575 S Briarvale Dr · Auburn Hills, MI 48326

$275,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 7 Days on market

Built 1955 0.34 ac lot $185/sqft · 5% below area Est $290k · 5% 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 +16.9/30.0
• ARV discount +9.9/15.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached 2-car garage; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction; Crawl space foundation
• Exterior features: Covered porch; Deck; Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Free-standing refrigerator; Microwave
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Living room wood-burning fireplace; Lighting
• Laundry & utility: Washer; Dryer; Gas water heater

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 $182 ($2k/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 $245k (10.9% below list).
• Recommended offer: $245k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.4% 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.
• 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.
• Market conditions: Rents soft (-2.3%/yr); 107 active listings in the ZIP; 11 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 35% 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,008 (10.9% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.89% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (median comp): $290,236
• List price: $275,000
• Delta: -5.25%
• 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
575 S Briarvale Dr	0.00mi	3/1.5	1,484 (0%)	1mo	$286,000	$193	98
3416 Eastwood Dr	0.60mi	3/1.5	1,460 (-2%)	2mo	$286,000	$196	66
3207 Waukegan St	0.61mi	2/1.0 (-1)	1,505 (+1%)	0mo	$248,073	$165	64
3207 Caroline St	0.57mi	3/1.5	1,542 (+4%)	2mo	$236,000	$153	63
306 Oakmont	0.17mi	2/2.0 (-1)	1,556 (+5%)	16mo	$235,000	$151	62
3221 Bessie St	0.57mi	3/1.5	1,534 (+3%)	6mo	$305,000	$199	60
1371 Winchcombe Dr	0.54mi	3/2.0	1,603 (+8%)	0mo	$315,000	$197	57
1299 Winchcombe Dr	0.56mi	3/2.0	1,589 (+7%)	5mo	$350,000	$220	54
3085 Saint Clair Drive Dr	0.46mi	3/1.0	1,312 (-12%)	10mo	$305,000	$232	51
1310 Winchcombe Dr	0.59mi	3/1.5	1,589 (+7%)	10mo	$390,000	$245	51
915 S Squirrel Rd	0.66mi	2/2.0 (-1)	1,489 (+0%)	15mo	$265,000	$178	47
3166 Caroline St	0.61mi	3/1.0	1,336 (-10%)	15mo	$245,000	$183	43

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-40,221
• Equity at exit: $41,003

10-year hold

• IRR: -12.0%
• Equity multiple: 0.38×
• Total profit: $-48,084
• 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 48326

• Rents YoY: -2.3%
• Active inventory: 107
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,450 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $182

Break-even live

Break-even rent $2,220

Max offer price $275,000

Occupancy floor 88%

Sensitivity live

Price	-10% $337	-5% $260	+0% $182	+5% $104	+10% $26
Rent	-10% $-12	-5% $85	+0% $182	+5% $279	+10% $375
Rate	-1.0pp $320	-0.5pp $252	base $182	+0.5pp $110	+1.0pp $38

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 S Squirrel Rd Unit 305 Auburn Hills, MI	2.0	2.0	885	$2,245	$2.54	2d	1	0.59mi
124 Optimist Auburn Hills, MI	3.0	2.0–2.5	2123	$3,042	$1.43	0d	5	0.63mi
3250 Auburn Rd Unit The Carmichael Auburn Hills, MI	2.0	2.0	885	$2,150	$2.43	0d	1	0.65mi
192 Raleigh Ave Auburn Hills, MI	2.0	2.0	1700	$2,400	$1.41	44d	1	0.69mi
3161 Bloomfield Ln Auburn Hills, MI	1.0–2.0	1.0–1.5	937	$1,499	$1.60	0d	22	0.83mi
3200 South Blvd Bloomfield Hills, MI	2.0–3.0	2.0	1782	$4,250	$2.38	0d	1	0.84mi
201 N Squirrel Rd Auburn Hills, MI	2.0–3.0	2.5–3.0	1475	$2,320	$1.57	0d	15	0.85mi
920 Heritage Dr Bloomfield Township, MI	2.0	2.0	1804	$3,600	$2.00	0d	1	0.88mi
806 Bloomfield Village Blvd Unit K Auburn Hills, MI	2.0	1.0	881	$1,500	$1.70	44d	1	1.04mi
2862 Tall Oaks Ct Auburn Hills, MI	2.0	2.0	987	$1,520	$1.54	2d	6	1.11mi
676 Sheffield Rd Auburn Hills, MI	3.0	1.5	1421	$2,495	$1.76	0d	1	1.32mi

