2445 Liverpool St · Auburn Hills, MI 48326

$300,000

3 bd · 1.5 ba · 2,053 sqft · SingleFamily public records · 8 Days on market

Built 1962 6,970 sqft lot Est $345k · 13% 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).

• Cash flow +15.5/30.0
• ARV discount +13.4/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this picture perfect ranch in popular Bloomfield Orchards. The major updates have been completed and this beauty is ready for you to enjoy it starting today. Front living room with hardwood flooring and a large window has an open floor plan into the kitchen. The kitchen is the perfectly functional and can also house either a center island or kitchen table. Sunlight fills this home from front to back and you will appreciate the skylight in the kitchen with a motorized retractable shade in case you are getting too much sun (said nobody in Michigan, ever). The 3 bedrooms are carpeted and have hardwood flooring underneath. An upgraded full bath with tile and granite is sure to please. There is a second family gathering space on the service side of this home which offers a gorgeous brick façade real wood fireplace and a doorwall leading to spacious deck. Also at the service entry from the attached garage is a powder room which could become entry level laundry if desired. The spacious deck includes a retractable awning for times when you feel you need a bit of shade. The rear yard is fenced and formerly had an organic garden for those who want to grow their own veggies. The basement is clean and dry, providing open space for your vision. Pride of ownership is abundantly clear: New Roof in 2021. New furnace in 2025. New AC in 2023. New Water heater in 2021. Extras such as a whole house generator for peace of mind and sprinklers to keep the yard looking great in the heat of the summer. This home is located at the center of everything you need. Just minutes from I-75, M-59, shopping, parks, restaurants, and the Clinton River Trail and less than 10 minutes from Stellantis Headquarters. Amazing Avondale schools including the G. A. T. E Magnet school and walking distance to R. Grant Graham Elementary. You must see this to appreciate it!

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Exterior

• Parking: Attached 2-car garage with direct access and garage door opener
• Utilities: Public water; Public sewer; Generator (electric)
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick and vinyl siding; Asphalt roof; Built with a foundation and partially finished lower level
• Exterior features: Deck; Porch; Awnings; Exterior lighting; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric oven; Free-standing refrigerator; Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood-burning fireplace in the family room; Humidifier; Partially finished basement with sump pump; 6 total rooms
• Laundry & utility: Washer; Dryer; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $256k (14.6% below list).
• Recommended offer: $256k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% 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+, amenities F, health & safety F.
• Avondale School District (suburban): math 34% / reading 48% proficiency, ranked #162 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: R Grant Graham Elem School (math 22% / reading 27%, grade F, #980 of 1,397 statewide, top 74%, 376 students, 61% FRL); Avondale Middle School (math 30% / reading 43%, grade F, #264 of 493 statewide, top 54%, 630 students, 58% FRL); Avondale High School (math 37% / reading 67%, grade D+, #128 of 713 statewide, top 19%, 1,004 students, 48% FRL) — zoned schools average 56% FRL vs 28% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 110 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 36% of the median local income ($85k/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 $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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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 $84k; list at $300k implies a 257% gain — meaningful room to come down on a strong offer.

Recommended offer $256,091 (14.6% below list)

Questions for the listing agent

1. Built in 1962 — 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. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $344,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2694 Crofthill Dr	0.35mi	3/1.5	1,900 (-8%)	5mo	$222,000	$117	67
2640 Crofthill Dr	0.30mi	4/2.0 (+1)	1,902 (-7%)	0mo	$290,000	$152	66
2551 Crofthill Dr	0.24mi	3/2.5	1,812 (-12%)	4mo	$299,000	$165	62
750 Southampton Ct	0.31mi	3/1.5	1,768 (-14%)	1mo	$303,000	$171	61
845 Canter Ln	0.67mi	4/2.5 (+1)	2,056 (+0%)	5mo	$320,000	$156	55
599 Sedgefield Dr	0.66mi	4/2.5 (+1)	2,122 (+3%)	2mo	$485,000	$229	53
870 Huntclub Blvd	0.70mi	4/2.5 (+1)	2,056 (+0%)	6mo	$345,000	$168	53
907 Huntclub Blvd	0.74mi	4/2.5 (+1)	2,056 (+0%)	4mo	$354,500	$172	53
758 Huntclub Blvd	0.64mi	4/3.0 (+1)	2,000 (-3%)	7mo	$345,000	$173	49
536 Fox River Dr	0.64mi	4/3.0 (+1)	2,030 (-1%)	10mo	$385,000	$190	49
833 Huntclub Blvd	0.73mi	3/2.5	2,210 (+8%)	4mo	$345,000	$156	46
825 Huntclub Blvd	0.72mi	3/2.5	2,248 (+10%)	6mo	$340,000	$151	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-48,400
• Equity at exit: $44,731

10-year hold

• IRR: -14.6%
• Equity multiple: 0.27×
• Total profit: $-61,398
• Equity at exit: $25,939

Cash invested: $84,000 (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 48326

• Rents YoY: -2.3%
• Active inventory: 110
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $122

