2798 Davison Ave · Auburn Hills, MI 48326

$165,000

2 bd · 2.0 ba · 1,137 sqft · Condo public records · 23 Days on market

Built 1986 $280/mo HOA · 17% of rent

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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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity in Auburn Hills! Condos in this community do not come available often, and at this price point, options are limited. This move-in-ready 2-bedroom, 2-bath condo offers private entry, an open layout, bamboo floors, in-unit laundry, and a private balcony with peaceful views. The updated kitchen features granite countertops and stainless steel appliances. The second-floor loft-style bedroom includes a full bath, a large closet, and additional storage. Residents enjoy access to a swimming pool, fitness center, tennis court, and pickleball court. Conveniently located near I-75, M-59, Oakland University, Downtown Rochester, shopping, dining, and more.

Key facts

• $280 HOA
• Community pool
• Built 1986

Property features AI

Finance

• Other: Pets allowed with number and size limits
• HOA & community: Homeowners association with monthly fee of $280; HOA covers grounds and structure maintenance, sewer, water, trash, and snow removal; Community amenities include pool, clubhouse, fitness center, and tennis courts

Exterior

• Parking: No garage; assigned parking
• Utilities: Public water; Public sewer
• Home design: Condominium; Two levels; Upper-level entry with steps; Brick and vinyl siding exterior
• Construction: Slab foundation
• Exterior features: Balcony; Private entrance; Outdoor in-ground community pool; Pond on the property; Paved private road with private maintenance

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Free-standing refrigerator; Stainless steel appliances; Gas water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Interior features: Private entrance; Lighting; Balcony; Tennis courts on site; Community clubhouse and fitness center available
• Laundry & utility: In-unit laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-50 ($-602/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.4% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $156k (5.4% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.3% in Auburn Hills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#151 in MI, #3,766 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, schools D, amenities F.
• Pontiac City School District (urban): math 8% / reading 17% proficiency, ranked #514 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.3%/yr); 107 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $156,141 (5.4% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.25×
• Total profit: $-34,661
• Equity at exit: $24,602

10-year hold

• IRR: -30.0%
• Equity multiple: -0.14×
• Total profit: $-52,543
• Equity at exit: $14,266

Cash invested: $46,200 (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 48326

• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$865
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$69
• HOA: −$280
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-50

Break-even live

Break-even rent $1,734

Max offer price $156,141

Occupancy floor 98%

Sensitivity live

Price	-10% $43	-5% $-3	+0% $-50	+5% $-97	+10% $-144
Rent	-10% $-182	-5% $-116	+0% $-50	+5% $16	+10% $82
Rate	-1.0pp $33	-0.5pp $-8	base $-50	+0.5pp $-93	+1.0pp $-136

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 Davison Ave Auburn Hills, MI	2.0	2.0	1137	$1,600	$1.41	44d	1	0.10mi
2610 Davison Ave Unit *22-2598 Auburn Hills, MI	3.0	2.0	1200	$3,150	$2.62	44d	1	0.16mi
2610 Davison Ave Unit 92808 Auburn Hills, MI	1.0	1.0	950	$1,425	$1.50	24d	1	0.16mi
2610 Davison Ave Unit *06-2868 Auburn Hills, MI	1.0	1.0	950	$1,225	$1.29	21d	1	0.16mi
2610 Davison Ave Unit *02-2946 Auburn Hills, MI	1.0	1.0	950	$1,425	$1.50	15d	1	0.16mi
2610 Davison Ave Auburn Hills, MI	2.0	2.0	1050	$1,450	$1.38	3d	1	0.16mi
2610 Davison Ave Unit *17-2763 Auburn Hills, MI	2.0	2.0	1100	$1,725	$1.57	44d	1	0.16mi
2610 Davison Ave Unit *17-2773 Auburn Hills, MI	2.0	2.0	1050	$1,475	$1.40	44d	1	0.16mi
2610 Davison Ave Unit 22954 Auburn Hills, MI	1.0	1.0	950	$1,225	$1.29	44d	1	0.16mi
2610 Davison Ave Unit 14-2718 Auburn Hills, MI	3.0	2.0	1200	$2,150	$1.79	24d	1	0.16mi
2610 Davison Ave Unit *22-2582 Auburn Hills, MI	2.0	2.0	1100	$2,050	$1.86	22d	1	0.16mi
2610 Davison Ave Unit *20-2624 Auburn Hills, MI	1.0	1.0	950	$1,399	$1.47	22d	1	0.16mi
2610 Davison Ave Unit 22956 Auburn Hills, MI	3.0	2.0	1200	$2,175	$1.81	44d	1	0.16mi
2610 Davison Ave Unit 20-2628 Auburn Hills, MI	2.0	2.0	1050	$1,650	$1.57	44d	1	0.16mi
2610 Davison Ave Auburn Hills, MI	1.0	1.0	950	$1,399	$1.47	44d	1	0.16mi
2610 Davison Ave Auburn Hills, MI	2.0	2.0	1050	$1,675	$1.60	22d	1	0.16mi
2891 Olden Oak Ln Auburn Hills, MI	1.0–2.0	1.0	900	$1,350	$1.50	2d	9	0.18mi
2798 Patrick Henry Rd Auburn Hills, MI	1.0	1.0	700	$2,100	$3.00	4d	1	0.34mi
3131 N Squirrel Rd Unit 1-126 Auburn Hills, MI	2.0	1.0	800	$1,317	$1.65	24d	1	0.53mi
2040 Taylor Rd Auburn Hills, MI	1.0–2.0	1.0–1.5	782	$1,675	$2.14	18d	6	0.55mi
3474 Brookshear Cir Auburn Hills, MI	1.0–3.0	1.0–1.5	800	$1,263	$1.58	2d	1	0.58mi
2796 Barrington Sq Auburn Hills, MI	1.0	1.0	933	$1,595	$1.71	5d	1	0.72mi
2644 N Squirrel Rd Auburn Hills, MI	1.0	1.0	933	$1,595	$1.71	2d	2	0.72mi
2748 Barrington Sq Auburn Hills, MI	2.0	2.0	1178	$2,150	$1.83	2d	1	0.72mi
2770 Pine Knoll Dr Auburn Hills, MI	1.0	1.0	780	$1,300	$1.67	2d	1	0.73mi
2688 Barrington Sq Auburn Hills, MI	2.0	2.0	1193	$1,995	$1.67	10d	1	0.74mi
2676 Barrington Sq Auburn Hills, MI	2.0	2.0	1209	$1,895	$1.57	2d	1	0.77mi
3300 5 Points Dr Auburn Hills, MI	1.0–3.0	1.0–2.0	1095	$2,122	$1.94	2d	16	0.88mi
2651 Greenstone Blvd Auburn Hills, MI	1.0–2.0	1.0–2.0	1013	$1,660	$1.64	2d	3	1.09mi
2635 Greenstone Blvd Auburn Hills, MI	1.0	1.0	792	$1,322	$1.67	44d	2	1.13mi
1221 Colony Ln Pontiac, MI	1.0–2.0	1.0–1.5	950	$1,250	$1.32	2d	3	1.13mi
2605 Greenstone Blvd Auburn Hills, MI	1.0–2.0	1.0–2.0	792	$1,575	$1.99	4d	3	1.15mi
505 Old Oak Ct Unit 7 Pontiac, MI	2.0	1.0	950	$1,279	$1.35	44d	1	1.29mi
505 Old Oak Ct Unit 507 Pontiac, MI	1.0	1.0	770	$1,049	$1.36	44d	1	1.29mi
505 Old Oak Ct Pontiac, MI	2.0	1.0	1100	$1,299	$1.18	44d	1	1.34mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-01
   listed $165,000 Active 669-char remark