Listing history 16 events

1. 2026-05-07
   status Pending 978-char remark

   Show marketing remark (978 chars)

   * * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

2. 2026-05-07
   status Pending 978-char remark

   Show marketing remark (978 chars)

   * * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

3. 2026-05-04
   historical Accepting Backup Offers 978-char remark

   Show marketing remark (978 chars)

   * * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

4. 2026-05-04
   historical Active Under Contract 978-char remark

   Show marketing remark (978 chars)

   * * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

5. 2026-05-01
   listed $275,000 Active 978-char remark

   Show marketing remark (978 chars)

   * * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

6. 2026-05-01
   listed $275,000 Active 978-char remark

   Show marketing remark (978 chars)

   * * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

7. 2026-04-24
   historical $275,000 978-char remark

   Show marketing remark (978 chars)

   * * * All Offers Due: Monday, May 4, 2026 at 12:00pm * * * Spacious ranch in Auburn Hills with hardwood floors, an open layout, and a big backyard ready for entertaining. Covered front entry leads into a large living room featuring hardwood floors, wood-trimmed windows, and a cozy brick fireplace. The layout flows right into a roomy kitchen and dining area with a center island and bar seating and plenty of cabinet and counter space. Convenient laundry room with a half bath sits just off the kitchen with access to the backyard. Three large bedrooms share a full bath down the hallway, including one with wood paneling and sliding door access to the backyard, and another with brand new carpet. Head out back to a generous yard with a covered deck, large storage shed, and detached two-car garage. Notable updates include a new roof (2019), new double wall oven, new main water shut-off valves, new laundry tub faucet, and a clean sewer inspection (2026). Welcome Home!

8. 1997-06-06
   soldstatus $128,000
9. 1997-05-30
   soldstatus $128,000
10. 1997-05-30
    soldstatus $128,000
11. 1997-05-09
    historical
12. 1997-03-28
    listed $134,900
13. 1997-03-28
    listed $134,900
14. 1979-09-01
    soldstatus $54,900
15. 1975-02-01
    soldstatus $23,500
16. 1967-09-01
    soldstatus $17,000

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $3,300 · $275/mo
• Expected delta: +$935/yr (+$78/mo · 39.5%)

ⓘ 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 ≥98°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: $29,401
• − Mortgage interest: −$15,404
• − Property taxes: −$2,365
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − Depreciation: −$8,000
• Taxable loss: −$2,448
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $2,768/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

+1582.4% since first listed

18 events — show timeline

• 2026-06-03 Sold (MLS) $286,000 MiRealSource-MiMLS
• 2026-06-03 Sold (MLS) $286,000 REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-05-04 Contingent — REALCOMP
• 2026-05-01 Listed $275,000 MiRealSource-MiMLS
• 2026-05-01 Listed $275,000 REALCOMP
• 2026-04-24 Coming Soon $275,000 MiRealSource-MiMLS
• 1997-06-06 Sold (Public Records) $128,000 Public Records
• 1997-05-30 Sold (MLS) $128,000 MiRealSource-MiMLS
• 1997-05-30 Sold (MLS) $128,000 REALCOMP
• 1997-05-09 Listing Removed — MiRealSource-MiMLS
• 1997-03-28 Listed $134,900 MiRealSource-MiMLS
• 1997-03-28 Listed $134,900 REALCOMP
• 1979-09-01 Sold (Public Records) $54,900 Public Records
• 1975-02-01 Sold (Public Records) $23,500 Public Records
• 1967-09-01 Sold (Public Records) $17,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,365 · +2.9% YoY. Source: county tax records.