970 Golfview Dr · Lake Orion, MI 48362

$354,900

3 bd · 1.5 ba · 2,024 sqft · SingleFamily public records · 23 Days on market

Built 1978 10,019 sqft lot $175/sqft · 7% below area Est $354k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the ultimate peace of mind in this beautifully renovated home, situated in the premier Lake Orion School District. This property underwent a massive transformation in 2026, featuring a brand-new roof, siding, exterior doors, and a fully finished attached garage with a new opener. The outdoor space is perfect for entertaining, boasting a spacious deck, a large storage shed, and a fully fenced-in backyard. Every major mechanical system has been recently upgraded for worry-free living, including the air conditioner, furnace with humidifier, and hot water heater, alongside a newly installed radon mitigation system and water softener. The interior shines with professional updates throughout, including fresh paint, brand-new carpeting, and modern LVT flooring. The kitchen is a highlight, redesigned with new cabinets and countertops, and comes fully equipped with all appliances - plus an included washer and dryer. Relax in the fully renovated bathroom or explore the potential of the lower-level bonus room, which is ready to be finished as a playroom, home office, or additional living space. This turn-key residence offers a rare combination of modern aesthetics and mechanical reliability in a fantastic location.

Key facts

• New siding
• New exterior doors
• Spacious deck

Tags

• LAKE ORION SCHOOL DISTRICT
• NEW ROOF
• NEW SIDING
• NEW EXTERIOR DOORS
• FINISHED ATTACHED GARAGE
• SPACIOUS DECK

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: Annual tax amount listed (see listing for details)
• HOA & community: Subdivision: Bunny Run Country Club Annex 4

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Above-grade finished area approximately 1,675; Below-grade finished area approximately 200
• Exterior features: Asphalt roof; Lake privileges; Gravel road access; Lot approximately 0.23 acres (77 x 115); Waterfront on Long Lake

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Stainless steel appliances
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Smart thermostat; Finished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $355k).
• Recommended offer: $350k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.7% in Lake Orion — 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 80/100 on livability (#77 in MI, #1,679 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F.
• Lake Orion Community Schools (suburban): math 49% / reading 64% proficiency, ranked #45 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 88 active listings in the ZIP; 1 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 $11k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $99k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 26y 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 $186k; list at $355k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $349,576 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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 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?
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: 1.51% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (median comp): $354,372
• List price: $354,900
• Delta: 0.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Old Hickory Ln	0.30mi	3/2.5	1,928 (-5%)	2mo	$340,000	$176	72
675 Butler Dr	0.23mi	4/2.0 (+1)	1,965 (-3%)	11mo	$356,999	$182	68
506 N Conklin Rd	0.24mi	3/2.0	1,843 (-9%)	5mo	$229,900	$125	68
815 Esther Dr	0.27mi	3/2.0	1,844 (-9%)	11mo	$337,500	$183	62
1373 Joan Dr	0.29mi	4/1.5 (+1)	1,853 (-8%)	8mo	$334,500	$181	61
936 Wildbrook Ln	0.75mi	3/2.5	2,019 (-0%)	0mo	$414,900	$205	60
936 Wildbrook Ln	0.75mi	3/2.5	2,019 (-0%)	0mo	$414,900	$205	60
957 Miller Rd N	0.60mi	2/1.0 (-1)	2,010 (-1%)	8mo	$180,000	$90	57
24 N Conklin Rd	0.58mi	4/2.0 (+1)	2,071 (+2%)	8mo	$225,000	$109	56
1471 Paul Blvd	0.59mi	2/1.0 (-1)	2,010 (-1%)	12mo	$324,600	$161	54
901 Ridge Rd	0.35mi	4/2.0 (+1)	1,860 (-8%)	11mo	$312,688	$168	54
948 Mcclellan St	0.55mi	3/2.0	1,884 (-7%)	9mo	$340,000	$180	54

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $62,194
• Equity at exit: $52,917

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $208,340
• Equity at exit: $30,685

Cash invested: $99,372 (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 48362

• Active inventory: 88
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $5,350 medium
• Mortgage (P&I): −$1,861
• Tax from tax record: −$338 /mo · $4,059/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,124
• Net cashflow: $1,879

