471 Elkinford Dr · White Lake, MI 48383

$239,000

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 4 Days on market

Built 1938 0.25 ac lot Est $476k · 50% under $13/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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +4.4/10.0
• 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

Welcome home to this move-in-ready ranch in the highly sought-after Huron Valley School District! Freshly painted and situated on a large lot, this 3-bedroom, 2-bath home offers comfortable living with a finished walkout basement providing plenty of additional space for entertaining, a home office, or recreation. Step outside to the spacious new deck overlooking the backyard, perfect for relaxing or hosting guests. Enjoy lake access and a private beach on Brendel Lake for swimming, kayaking, fishing, and summer fun. Conveniently located near shopping, restaurants, and parks, this home offers the perfect blend of tranquility and convenience. Whether you're looking for a primary residence, weekend getaway, or income-producing property, this home also presents an excellent investment opportunity with incredible potential. Don't miss this one!

Key facts

• 0.25 acre lot
• Built 1938
• Listed 4 days

Property features AI

Finance

• HOA & community: Annual association fee; Community amenities include beach area, playground, and boat launch

Exterior

• Utilities: Natural gas connected; Natural gas water heater; Cable connected; High-speed internet available
• Home design: Ranch-style single family residence; Residential property
• Construction: Built in 1938; Vinyl siding; Asphalt shingle roof
• Exterior features: Quarter-acre lot; Well water

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom (10 x 10); Bedroom 2 (9 x 8); Bedroom 3 (12 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Full basement; Recreation room
• Laundry & utility: Laundry room (7 x 8); Utility room (7 x 9)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $730 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Huron Valley Schools (suburban): math 42% / reading 56% proficiency, ranked #87 of 540 in MI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 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 $7k 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 $67k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $160k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $475,817
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
580 Elkinford Dr	0.06mi	3/2.0	1,512 (+1%)	1mo	$325,000	$215	95
890 Beachway Dr	0.47mi	3/1.5	1,611 (+7%)	3mo	$510,000	$317	62

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $7,798
• Equity at exit: $35,636

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $66,806
• Equity at exit: $20,664

Cash invested: $66,920 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$274 /mo · $3,290/yr
• Insurance: −$100
• HOA: −$13
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $730

Break-even live

Break-even rent $2,076

Max offer price $239,000

Occupancy floor 71%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10094 Elizabeth Lake Rd White Lake, MI	3.0	2.0	1872	$3,000	$1.60	24d	1	1.32mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 6 events

1. 2026-06-17
   status $239,000 Pending 4 DOM
2. 2026-06-17
   days on market $239,000 Active 4 DOM
3. 2026-06-16
   days on market $239,000 Active 3 DOM
4. 2026-06-15
   days on market $239,000 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark

   Show marketing remark (851 chars)

   Welcome home to this move-in-ready ranch in the highly sought-after Huron Valley School District! Freshly painted and situated on a large lot, this 3-bedroom, 2-bath home offers comfortable living with a finished walkout basement providing plenty of additional space for entertaining, a home office, or recreation. Step outside to the spacious new deck overlooking the backyard, perfect for relaxing or hosting guests. Enjoy lake access and a private beach on Brendel Lake for swimming, kayaking, fishing, and summer fun. Conveniently located near shopping, restaurants, and parks, this home offers the perfect blend of tranquility and convenience. Whether you're looking for a primary residence, weekend getaway, or income-producing property, this home also presents an excellent investment opportunity with incredible potential. Don't miss this one!

6. 2026-06-13
   listed $239,000 Active 1 DOM

   Show marketing remark (851 chars)

   Welcome home to this move-in-ready ranch in the highly sought-after Huron Valley School District! Freshly painted and situated on a large lot, this 3-bedroom, 2-bath home offers comfortable living with a finished walkout basement providing plenty of additional space for entertaining, a home office, or recreation. Step outside to the spacious new deck overlooking the backyard, perfect for relaxing or hosting guests. Enjoy lake access and a private beach on Brendel Lake for swimming, kayaking, fishing, and summer fun. Conveniently located near shopping, restaurants, and parks, this home offers the perfect blend of tranquility and convenience. Whether you're looking for a primary residence, weekend getaway, or income-producing property, this home also presents an excellent investment opportunity with incredible potential. Don't miss this one!

ⓘ 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: $3,290 · $274/mo
• Projected year-2 tax: $3,485 · $290/mo
• Expected delta: +$195/yr (+$16/mo · 5.9%)

ⓘ 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$13,388
• − Property taxes: −$3,290
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$156
• − Depreciation: −$6,953
• Taxable income: $5,259
• Est. tax owed @ 24.0%: −$1,262
• After-tax cash flow: $7,497/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: Huron Valley Schools
• NCES district ID: 2618990
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $76,011
• Composite: 44.39/100
• National rank: #2815
• State rank: #87 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

+71.9% since first listed

19 events — show timeline

• 2026-06-13 Listed $239,000 SW Michigan MLS
• 2026-06-13 Listed $239,000 MiRealSource-MiMLS
• 2020-08-13 Sold (Public Records) $160,000 Public Records
• 2020-07-31 Sold (MLS) $160,000 REALCOMP
• 2020-07-03 Pending — MiRealSource-MiMLS
• 2020-07-03 Pending — REALCOMP
• 2020-06-27 Contingent — MiRealSource-MiMLS
• 2020-06-26 Contingent — REALCOMP
• 2020-06-24 Listed $164,900 MiRealSource-MiMLS
• 2020-06-24 Listed $164,900 REALCOMP
• 2016-11-10 Sold (Public Records) $129,000 Public Records
• 2016-10-31 Sold (MLS) $129,000 REALCOMP
• 2016-07-29 Pending — MiRealSource-MiMLS
• 2016-07-29 Pending — REALCOMP
• 2016-07-27 Listed $125,000 MiRealSource-MiMLS
• 2016-07-26 Listed $125,000 REALCOMP
• 2005-10-24 Sold (MLS) $115,000 REALCOMP
• 2005-08-05 Listed $122,000 REALCOMP
• 2001-12-06 Sold (Public Records) $139,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,290 · +4.6% YoY. Source: county tax records.