% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.3/30.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting hilltop setting in the Bluffs. This custom condo has an open floor plan with over 3400 sq ft . Tons of natural light and windows. Includes 3 spacious bedrooms ~ 3.5 baths with jetted tub in master suite. Large deck from door-wall leads to out door entertainment. A fully completed full finished lower level ~ convenience of attached 2 car garage with direct entry w/ remote. This is a private yet conveniently located tree lined property. High on the hill, this well maintained condo will not disappoint. Condo fees include water, trash, snow removal including driveway and walks.

Key facts

• Quiet wooded lot
• Versatile room
• Natural light

Tags

• QUIET WOODED LOT
• STUNNING SUNSET VIEWS
• VERSATILE ROOM
• NATURAL LIGHT
• COZY FAMILY ROOM
• FIREPLACE

Property features AI

Finance

• Other: Subdivision: The Clarkston Bluffs II; Located in Independence Township (mailing city Clarkston)
• HOA & community: Monthly association fee of $495; Association covers lawn maintenance, snow removal, trash removal, water/sewer, and exterior maintenance

Exterior

• Parking: Attached garage with electric in garage; 2 parking spaces in garage
• Utilities: Public water; Public sewer at street; Electric service (standard)
• Home design: Condominium; More than 2 stories; Built in 1998
• Construction: Brick and wood exterior; Basement foundation
• Exterior features: Deck; Porch; Pet friendly — cats and dogs allowed; Paved street and private road access

Interior

• Kitchen: Kitchen located on entry level — 14 x 12, wood floor; Appliances: Dishwasher, Disposal, Range/Oven, Refrigerator
• Bedrooms: Bedroom 1 (Third level) — 16 x 12, carpet; Bedroom 2 (Third level) — 13 x 12, carpet; Bedroom 3 (Basement) — width 12, carpet
• Flooring: Carpet in many living areas and bedrooms; Wood flooring in kitchen and lavatory area; Ceramic tile in select bathrooms
• Bathrooms: Three full bathrooms, plus one lavatory (total 4 baths/lavs); Primary/ Bathroom 1 (Third level) — 11 x 10, ceramic floor; lavatory area 6 x 8 with wood floor; Bathroom 2 (Basement) — 10 x 8, carpet; Bathroom 3 (Third level) — 12 x 12, ceramic floor
• Heating & cooling: Forced air heating; Central A/C; Natural gas heating fuel; Gas water heater
• Interior features: Fireplace in the family room; Finished basement; Total of 12 rooms
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-686 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (39.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (18.8% below list).
• Recommended offer: $189k (39.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#98 in MI, #2,255 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F.
• Waterford School District (suburban): math 26% / reading 42% proficiency, ranked #285 of 540 in MI (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $188,817 (39.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.48%
• DSCR: 0.58
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -36.5%
• Equity multiple: -0.14×
• Total profit: $-99,232
• Equity at exit: $46,222

10-year hold

• IRR: -74.3%
• Equity multiple: -0.88×
• Total profit: $-163,419
• Equity at exit: $26,803

Cash invested: $86,800 (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 48346

• Rents YoY: 0.7%
• Active inventory: 146
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,519 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$426 /mo · $5,109/yr
• Insurance: −$129
• HOA: −$495
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-686

Break-even live

Break-even rent $3,387

Max offer price $188,817

Occupancy floor —

Sensitivity live

Price	-10% $-511	-5% $-598	+0% $-686	+5% $-774	+10% $-861
Rent	-10% $-885	-5% $-785	+0% $-686	+5% $-587	+10% $-487
Rate	-1.0pp $-530	-0.5pp $-607	base $-686	+0.5pp $-766	+1.0pp $-848

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6628 Longworth Dr Waterford, MI	3.0	3.0	3040	$4,000	$1.32	0d	1	1.48mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: watertrashsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   statusdays on marketlisting id $310,000 Active 3 DOM
2. 2026-06-18
   days on market $310,000 Coming Soon 5 DOM
3. 2026-06-17
   days on market $310,000 Coming Soon 4 DOM
4. 2026-06-16
   days on market $310,000 Coming Soon 3 DOM
5. 2026-06-15
   days on market $310,000 Coming Soon 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $310,000 Coming Soon 1 DOM

ⓘ 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: $5,109 · $426/mo
• Projected year-2 tax: $5,109 · $426/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 · 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: $30,222
• − Mortgage interest: −$17,365
• − Property taxes: −$5,109
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,418
• − Management: −$2,418
• − HOA: −$5,940
• − Depreciation: −$9,018
• Taxable loss: −$13,596
• Est. tax savings @ 24.0%: +$3,263
• After-tax cash flow: $-4,969/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: Waterford School District
• NCES district ID: 2635310
• Math proficiency: 26% ▼ -5.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $55,581
• Composite: 29.99/100
• National rank: #6364
• State rank: #285 of 540 in MI

Livability — Village of Clarkston

• Score: 79/100
• State rank: #98
• US rank: #2255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,167
• Household income: $101,477
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 397.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -293.12%
• Current HPI: 184.0221
• Rent YoY: ▲ 0.71%
• 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

+244.4% since first listed

17 events — show timeline

• 2026-06-13 Coming Soon $310,000 MiRealSource-MiMLS
• 2023-02-01 Sold (Public Records) $289,000 Public Records
• 2023-01-23 Sold (MLS) $289,000 MiRealSource-MiMLS
• 2023-01-23 Sold (MLS) $289,000 REALCOMP
• 2022-12-01 Contingent — MiRealSource-MiMLS
• 2022-12-01 Contingent — REALCOMP
• 2022-11-21 Price Changed $279,000 MiRealSource-MiMLS
• 2022-11-21 Price Changed $279,000 REALCOMP
• 2022-08-26 Listed $289,900 MiRealSource-MiMLS
• 2022-08-26 Listed $289,900 REALCOMP
• 2020-04-30 Sold (MLS) $229,000 MiRealSource-MiMLS
• 2020-04-30 Sold (MLS) $229,000 REALCOMP
• 2020-03-25 Pending — MiRealSource-MiMLS
• 2020-03-25 Pending — REALCOMP
• 2020-01-14 Listed $239,900 MiRealSource-MiMLS
• 2020-01-14 Listed $239,900 REALCOMP
• 2000-08-22 Sold (Public Records) $90,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $5,109 · +4.1% YoY. Source: county tax records.