Break-even live

Break-even rent $2,971

Max offer price $354,900

Occupancy floor 60%

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
442 Mystic Cove Ln Lake Orion, MI	2.0–4.0	2.0–3.0	1989	$5,350	$2.69	1d	4	1.35mi

Listing history 43 events

1. 2026-05-18
   historical Accepting Backup Offers 1234-char remark

   Show marketing remark (1234 chars)

   Experience the ultimate peace of mind in this beautifully renovated home, situated in the premier Lake Orion School District. This property underwent a massive transformation in 2026, featuring a brand-new roof, siding, exterior doors, and a fully finished attached garage with a new opener. The outdoor space is perfect for entertaining, boasting a spacious deck, a large storage shed, and a fully fenced-in backyard. Every major mechanical system has been recently upgraded for worry-free living, including the air conditioner, furnace with humidifier, and hot water heater, alongside a newly installed radon mitigation system and water softener. The interior shines with professional updates throughout, including fresh paint, brand-new carpeting, and modern LVT flooring. The kitchen is a highlight, redesigned with new cabinets and countertops, and comes fully equipped with all appliances - plus an included washer and dryer. Relax in the fully renovated bathroom or explore the potential of the lower-level bonus room, which is ready to be finished as a playroom, home office, or additional living space. This turn-key residence offers a rare combination of modern aesthetics and mechanical reliability in a fantastic location.

2. 2026-05-18
   historical Active Under Contract 1238-char remark

   Show marketing remark (1234 chars)

   Experience the ultimate peace of mind in this beautifully renovated home, situated in the premier Lake Orion School District. This property underwent a massive transformation in 2026, featuring a brand-new roof, siding, exterior doors, and a fully finished attached garage with a new opener. The outdoor space is perfect for entertaining, boasting a spacious deck, a large storage shed, and a fully fenced-in backyard. Every major mechanical system has been recently upgraded for worry-free living, including the air conditioner, furnace with humidifier, and hot water heater, alongside a newly installed radon mitigation system and water softener. The interior shines with professional updates throughout, including fresh paint, brand-new carpeting, and modern LVT flooring. The kitchen is a highlight, redesigned with new cabinets and countertops, and comes fully equipped with all appliances - plus an included washer and dryer. Relax in the fully renovated bathroom or explore the potential of the lower-level bonus room, which is ready to be finished as a playroom, home office, or additional living space. This turn-key residence offers a rare combination of modern aesthetics and mechanical reliability in a fantastic location.

3. 2026-05-04
   listed $354,900 Active 1234-char remark

   Show marketing remark (1234 chars)

   Experience the ultimate peace of mind in this beautifully renovated home, situated in the premier Lake Orion School District. This property underwent a massive transformation in 2026, featuring a brand-new roof, siding, exterior doors, and a fully finished attached garage with a new opener. The outdoor space is perfect for entertaining, boasting a spacious deck, a large storage shed, and a fully fenced-in backyard. Every major mechanical system has been recently upgraded for worry-free living, including the air conditioner, furnace with humidifier, and hot water heater, alongside a newly installed radon mitigation system and water softener. The interior shines with professional updates throughout, including fresh paint, brand-new carpeting, and modern LVT flooring. The kitchen is a highlight, redesigned with new cabinets and countertops, and comes fully equipped with all appliances - plus an included washer and dryer. Relax in the fully renovated bathroom or explore the potential of the lower-level bonus room, which is ready to be finished as a playroom, home office, or additional living space. This turn-key residence offers a rare combination of modern aesthetics and mechanical reliability in a fantastic location.

