5705 Lake Grove Dr · White Lake, MI 48383

$210,000

3 bd · 1.0 ba · 1,424 sqft · SingleFamily public records · 137 Days on market

Built 1984 0.30 ac lot $147/sqft · 5% below area Est $222k · 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 +11.3/30.0
• ARV discount +9.9/15.0
• Schools +3.7/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to White Lake MI! This 3 bedroom 1 full bath tri-level home could be yours!

Key facts

• 0.3 acre lot
• Built 1984
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-77 ($-924/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (27.6% below list).
• Recommended offer: $152k (27.6% 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.
• 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: 68 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 137 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $210k implies a 171% gain — meaningful room to come down on a strong offer.

Recommended offer $151,937 (27.6% 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. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.72% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 11.5

CMA / ARV

• ARV (median comp): $221,981
• List price: $210,000
• Delta: -5.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5220 Ormond Rd	0.33mi	3/1.5	1,488 (+4%)	17mo	$229,500	$154	61
4925 Lindholm Dr	0.44mi	3/1.5	1,431 (+0%)	24mo	$299,900	$210	57
4710 Deerfield Dr	0.59mi	3/2.0	1,424 (0%)	18mo	$285,000	$200	54
3724 Ravenwood St	0.42mi	3/2.0	1,456 (+2%)	24mo	$30,000	$21	53
4860 Lindholm Dr	0.48mi	3/1.5	1,224 (-14%)	10mo	$260,000	$212	44
5680 Eagle Rd	0.33mi	3/1.5	1,598 (+12%)	23mo	$320,000	$200	43
6132 Hickory Trl	0.51mi	3/2.0	1,275 (-10%)	16mo	$35,500	$28	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-39,015
• Equity at exit: $31,312

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-40,626
• Equity at exit: $18,157

Cash invested: $58,800 (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 48383

• Active inventory: 68
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$89 /mo · $1,062/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-77

Break-even live

Break-even rent $1,617

Max offer price $196,404

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3951 Bentwood Cir W White Lake, MI	3.0	2.0	1456	$1,399	$0.96	1d	1	0.31mi
3202 Giddings Blvd Highland, MI	3.0	2.0	1302	$1,695	$1.30	14d	1	0.90mi
3202 Giddings Blvd Highland, MI	3.0	2.0	1417	$1,695	$1.20	10d	1	0.90mi

Listing history 20 events

1. 2026-06-18
   days on market $210,000 Active 137 DOM
2. 2026-06-17
   days on market $210,000 Active 136 DOM
3. 2026-06-16
   days on market $210,000 Active 135 DOM
4. 2026-06-15
   days on market $210,000 Active 134 DOM
5. 2026-06-13
   days on market $210,000 Active 132 DOM
6. 2026-06-13
   days on market $210,000 Active 131 DOM
7. 2026-06-09
   days on market $210,000 Active 128 DOM
8. 2026-06-08
   days on market $210,000 Active 127 DOM
9. 2026-06-07
   days on market $210,000 Active 126 DOM
10. 2026-06-04
    days on market $210,000 Active 123 DOM
11. 2026-06-03
    days on market $210,000 Active 122 DOM
12. 2026-06-02
    days on market $210,000 Active 121 DOM
13. 2026-06-01
    days on market $210,000 Active 120 DOM
14. 2026-05-31
    days on market $210,000 Active 119 DOM
15. 2026-02-20
    price $210,000 83-char remark

    Show marketing remark (83 chars)

    Welcome to White Lake MI! This 3 bedroom 1 full bath tri-level home could be yours!

16. 2026-02-19
    price $210,000 83-char remark

    Show marketing remark (83 chars)

    Welcome to White Lake MI! This 3 bedroom 1 full bath tri-level home could be yours!

17. 2026-02-02
    listed $280,000 Active 83-char remark

    Show marketing remark (83 chars)

    Welcome to White Lake MI! This 3 bedroom 1 full bath tri-level home could be yours!

18. 2026-02-02
    listed $280,000 Active 83-char remark

    Show marketing remark (83 chars)

    Welcome to White Lake MI! This 3 bedroom 1 full bath tri-level home could be yours!

19. 2026-01-26
    historical $280,000 83-char remark

    Show marketing remark (83 chars)

    Welcome to White Lake MI! This 3 bedroom 1 full bath tri-level home could be yours!

20. 1989-02-01
    soldstatus $77,500

ⓘ 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: $1,062 · $89/mo
• Projected year-2 tax: $2,148 · $179/mo
• Expected delta: +$1,086/yr (+$90/mo · 102.3%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,232
• − Mortgage interest: −$11,763
• − Property taxes: −$1,062
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$6,109
• Taxable loss: −$4,669
• Est. tax savings @ 24.0%: +$1,121
• After-tax cash flow: $197/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 — White Lake

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

Census & demographics

• City population: 17,856
• Population (ZIP): 13,291

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Lithuanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -131.27%
• Current HPI: 228.6088
• 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

+171.0% since first listed

6 events — show timeline

• 2026-02-20 Price Changed $210,000 MiRealSource-MiMLS
• 2026-02-19 Price Changed $210,000 REALCOMP
• 2026-02-02 Listed $280,000 MiRealSource-MiMLS
• 2026-02-02 Listed $280,000 REALCOMP
• 2026-01-26 Coming Soon $280,000 MiRealSource-MiMLS
• 1989-02-01 Sold (Public Records) $77,500 Public Records

Property tax history

-2.3%/yr

Latest (2025): $1,062 · -41.1% YoY. Source: county tax records.