   Show marketing remark (669 chars)

   Rare opportunity in Auburn Hills! Condos in this community do not come available often, and at this price point, options are limited. This move-in-ready 2-bedroom, 2-bath condo offers private entry, an open layout, bamboo floors, in-unit laundry, and a private balcony with peaceful views. The updated kitchen features granite countertops and stainless steel appliances. The second-floor loft-style bedroom includes a full bath, a large closet, and additional storage. Residents enjoy access to a swimming pool, fitness center, tennis court, and pickleball court. Conveniently located near I-75, M-59, Oakland University, Downtown Rochester, shopping, dining, and more.

2. 2026-05-01
   listed $165,000 Active 669-char remark

   Show marketing remark (669 chars)

   Rare opportunity in Auburn Hills! Condos in this community do not come available often, and at this price point, options are limited. This move-in-ready 2-bedroom, 2-bath condo offers private entry, an open layout, bamboo floors, in-unit laundry, and a private balcony with peaceful views. The updated kitchen features granite countertops and stainless steel appliances. The second-floor loft-style bedroom includes a full bath, a large closet, and additional storage. Residents enjoy access to a swimming pool, fitness center, tennis court, and pickleball court. Conveniently located near I-75, M-59, Oakland University, Downtown Rochester, shopping, dining, and more.

3. 2026-04-30
   historical $165,000 669-char remark

   Show marketing remark (669 chars)

   Rare opportunity in Auburn Hills! Condos in this community do not come available often, and at this price point, options are limited. This move-in-ready 2-bedroom, 2-bath condo offers private entry, an open layout, bamboo floors, in-unit laundry, and a private balcony with peaceful views. The updated kitchen features granite countertops and stainless steel appliances. The second-floor loft-style bedroom includes a full bath, a large closet, and additional storage. Residents enjoy access to a swimming pool, fitness center, tennis court, and pickleball court. Conveniently located near I-75, M-59, Oakland University, Downtown Rochester, shopping, dining, and more.

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$334/yr (+$28/mo · 17.8%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,050
• − Mortgage interest: −$9,243
• − Property taxes: −$1,873
• − Insurance: −$825
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$3,360
• − Depreciation: −$4,800
• Taxable loss: −$3,259
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $180/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: Pontiac City School District
• NCES district ID: 2628740
• Math proficiency: 8% ▼ -5.00%
• Reading proficiency: 17% ▼ -3.00%
• Median HH income: $33,888
• Composite: 10.12/100
• National rank: #9802
• State rank: #514 of 540 in MI

Livability — Auburn Hills

• Score: 76/100
• State rank: #151
• US rank: #3766

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 24,514
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,514
• Household income: $85,190
• Rent vs Own: 48.3% rent · 51.7% own
• Severe rent burden: 986.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 56% Asian 15% Black 11% Hispanic / Latino 11% Two or more races 11%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 19% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 8% Other Indo-European 6% Other Asian/Pacific 4%

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: ▼ -298.32%
• Current HPI: 178.7685
• Rent YoY: ▼ -2.27%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-08 Sold (MLS) $165,000 REALCOMP
• 2026-06-08 Sold (MLS) $165,000 MiRealSource-MiMLS
• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-23 Pending — REALCOMP
• 2026-05-01 Listed $165,000 MiRealSource-MiMLS
• 2026-05-01 Listed $165,000 REALCOMP
• 2026-04-30 Coming Soon $165,000 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $1,873 · +3.0% YoY. Source: county tax records.