4. 2026-05-04
   listed $354,900 Active 1238-char remark

   Show marketing remark (1234 chars)

   Experience the ultimate peace of mind in this beautifully renovated home, situated in the premier Lake Orion School District. This property underwent a massive transformation in 2026, featuring a brand-new roof, siding, exterior doors, and a fully finished attached garage with a new opener. The outdoor space is perfect for entertaining, boasting a spacious deck, a large storage shed, and a fully fenced-in backyard. Every major mechanical system has been recently upgraded for worry-free living, including the air conditioner, furnace with humidifier, and hot water heater, alongside a newly installed radon mitigation system and water softener. The interior shines with professional updates throughout, including fresh paint, brand-new carpeting, and modern LVT flooring. The kitchen is a highlight, redesigned with new cabinets and countertops, and comes fully equipped with all appliances - plus an included washer and dryer. Relax in the fully renovated bathroom or explore the potential of the lower-level bonus room, which is ready to be finished as a playroom, home office, or additional living space. This turn-key residence offers a rare combination of modern aesthetics and mechanical reliability in a fantastic location.

5. 2026-05-04
   historical

   Show marketing remark (1234 chars)

   Experience the ultimate peace of mind in this beautifully renovated home, situated in the premier Lake Orion School District. This property underwent a massive transformation in 2026, featuring a brand-new roof, siding, exterior doors, and a fully finished attached garage with a new opener. The outdoor space is perfect for entertaining, boasting a spacious deck, a large storage shed, and a fully fenced-in backyard. Every major mechanical system has been recently upgraded for worry-free living, including the air conditioner, furnace with humidifier, and hot water heater, alongside a newly installed radon mitigation system and water softener. The interior shines with professional updates throughout, including fresh paint, brand-new carpeting, and modern LVT flooring. The kitchen is a highlight, redesigned with new cabinets and countertops, and comes fully equipped with all appliances - plus an included washer and dryer. Relax in the fully renovated bathroom or explore the potential of the lower-level bonus room, which is ready to be finished as a playroom, home office, or additional living space. This turn-key residence offers a rare combination of modern aesthetics and mechanical reliability in a fantastic location.

6. 2026-05-04
   historical

   Show marketing remark (1234 chars)

   Experience the ultimate peace of mind in this beautifully renovated home, situated in the premier Lake Orion School District. This property underwent a massive transformation in 2026, featuring a brand-new roof, siding, exterior doors, and a fully finished attached garage with a new opener. The outdoor space is perfect for entertaining, boasting a spacious deck, a large storage shed, and a fully fenced-in backyard. Every major mechanical system has been recently upgraded for worry-free living, including the air conditioner, furnace with humidifier, and hot water heater, alongside a newly installed radon mitigation system and water softener. The interior shines with professional updates throughout, including fresh paint, brand-new carpeting, and modern LVT flooring. The kitchen is a highlight, redesigned with new cabinets and countertops, and comes fully equipped with all appliances - plus an included washer and dryer. Relax in the fully renovated bathroom or explore the potential of the lower-level bonus room, which is ready to be finished as a playroom, home office, or additional living space. This turn-key residence offers a rare combination of modern aesthetics and mechanical reliability in a fantastic location.

7. 2026-04-10
   listed $359,900 Active
8. 2026-04-10
   listed $359,900 Active
9. 2026-04-03
   historical
10. 2025-10-19
    historical
11. 2025-10-05
    listed $339,900 Active
12. 2025-10-05
    listed $339,900 Active
13. 2025-10-03
    historical
14. 2018-09-04
    soldstatus $186,000 Sold
15. 2018-09-04
    soldstatus $186,000 Closed
16. 2018-08-18
    status Pending
17. 2018-08-18
    status Pending
18. 2018-08-15
    price $189,900
19. 2018-08-15
    price $189,900
20. 2018-08-08
    listed $199,000 Active
21. 2018-08-08
    listed $199,000 Active
22. 2014-08-18
    soldstatus $133,000
23. 2014-08-18
    soldstatus $133,000
24. 2014-08-18
    soldstatus $133,000
25. 2014-07-08
    historical
26. 2014-05-16
    historical
27. 2014-02-28
    listed $135,000
28. 2014-02-26
    listed $135,000
29. 2014-02-26
    listed $135,000
30. 2010-05-10
    historical
31. 2010-03-20
    listed $144,900
32. 2005-07-26
    soldstatus $188,000
33. 2005-07-18
    soldstatus $188,000
34. 2005-04-28
    listed $189,900
35. 2005-04-28
    historical
36. 2004-12-28
    listed $199,900
37. 2004-12-11
    historical
38. 2004-06-11
    listed $199,900
39. 2004-05-18
    soldstatus $152,000
40. 2004-04-29
    soldstatus $152,000
41. 2003-11-24
    listed $170,000
42. 2000-11-27
    historical
43. 2000-05-27
    listed $179,900

