3341 Newton Rd · Commerce, MI 48382

$725,000

3 bd · 3.0 ba · 2,011 sqft · SingleFamily public records · 57 Days on market

Built 1950 6,098 sqft lot $361/sqft · 116% above area $4/mo HOA

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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 +7.5/15.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wake up to breathtaking water views the moment you step inside this beautifully updated lakefront home on private Lower Straits Lake. Offering 2,011 square feet of thoughtfully designed living space, this meticulously maintained residence features 4 bedrooms and 3 full bathrooms, combining comfort, style, and functionality. The updated kitchen (2024) is equipped with stainless steel appliances - all included - and flows seamlessly into the inviting family room, highlighted by a stunning stone gas fireplace, recessed lighting, and dual doorwalls that open to an expansive deck and paver patio - perfect for indoor-outdoor living and entertaining. Convenience meets practicality with a main-floor laundry area surrounded by abundant storage. The spacious primary suite is a true retreat, featuring its own gas fireplace, walk-in closet, private balcony overlooking the lake, and an en-suite bath complete with a jetted tub and step-in shower. Step outside to enjoy a backyard designed for lakefront living, featuring a full-width deck with an outdoor kitchen and a brand-new private dock (2025), ideal for relaxing or entertaining on the water. Recent updates and features include: new flooring (2024), fresh paint, Pella windows, reverse osmosis system, water softener (2017), doorwalls (2013), roof (2017), furnace, newly renovated kitchen (2024), brand-new deck (2025), and dock (2025). This is a rare opportunity to own a turnkey lakefront home with stunning views from every window - don't miss it!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $13k ($159k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $725k).
• Recommended offer: $703k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Walled Lake Consolidated Schools (suburban): math 52% / reading 60% proficiency, ranked #58 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 173 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 $5k of loan paydown is wiped out by about $22k 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 $203k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($703k) is reasonable based on typical stale-listing flexibility.
• 27 sale attempts since 31y 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 $390k; list at $725k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $703,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 3.11% ✓
• Cap rate: 28.19%
• Cash-on-cash: 78.21%
• DSCR: 4.48
• GRM: 2.7

CMA / ARV

• ARV (median comp): $335,621
• List price: $725,000
• Delta: 116.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3110 Arbutus St	0.22mi	3/2.5	2,171 (+8%)	5mo	$380,000	$175	71
9467 Boncrest St	0.10mi	3/1.5	2,089 (+4%)	21mo	$665,000	$318	66
3220 Chenoa St	0.15mi	3/2.0	1,794 (-11%)	8mo	$299,900	$167	64
9100 Pittsfield St	0.44mi	3/2.5	1,843 (-8%)	1mo	$365,000	$198	63
3142 Adele Ter	0.49mi	4/2.0 (+1)	1,986 (-1%)	9mo	$365,000	$184	58
3099 Chenoa St	0.22mi	2/1.0 (-1)	2,234 (+11%)	2mo	$250,000	$112	57
9220 Garden Ter	0.39mi	3/1.0	1,872 (-7%)	12mo	$280,000	$150	52
9045 Commerce Rd	0.54mi	3/2.5	2,174 (+8%)	14mo	$650,000	$299	48
9050 Marilyn Ter	0.50mi	3/2.0	1,788 (-11%)	10mo	$610,000	$341	46
3121 Mandrake St	0.39mi	4/2.5 (+1)	2,266 (+13%)	14mo	$385,000	$170	42
294 Oriole St	0.68mi	3/1.5	1,800 (-10%)	21mo	$325,000	$181	28
321 Longspur Ln	0.72mi	2/1.5 (-1)	1,720 (-14%)	8mo	$223,500	$130	25

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: 78.3%
• Equity multiple: 4.57×
• Total profit: $725,258
• Equity at exit: $108,100

10-year hold

• IRR: 81.8%
• Equity multiple: 9.46×
• Total profit: $1,716,867
• Equity at exit: $62,685

Cash invested: $203,000 (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 48382

• Active inventory: 173
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $22,512 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$446 /mo · $5,347/yr
• Insurance: −$302
• HOA: −$4
• Vacancy / Maint / Mgmt: −$4,728
• Net cashflow: $13,231

