2545 Massena Ave · Commerce, MI 48382

$275,000

3 bd · 1.0 ba · 1,367 sqft · SingleFamily public records · 23 Days on market

Built 1925 0.69 ac lot Est $301k · 9% under

---

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 +14.1/30.0
• ARV discount +11.4/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +2.8/10.0
• 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

Location Location Location! Welcome to this charming three bedroom one bathroom House located walking distance to Union Lake. Step inside to the large sized living room and dining area with hardwood flooring. The kitchen is spacious and provides bar top seating in tandem with the dining area. Open the back door to the deck and marvel at the deep set . 69 acre lot surrounded by foliage and tranquility. Boat dock waitlist is available for the Massena Association for all water enthusiasts. Book your showing today and give this home the TLC it deserves.

Key facts

• Hardwood flooring
• Deck
• Bar top seating

Tags

• WALKING DISTANCE TO UNION LAKE
• HARDWOOD FLOORING
• BAR TOP SEATING
• DECK
• DEEP SET .69 ACRE LOT
• BOAT DOCK WAITLIST

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas water heater
• Home design: Single family residence; Residential property
• Construction: Built in 1925; Vinyl siding construction; Shingle roof
• Exterior features: Full basement; Lot approximately 0.69 acres; Well water

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom (13 x 9); Bedroom 2 (10 x 10); Bedroom 3 (9 x 7)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Fireplace; 3 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $39 ($468/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (22.1% below list).
• Recommended offer: $214k (22.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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 ($271k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago 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 $1k; list at $275k implies a 24900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $214,233 (22.1% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $300,740
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2610 Edgemere St	0.15mi	3/1.0	1,424 (+4%)	16mo	$235,000	$165	73
8416 Arlis Ave	0.75mi	3/1.5	1,307 (-4%)	9mo	$287,700	$220	48
8765 Buckskin Dr	0.66mi	3/1.5	1,550 (+13%)	2mo	$360,000	$232	44
8634 Buffalo Dr	0.45mi	3/1.5	1,560 (+14%)	21mo	$330,000	$212	36

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-42,199
• Equity at exit: $41,003

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-34,034
• Equity at exit: $23,777

Cash invested: $77,000 (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 48382

• Active inventory: 173
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $39

Break-even live

Break-even rent $2,093

Max offer price $275,000

Occupancy floor 93%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3221 Union Lake Rd Commerce Charter Twp, MI	3.0	1.5	1360	$1,950	$1.43	24d	1	0.63mi
8020 Wadi White Lake, MI	2.0	2.0	1352	$2,512	$1.86	1d	16	1.21mi

Listing history 28 events

1. 2026-06-18
   days on market $275,000 Active 23 DOM
2. 2026-06-17
   days on market $275,000 Active 22 DOM
3. 2026-06-16
   days on market $275,000 Active 21 DOM
4. 2026-06-15
   days on market $275,000 Active 20 DOM
5. 2026-06-13
   days on market $275,000 Active 18 DOM
6. 2026-06-13
   days on market $275,000 Active 17 DOM
7. 2026-06-09
   days on market $275,000 Active 14 DOM
8. 2026-06-08
   days on market $275,000 Active 13 DOM
9. 2026-06-07
   days on market $275,000 Active 12 DOM
10. 2026-06-04
    days on market $275,000 Active 9 DOM
11. 2026-06-03
    days on market $275,000 Active 8 DOM
12. 2026-06-02
    days on market $275,000 Active 7 DOM
13. 2026-06-01
    days on market $275,000 Active 6 DOM
14. 2026-05-31
    days on market $275,000 Active 5 DOM
15. 2026-05-27
    listed $275,000 Active 555-char remark

    Show marketing remark (555 chars)

    Location Location Location! Welcome to this charming three bedroom one bathroom House located walking distance to Union Lake. Step inside to the large sized living room and dining area with hardwood flooring. The kitchen is spacious and provides bar top seating in tandem with the dining area. Open the back door to the deck and marvel at the deep set . 69 acre lot surrounded by foliage and tranquility. Boat dock waitlist is available for the Massena Association for all water enthusiasts. Book your showing today and give this home the TLC it deserves.

16. 2026-05-26
    listed $275,000 Active 555-char remark

    Show marketing remark (555 chars)

    Location Location Location! Welcome to this charming three bedroom one bathroom House located walking distance to Union Lake. Step inside to the large sized living room and dining area with hardwood flooring. The kitchen is spacious and provides bar top seating in tandem with the dining area. Open the back door to the deck and marvel at the deep set . 69 acre lot surrounded by foliage and tranquility. Boat dock waitlist is available for the Massena Association for all water enthusiasts. Book your showing today and give this home the TLC it deserves.

17. 2026-05-26
    listed $275,000 Active

    Show marketing remark (555 chars)

    Location Location Location! Welcome to this charming three bedroom one bathroom House located walking distance to Union Lake. Step inside to the large sized living room and dining area with hardwood flooring. The kitchen is spacious and provides bar top seating in tandem with the dining area. Open the back door to the deck and marvel at the deep set . 69 acre lot surrounded by foliage and tranquility. Boat dock waitlist is available for the Massena Association for all water enthusiasts. Book your showing today and give this home the TLC it deserves.

18. 2003-08-23
    soldstatus $1,100
19. 2003-08-23
    soldstatus $1,100
20. 2003-07-29
    listed $197,500
21. 2003-07-29
    historical
22. 2003-06-24
    listed $204,000
23. 2003-06-24
    listed $204,000
24. 2002-10-22
    soldstatus $133,000
25. 2002-10-22
    soldstatus $133,000
26. 2002-10-02
    historical
27. 2002-09-26
    listed $133,000
28. 2002-09-26
    listed $133,000

ⓘ 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: $1,161 · $97/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,537/yr (+$128/mo · 132.4%)

ⓘ 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 ≥96°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: $25,708
• − Mortgage interest: −$15,404
• − Property taxes: −$1,161
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$8,000
• Taxable loss: −$4,346
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $1,511/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 — Commerce

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 23,550

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% 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: ▼ -265.18%
• Current HPI: 202.3058
• Rent YoY: —
• Metro: —
• 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

+106.8% since first listed

14 events — show timeline

• 2026-05-27 Listed $275,000 REALCOMP
• 2026-05-26 Listed $275,000 SW Michigan MLS
• 2026-05-26 Listed $275,000 MiRealSource-MiMLS
• 2003-08-23 Sold (MLS) $1,100 MiRealSource-MiMLS
• 2003-08-23 Sold (MLS) $1,100 REALCOMP
• 2003-07-29 Listing Removed — REALCOMP
• 2003-07-29 Listed $197,500 REALCOMP
• 2003-06-24 Listed $204,000 REALCOMP
• 2003-06-24 Listed $204,000 MiRealSource-MiMLS
• 2002-10-22 Sold (MLS) $133,000 REALCOMP
• 2002-10-22 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2002-10-02 Listing Removed — MiRealSource-MiMLS
• 2002-09-26 Listed $133,000 REALCOMP
• 2002-09-26 Listed $133,000 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $1,161 · -21.0% YoY. Source: county tax records.