Break-even live

Break-even rent $2,406

Max offer price $300,000

Occupancy floor 90%

Sensitivity live

Price	-10% $292	-5% $207	+0% $122	+5% $37	+10% $-48
Rent	-10% $-80	-5% $21	+0% $122	+5% $223	+10% $325
Rate	-1.0pp $273	-0.5pp $199	base $122	+0.5pp $44	+1.0pp $-35

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
676 Sheffield Rd Auburn Hills, MI	3.0	1.5	1421	$2,495	$1.76	0d	1	0.26mi
915 Huntclub Blvd Auburn Hills, MI	4.0	2.5	2403	$3,200	$1.33	17d	1	0.78mi
920 Heritage Dr Bloomfield Township, MI	2.0	2.0	1804	$3,600	$2.00	0d	1	1.02mi
3200 South Blvd Bloomfield Hills, MI	2.0–3.0	2.0	1782	$4,250	$2.38	0d	1	1.04mi
201 N Squirrel Rd Auburn Hills, MI	2.0–3.0	2.5–3.0	1475	$2,320	$1.57	0d	15	1.30mi
442 Central Ave Unit 1 Pontiac, MI	2.0	1.0	1500	$1,500	$1.00	7d	1	1.49mi
442 Central Ave Pontiac, MI	2.0	1.0	1500	$1,250	$0.83	18d	1	1.49mi

Listing history 20 events

1. 2026-05-21
   listed $300,000 Active 1879-char remark

   Show marketing remark (1879 chars)

   Welcome Home to this picture perfect ranch in popular Bloomfield Orchards. The major updates have been completed and this beauty is ready for you to enjoy it starting today. Front living room with hardwood flooring and a large window has an open floor plan into the kitchen. The kitchen is the perfectly functional and can also house either a center island or kitchen table. Sunlight fills this home from front to back and you will appreciate the skylight in the kitchen with a motorized retractable shade in case you are getting too much sun (said nobody in Michigan, ever). The 3 bedrooms are carpeted and have hardwood flooring underneath. An upgraded full bath with tile and granite is sure to please. There is a second family gathering space on the service side of this home which offers a gorgeous brick façade real wood fireplace and a doorwall leading to spacious deck. Also at the service entry from the attached garage is a powder room which could become entry level laundry if desired. The spacious deck includes a retractable awning for times when you feel you need a bit of shade. The rear yard is fenced and formerly had an organic garden for those who want to grow their own veggies. The basement is clean and dry, providing open space for your vision. Pride of ownership is abundantly clear: New Roof in 2021. New furnace in 2025. New AC in 2023. New Water heater in 2021. Extras such as a whole house generator for peace of mind and sprinklers to keep the yard looking great in the heat of the summer. This home is located at the center of everything you need. Just minutes from I-75, M-59, shopping, parks, restaurants, and the Clinton River Trail and less than 10 minutes from Stellantis Headquarters. Amazing Avondale schools including the G. A. T. E Magnet school and walking distance to R. Grant Graham Elementary. You must see this to appreciate it!

2. 2026-05-21
   listed $300,000 Active

   Show marketing remark (1879 chars)

   Welcome Home to this picture perfect ranch in popular Bloomfield Orchards. The major updates have been completed and this beauty is ready for you to enjoy it starting today. Front living room with hardwood flooring and a large window has an open floor plan into the kitchen. The kitchen is the perfectly functional and can also house either a center island or kitchen table. Sunlight fills this home from front to back and you will appreciate the skylight in the kitchen with a motorized retractable shade in case you are getting too much sun (said nobody in Michigan, ever). The 3 bedrooms are carpeted and have hardwood flooring underneath. An upgraded full bath with tile and granite is sure to please. There is a second family gathering space on the service side of this home which offers a gorgeous brick façade real wood fireplace and a doorwall leading to spacious deck. Also at the service entry from the attached garage is a powder room which could become entry level laundry if desired. The spacious deck includes a retractable awning for times when you feel you need a bit of shade. The rear yard is fenced and formerly had an organic garden for those who want to grow their own veggies. The basement is clean and dry, providing open space for your vision. Pride of ownership is abundantly clear: New Roof in 2021. New furnace in 2025. New AC in 2023. New Water heater in 2021. Extras such as a whole house generator for peace of mind and sprinklers to keep the yard looking great in the heat of the summer. This home is located at the center of everything you need. Just minutes from I-75, M-59, shopping, parks, restaurants, and the Clinton River Trail and less than 10 minutes from Stellantis Headquarters. Amazing Avondale schools including the G. A. T. E Magnet school and walking distance to R. Grant Graham Elementary. You must see this to appreciate it!