Break-even live

Break-even rent $5,764

Max offer price $725,000

Occupancy floor 36%

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4575 Oakestia St Unit 1032322P Commerce Township, MI	3.0	2.0	1991	$22,512	$11.31	21d	1	1.20mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: watergas

Listing history 50 events

1. 2026-06-18
   days on market $725,000 Active 57 DOM
2. 2026-06-17
   days on market $725,000 Active 56 DOM
3. 2026-06-16
   days on market $725,000 Active 55 DOM
4. 2026-06-15
   days on market $725,000 Active 54 DOM
5. 2026-06-13
   days on market $725,000 Active 52 DOM
6. 2026-06-13
   days on market $725,000 Active 51 DOM
7. 2026-06-09
   days on market $725,000 Active 48 DOM
8. 2026-06-08
   days on market $725,000 Active 47 DOM
9. 2026-06-07
   days on market $725,000 Active 46 DOM
10. 2026-06-04
    days on market $725,000 Active 43 DOM
11. 2026-06-03
    days on market $725,000 Active 42 DOM
12. 2026-06-02
    pricedays on market $725,000 Active 41 DOM
13. 2026-06-01
    days on market $750,000 Active 40 DOM
14. 2026-05-31
    days on market $750,000 Active 39 DOM
15. 2026-04-23
    listed $750,000 Active 1507-char remark

    Show marketing remark (1529 chars)

    Wake up to breathtaking water views the moment you step inside this beautifully updated lakefront home on private Lower Straits Lake. Offering 2,011 square feet of thoughtfully designed living space, this meticulously maintained residence features 4 bedrooms and 3 full bathrooms, combining comfort, style, and functionality. The updated kitchen (2024) is equipped with stainless steel appliances—all included—and flows seamlessly into the inviting family room, highlighted by a stunning stone gas fireplace, recessed lighting, and dual doorwalls that open to an expansive deck and paver patio—perfect for indoor-outdoor living and entertaining. Convenience meets practicality with a main-floor laundry area surrounded by abundant storage. The spacious primary suite is a true retreat, featuring its own gas fireplace, walk-in closet, private balcony overlooking the lake, and an en-suite bath complete with a jetted tub and step-in shower. Step outside to enjoy a backyard designed for lakefront living, featuring a full-width deck with an outdoor kitchen and a brand-new private dock (2025), ideal for relaxing or entertaining on the water. Recent updates and features include: new flooring (2024), fresh paint, Pella windows, reverse osmosis system, water softener (2017), doorwalls (2013), roof (2017), furnace, newly renovated kitchen (2024), brand-new deck (2025), and dock (2025). This is a rare opportunity to own a turnkey lakefront home with stunning views from every window—don’t miss it!

16. 2026-04-23
    listed $750,000 Active 1529-char remark

    Show marketing remark (1529 chars)

    Wake up to breathtaking water views the moment you step inside this beautifully updated lakefront home on private Lower Straits Lake. Offering 2,011 square feet of thoughtfully designed living space, this meticulously maintained residence features 4 bedrooms and 3 full bathrooms, combining comfort, style, and functionality. The updated kitchen (2024) is equipped with stainless steel appliances—all included—and flows seamlessly into the inviting family room, highlighted by a stunning stone gas fireplace, recessed lighting, and dual doorwalls that open to an expansive deck and paver patio—perfect for indoor-outdoor living and entertaining. Convenience meets practicality with a main-floor laundry area surrounded by abundant storage. The spacious primary suite is a true retreat, featuring its own gas fireplace, walk-in closet, private balcony overlooking the lake, and an en-suite bath complete with a jetted tub and step-in shower. Step outside to enjoy a backyard designed for lakefront living, featuring a full-width deck with an outdoor kitchen and a brand-new private dock (2025), ideal for relaxing or entertaining on the water. Recent updates and features include: new flooring (2024), fresh paint, Pella windows, reverse osmosis system, water softener (2017), doorwalls (2013), roof (2017), furnace, newly renovated kitchen (2024), brand-new deck (2025), and dock (2025). This is a rare opportunity to own a turnkey lakefront home with stunning views from every window—don’t miss it!