ⓘ 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: $4,059 · $338/mo
• Projected year-2 tax: $4,762 · $397/mo
• Expected delta: +$703/yr (+$59/mo · 17.3%)

ⓘ 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 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,200
• − Mortgage interest: −$19,880
• − Property taxes: −$4,059
• − Insurance: −$1,774
• − Repairs & maintenance: −$5,136
• − Management: −$5,136
• − Depreciation: −$10,324
• Taxable income: $17,890
• Est. tax owed @ 24.0%: −$4,294
• After-tax cash flow: $18,257/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: Lake Orion Community Schools
• NCES district ID: 2620730
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $82,396
• Composite: 51.21/100
• National rank: #1755
• State rank: #45 of 540 in MI

Livability — Lake Orion

• Score: 80/100
• State rank: #77
• US rank: #1679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,746

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 3%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 95% English-only · Spanish 1% Chinese 1% 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: ▼ -307.96%
• Current HPI: 182.3653
• 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

+97.3% since first listed

45 events — show timeline

• 2026-05-27 Pending — MiRealSource-MiMLS
• 2026-05-27 Pending — REALCOMP
• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-18 Contingent — REALCOMP
• 2026-05-04 Listing Removed — MiRealSource-MiMLS
• 2026-05-04 Listing Removed — REALCOMP
• 2026-05-04 Listed $354,900 REALCOMP
• 2026-05-04 Listed $354,900 MiRealSource-MiMLS
• 2026-04-10 Listed $359,900 REALCOMP
• 2026-04-10 Listed $359,900 MiRealSource-MiMLS
• 2026-04-03 Coming Soon — MiRealSource-MiMLS
• 2025-10-19 Listing Removed — MiRealSource-MiMLS
• 2025-10-05 Listed $339,900 MiRealSource-MiMLS
• 2025-10-05 Listed $339,900 REALCOMP
• 2025-10-03 Coming Soon — MiRealSource-MiMLS
• 2018-09-04 Sold (MLS) $186,000 MiRealSource-MiMLS
• 2018-09-04 Sold (MLS) $186,000 REALCOMP
• 2018-08-18 Pending — MiRealSource-MiMLS
• 2018-08-18 Pending — REALCOMP
• 2018-08-15 Price Changed $189,900 MiRealSource-MiMLS
• 2018-08-15 Price Changed $189,900 REALCOMP
• 2018-08-08 Listed $199,000 MiRealSource-MiMLS
• 2018-08-08 Listed $199,000 REALCOMP
• 2014-08-18 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2014-08-18 Sold (MLS) $133,000 REALCOMP
• 2014-08-18 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2014-07-08 Listing Removed — MiRealSource-MiMLS
• 2014-05-16 Listing Removed — MiRealSource-MiMLS
• 2014-02-28 Listed $135,000 MiRealSource-MiMLS
• 2014-02-26 Listed $135,000 MiRealSource-MiMLS
• 2014-02-26 Listed $135,000 REALCOMP
• 2010-05-10 Listing Removed — REALCOMP
• 2010-03-20 Listed $144,900 REALCOMP
• 2005-07-26 Sold (Public Records) $188,000 Public Records
• 2005-07-18 Sold (MLS) $188,000 REALCOMP
• 2005-04-28 Listing Removed — REALCOMP
• 2005-04-28 Listed $189,900 REALCOMP
• 2004-12-28 Listed $199,900 REALCOMP
• 2004-12-11 Listing Removed — REALCOMP
• 2004-06-11 Listed $199,900 REALCOMP
• 2004-05-18 Sold (Public Records) $152,000 Public Records
• 2004-04-29 Sold (MLS) $152,000 REALCOMP
• 2003-11-24 Listed $170,000 REALCOMP
• 2000-11-27 Listing Removed — REALCOMP
• 2000-05-27 Listed $179,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $4,059 · +3.0% YoY. Source: county tax records.