3. 2026-05-20
   historical $300,000 1879-char remark

   Show marketing remark (1879 chars)

   Welcome Home to this picture perfect ranch in popular Bloomfield Orchards. The major updates have been completed and this beauty is ready for you to enjoy it starting today. Front living room with hardwood flooring and a large window has an open floor plan into the kitchen. The kitchen is the perfectly functional and can also house either a center island or kitchen table. Sunlight fills this home from front to back and you will appreciate the skylight in the kitchen with a motorized retractable shade in case you are getting too much sun (said nobody in Michigan, ever). The 3 bedrooms are carpeted and have hardwood flooring underneath. An upgraded full bath with tile and granite is sure to please. There is a second family gathering space on the service side of this home which offers a gorgeous brick façade real wood fireplace and a doorwall leading to spacious deck. Also at the service entry from the attached garage is a powder room which could become entry level laundry if desired. The spacious deck includes a retractable awning for times when you feel you need a bit of shade. The rear yard is fenced and formerly had an organic garden for those who want to grow their own veggies. The basement is clean and dry, providing open space for your vision. Pride of ownership is abundantly clear: New Roof in 2021. New furnace in 2025. New AC in 2023. New Water heater in 2021. Extras such as a whole house generator for peace of mind and sprinklers to keep the yard looking great in the heat of the summer. This home is located at the center of everything you need. Just minutes from I-75, M-59, shopping, parks, restaurants, and the Clinton River Trail and less than 10 minutes from Stellantis Headquarters. Amazing Avondale schools including the G. A. T. E Magnet school and walking distance to R. Grant Graham Elementary. You must see this to appreciate it!

4. 2008-04-29
   soldstatus $84,000 231-char remark

   Show marketing remark (231 chars)

   THIS 3-BEDROOM, 1.1-BATH BRICK RANCH SOLD 'AS IS. FEATURES 2-CAR ATTACHED GARAGE, UPDATED BATHROOM, FIREPLACE, AC, DISHWASHER. BUYER RESPONSIBLE FOR ANY MUNICIPAL REQUIREMENTS. BUYER TO VERIFY ALL INFO, INCL SQ FT, TAXES, FEATURES.

5. 2008-04-29
   soldstatus $84,000

   Show marketing remark (231 chars)

   THIS 3-BEDROOM, 1.1-BATH BRICK RANCH SOLD 'AS IS. FEATURES 2-CAR ATTACHED GARAGE, UPDATED BATHROOM, FIREPLACE, AC, DISHWASHER. BUYER RESPONSIBLE FOR ANY MUNICIPAL REQUIREMENTS. BUYER TO VERIFY ALL INFO, INCL SQ FT, TAXES, FEATURES.

6. 2008-04-16
   historical
7. 2008-04-01
   listed $84,900 231-char remark

   Show marketing remark (231 chars)

   THIS 3-BEDROOM, 1.1-BATH BRICK RANCH SOLD 'AS IS. FEATURES 2-CAR ATTACHED GARAGE, UPDATED BATHROOM, FIREPLACE, AC, DISHWASHER. BUYER RESPONSIBLE FOR ANY MUNICIPAL REQUIREMENTS. BUYER TO VERIFY ALL INFO, INCL SQ FT, TAXES, FEATURES.

8. 2008-03-31
   listed $84,900
9. 2007-08-15
   historical
10. 2007-08-15
    historical
11. 2007-02-01
    listed $184,900
12. 2007-02-01
    listed $184,900
13. 2007-01-31
    historical
14. 2007-01-31
    historical
15. 2006-09-26
    listed $184,900
16. 2006-09-26
    listed $184,900
17. 1995-10-13
    soldstatus $113,000
18. 1992-05-26
    soldstatus $91,000
19. 1985-07-01
    soldstatus $53,000
20. 1980-01-01
    soldstatus $55,000

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $3,526 · $294/mo
• Expected delta: +$1,094/yr (+$91/mo · 45.0%)

ⓘ 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 ≥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: $30,731
• − Mortgage interest: −$16,805
• − Property taxes: −$2,432
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$8,727
• Taxable loss: −$3,650
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $2,343/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: Avondale School District
• NCES district ID: 2603690
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $71,549
• Composite: 37.33/100
• National rank: #4442
• State rank: #162 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

+445.5% since first listed

20 events — show timeline

• 2026-05-21 Listed $300,000 MiRealSource-MiMLS
• 2026-05-21 Listed $300,000 REALCOMP
• 2026-05-20 Coming Soon $300,000 MiRealSource-MiMLS
• 2008-04-29 Sold (MLS) $84,000 MiRealSource-MiMLS
• 2008-04-29 Sold (MLS) $84,000 REALCOMP
• 2008-04-16 Listing Removed — MiRealSource-MiMLS
• 2008-04-01 Listed $84,900 REALCOMP
• 2008-03-31 Listed $84,900 MiRealSource-MiMLS
• 2007-08-15 Listing Removed — MiRealSource-MiMLS
• 2007-08-15 Listing Removed — REALCOMP
• 2007-02-01 Listed $184,900 MiRealSource-MiMLS
• 2007-02-01 Listed $184,900 REALCOMP
• 2007-01-31 Listing Removed — REALCOMP
• 2007-01-31 Listing Removed — MiRealSource-MiMLS
• 2006-09-26 Listed $184,900 REALCOMP
• 2006-09-26 Listed $184,900 MiRealSource-MiMLS
• 1995-10-13 Sold (Public Records) $113,000 Public Records
• 1992-05-26 Sold (Public Records) $91,000 Public Records
• 1985-07-01 Sold (Public Records) $53,000 Public Records
• 1980-01-01 Sold (Public Records) $55,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,432 · +2.9% YoY. Source: county tax records.