12680 Andersonville Rd · Holly, MI 48350

$280,000

2 bd · 1.5 ba · 1,786 sqft · SingleFamily public records · 11 Days on market

Built 1979 0.65 ac lot $157/sqft · at area comps Est $406k · 31% 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 +15.0/15.0
• Cash flow +6.5/30.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful location! Drink your morning coffer out your front porch and watch the sunrise and nature, beautiful blooming trees , and flowers. Walk out to your deck off dining room and watch the sunset. Updated kitchen with new cabinets and granite counter tops. new stainless steel refrigerator, dishwasher and microwave. Finished walk-out basement with gas fireplace. New shingles and wood replaced on roof in 6/25. New furnace and central air and thermostat in 23. Privacy fence in backyard and large shed for your tools.

Key facts

• Front porch
• Gas fireplace
• Privacy fence

Tags

• FRONT PORCH
• DECK OFF DINING ROOM
• UPDATED KITCHEN
• FINISHED WALK-OUT BASEMENT
• GAS FIREPLACE
• PRIVACY FENCE

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Attached 2-car garage; Driveway; Garage faces side
• Utilities: Private well water; Septic tank; Electric with circuit breakers
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Wood siding; Asphalt roof; Built with a foundation and includes a finished below-grade area
• Exterior features: Deck; Porch; Back yard fenced

Interior

• Kitchen: Free-standing gas range; Microwave; Dishwasher; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Entrance foyer; High-speed internet; Finished walk-out basement; Fireplace in family room (gas)
• Laundry & utility: Laundry room with washer and dryer; Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (29.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (40.8% below list).
• Recommended offer: $166k (40.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#156 in MI, #3,930 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Holly Area School District (town): math 31% / reading 52% proficiency, ranked #165 of 540 in MI (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $146k; list at $280k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $165,711 (40.8% 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 1979 — 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. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.20%
• DSCR: 0.68
• GRM: 14.1

CMA / ARV

• ARV (median comp): $405,705
• List price: $280,000
• Delta: -30.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7448 Village Ct	0.19mi	3/2.0 (+1)	1,716 (-4%)	6mo	$438,900	$256	72
7460 Village Ct	0.16mi	3/2.0 (+1)	1,650 (-8%)	4mo	$425,000	$258	70
12785 Carolyn Way	0.22mi	3/2.5 (+1)	1,710 (-4%)	16mo	$445,000	$260	61

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: -28.9%
• Equity multiple: 0.04×
• Total profit: $-75,413
• Equity at exit: $41,749

10-year hold

• IRR: -28.9%
• Equity multiple: -0.33×
• Total profit: $-104,547
• Equity at exit: $24,209

Cash invested: $78,400 (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 48350

• Active inventory: 46
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-471

Break-even live

Break-even rent $2,253

Max offer price $196,872

Occupancy floor —

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-14
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Beautiful location! Drink your morning coffer out your front porch and watch the sunrise and nature, beautiful blooming trees , and flowers. Walk out to your deck off dining room and watch the sunset. Updated kitchen with new cabinets and granite counter tops. new stainless steel refrigerator, dishwasher and microwave. Finished walk-out basement with gas fireplace. New shingles and wood replaced on roof in 6/25. New furnace and central air and thermostat in 23. Privacy fence in backyard and large shed for your tools.

2. 2026-05-14
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Beautiful location! Drink your morning coffer out your front porch and watch the sunrise and nature, beautiful blooming trees , and flowers. Walk out to your deck off dining room and watch the sunset. Updated kitchen with new cabinets and granite counter tops. new stainless steel refrigerator, dishwasher and microwave. Finished walk-out basement with gas fireplace. New shingles and wood replaced on roof in 6/25. New furnace and central air and thermostat in 23. Privacy fence in backyard and large shed for your tools.

3. 2026-05-01
   listed $280,000 Active 522-char remark

   Show marketing remark (522 chars)

   Beautiful location! Drink your morning coffer out your front porch and watch the sunrise and nature, beautiful blooming trees , and flowers. Walk out to your deck off dining room and watch the sunset. Updated kitchen with new cabinets and granite counter tops. new stainless steel refrigerator, dishwasher and microwave. Finished walk-out basement with gas fireplace. New shingles and wood replaced on roof in 6/25. New furnace and central air and thermostat in 23. Privacy fence in backyard and large shed for your tools.

4. 2026-05-01
   listed $280,000 Active 522-char remark

   Show marketing remark (522 chars)

   Beautiful location! Drink your morning coffer out your front porch and watch the sunrise and nature, beautiful blooming trees , and flowers. Walk out to your deck off dining room and watch the sunset. Updated kitchen with new cabinets and granite counter tops. new stainless steel refrigerator, dishwasher and microwave. Finished walk-out basement with gas fireplace. New shingles and wood replaced on roof in 6/25. New furnace and central air and thermostat in 23. Privacy fence in backyard and large shed for your tools.

5. 2006-05-03
   historical
6. 2005-11-07
   listed $199,900
7. 2003-01-29
   historical
8. 2003-01-27
   historical
9. 2002-09-05
   historical
10. 2002-07-29
    listed $169,999
11. 2002-07-28
    listed $169,899
12. 2002-07-28
    listed $169,899
13. 1999-03-08
    soldstatus $146,000

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $3,324 · $277/mo
• Expected delta: +$988/yr (+$82/mo · 42.3%)

ⓘ 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 ≥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: $19,885
• − Mortgage interest: −$15,684
• − Property taxes: −$2,336
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$8,145
• Taxable loss: −$10,862
• Est. tax savings @ 24.0%: +$2,607
• After-tax cash flow: $-3,040/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: Holly Area School District
• NCES district ID: 2618450
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $65,137
• Composite: 37.1/100
• National rank: #4496
• State rank: #165 of 540 in MI

Livability — Holly

• Score: 75/100
• State rank: #156
• US rank: #3930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,788
• Population (ZIP): 7,866

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada, Vietnam

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: ▼ -182.53%
• Current HPI: 195.1903
• 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

+91.8% since first listed

13 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-01 Listed $280,000 REALCOMP
• 2026-05-01 Listed $280,000 MiRealSource-MiMLS
• 2006-05-03 Listing Removed — REALCOMP
• 2005-11-07 Listed $199,900 REALCOMP
• 2003-01-29 Listing Removed — REALCOMP
• 2003-01-27 Listing Removed — MiRealSource-MiMLS
• 2002-09-05 Listing Removed — REALCOMP
• 2002-07-29 Listed $169,999 REALCOMP
• 2002-07-28 Listed $169,899 REALCOMP
• 2002-07-28 Listed $169,899 MiRealSource-MiMLS
• 1999-03-08 Sold (Public Records) $146,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,336 · +2.7% YoY. Source: county tax records.