17. 2026-04-22
    historical $750,000 1507-char remark

    Show marketing remark (1507 chars)

    Wake up to breathtaking water views the moment you step inside this beautifully updated lakefront home on private Lower Straits Lake. Offering 2,011 square feet of thoughtfully designed living space, this meticulously maintained residence features 4 bedrooms and 3 full bathrooms, combining comfort, style, and functionality. The updated kitchen (2024) is equipped with stainless steel appliances - all included - and flows seamlessly into the inviting family room, highlighted by a stunning stone gas fireplace, recessed lighting, and dual doorwalls that open to an expansive deck and paver patio - perfect for indoor-outdoor living and entertaining. Convenience meets practicality with a main-floor laundry area surrounded by abundant storage. The spacious primary suite is a true retreat, featuring its own gas fireplace, walk-in closet, private balcony overlooking the lake, and an en-suite bath complete with a jetted tub and step-in shower. Step outside to enjoy a backyard designed for lakefront living, featuring a full-width deck with an outdoor kitchen and a brand-new private dock (2025), ideal for relaxing or entertaining on the water. Recent updates and features include: new flooring (2024), fresh paint, Pella windows, reverse osmosis system, water softener (2017), doorwalls (2013), roof (2017), furnace, newly renovated kitchen (2024), brand-new deck (2025), and dock (2025). This is a rare opportunity to own a turnkey lakefront home with stunning views from every window - don't miss it!

18. 2018-08-28
    soldstatus $390,000
19. 2018-08-20
    soldstatus $390,000 Sold
20. 2018-08-12
    status Pending
21. 2018-08-12
    status Pending
22. 2018-07-11
    price $400,000
23. 2018-07-11
    price $400,000
24. 2018-06-18
    listed $425,000 Active
25. 2018-06-18
    listed $425,000 Active
26. 2018-06-02
    historical
27. 2018-06-01
    historical
28. 2018-02-11
    price $498,500
29. 2018-02-11
    price $498,500
30. 2018-01-02
    listed $535,000 Active
31. 2018-01-02
    listed $535,000 Active
32. 2018-01-01
    historical
33. 2018-01-01
    historical
34. 2017-09-06
    price $535,000
35. 2017-09-06
    price $535,000
36. 2017-08-25
    listed $550,000 Active
37. 2017-08-25
    listed $550,000 Active
38. 2012-09-20
    soldstatus $278,500
39. 2012-09-11
    soldstatus $278,500
40. 2012-09-11
    soldstatus $278,500
41. 2012-09-10
    historical
42. 2012-09-10
    historical
43. 2012-07-06
    listed $298,500
44. 2012-07-06
    listed $298,500
45. 2012-07-06
    historical
46. 2012-07-06
    historical
47. 2012-06-13
    listed $298,500
48. 2012-06-13
    listed $298,500
49. 2012-06-12
    historical
50. 2012-06-12
    historical

ⓘ 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: $5,347 · $446/mo
• Projected year-2 tax: $8,256 · $688/mo
• Expected delta: +$2,909/yr (+$242/mo · 54.4%)

ⓘ 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 ≥96°F today · 14 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: $270,144
• − Mortgage interest: −$40,611
• − Property taxes: −$5,347
• − Insurance: −$3,625
• − Repairs & maintenance: −$21,612
• − Management: −$21,612
• − HOA: −$48
• − Depreciation: −$21,091
• Taxable income: $156,199
• Est. tax owed @ 24.0%: −$37,488
• After-tax cash flow: $121,283/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: Walled Lake Consolidated Schools
• NCES district ID: 2635160
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,184
• Composite: 49.57/100
• National rank: #1987
• State rank: #58 of 540 in MI

Livability — Commerce

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

Census & demographics

• Population (ZIP): 23,550

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 (86%)
• Race & ethnicity: White 86% Two or more races 5% Hispanic / Latino 4% Asian 3% Black 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% Arabic 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: ▼ -265.18%
• Current HPI: 202.3058
• 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

+773.1% since first listed

67 events — show timeline

• 2026-04-23 Listed $750,000 MiRealSource-MiMLS
• 2026-04-23 Listed $750,000 REALCOMP
• 2026-04-22 Coming Soon $750,000 MiRealSource-MiMLS
• 2018-08-28 Sold (Public Records) $390,000 Public Records
• 2018-08-20 Sold (MLS) $390,000 REALCOMP
• 2018-08-12 Pending — MiRealSource-MiMLS
• 2018-08-12 Pending — REALCOMP
• 2018-07-11 Price Changed $400,000 MiRealSource-MiMLS
• 2018-07-11 Price Changed $400,000 REALCOMP
• 2018-06-18 Listed $425,000 MiRealSource-MiMLS
• 2018-06-18 Listed $425,000 REALCOMP
• 2018-06-02 Listing Removed — REALCOMP
• 2018-06-01 Listing Removed — MiRealSource-MiMLS
• 2018-02-11 Price Changed $498,500 MiRealSource-MiMLS
• 2018-02-11 Price Changed $498,500 REALCOMP
• 2018-01-02 Listed $535,000 MiRealSource-MiMLS
• 2018-01-02 Listed $535,000 REALCOMP
• 2018-01-01 Listing Removed — MiRealSource-MiMLS
• 2018-01-01 Listing Removed — REALCOMP
• 2017-09-06 Price Changed $535,000 MiRealSource-MiMLS
• 2017-09-06 Price Changed $535,000 REALCOMP
• 2017-08-25 Listed $550,000 MiRealSource-MiMLS
• 2017-08-25 Listed $550,000 REALCOMP
• 2012-09-20 Sold (Public Records) $278,500 Public Records
• 2012-09-11 Sold (MLS) $278,500 MiRealSource-MiMLS
• 2012-09-11 Sold (MLS) $278,500 REALCOMP
• 2012-09-10 Listing Removed — MiRealSource-MiMLS
• 2012-09-10 Listing Removed — REALCOMP
• 2012-07-06 Listing Removed — MiRealSource-MiMLS
• 2012-07-06 Listing Removed — REALCOMP
• 2012-07-06 Listed $298,500 MiRealSource-MiMLS
• 2012-07-06 Listed $298,500 REALCOMP
• 2012-06-13 Listed $298,500 MiRealSource-MiMLS
• 2012-06-13 Listed $298,500 REALCOMP
• 2012-06-12 Listing Removed — MiRealSource-MiMLS
• 2012-06-12 Listing Removed — REALCOMP
• 2011-10-25 Listed $324,500 MiRealSource-MiMLS
• 2011-10-25 Listed $324,500 REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2009-04-18 Listing Removed — REALCOMP
• 2009-01-14 Listed $450,000 REALCOMP
• 2008-07-03 Listing Removed — REALCOMP
• 2008-06-16 Listing Removed — REALCOMP
• 2008-06-16 Listed $465,000 REALCOMP
• 2008-05-05 Listing Removed — REALCOMP
• 2008-05-05 Listed $475,000 REALCOMP
• 2008-02-26 Listing Removed — REALCOMP
• 2008-02-26 Listed $525,000 REALCOMP
• 2008-02-19 Listing Removed — MiRealSource-MiMLS
• 2007-12-06 Listed $537,000 MiRealSource-MiMLS
• 2007-12-06 Listed $537,000 REALCOMP
• 2007-12-01 Listing Removed — MiRealSource-MiMLS
• 2007-12-01 Listing Removed — REALCOMP
• 2007-06-03 Listed $537,000 MiRealSource-MiMLS
• 2007-06-03 Listed $537,000 REALCOMP
• 2007-06-01 Listed $537,000 REALCOMP
• 1997-07-31 Sold (Public Records) $120,000 Public Records
• 1997-05-20 Listing Removed — REALCOMP
• 1997-02-25 Listed $129,000 REALCOMP
• 1997-02-15 Listing Removed — REALCOMP
• 1997-01-03 Listing Removed — REALCOMP
• 1996-10-03 Listed $129,000 REALCOMP
• 1996-01-03 Listed $129,000 REALCOMP
• 1995-04-26 Sold (MLS) $80,000 MiRealSource-MiMLS
• 1995-04-13 Sold (Public Records) $80,000 Public Records
• 1995-02-13 Listing Removed — MiRealSource-MiMLS
• 1995-02-07 Listed $85,900 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $5,347 · -37.0% YoY. Source: county tax records.