2914 Meadowbrook Ct Ct · Orion, MI 48360

$119,900

2 bd · 1.0 ba · 882 sqft · Condo public records · 6 Days on market

Built 1973 $400/mo HOA · 20% of rent

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Why this score? — see what drove the C+ 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 +25.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 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

Affordable townhouse condo with desirable lake access! This nicely updated home features an updated bathroom, new central air (2022), and a new washer and dryer (2021), offering both comfort and convenience. Enjoy exclusive beach access and lake privileges on all-sports Lake Voorheis—perfect for boating, kayaking, swimming, paddle boarding, jet skiing, or simply relaxing by the water. Outdoor enthusiasts will also love the nearby access to the scenic 36 mile long Polly Ann Trail. Ideally located for an active yet comfortable lifestyle, the HOA covers water, sewer, trash, snow removal, lawn care, and beach/lake access.

Key facts

• Lake access
• Updated bathroom
• $400 HOA

Tags

• UPDATED BATHROOM
• EXCLUSIVE BEACH ACCESS
• LAKE ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 82 active listings in the ZIP; 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 $829 of loan paydown is wiped out by about $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y 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: HOA is 20% of rent.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1973 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-715
• Equity at exit: $17,877

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $24,303
• Equity at exit: $10,367

Cash invested: $33,572 (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 48360

• Active inventory: 82
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$50
• HOA: −$400
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $289

Break-even live

Break-even rent $1,603

Max offer price $119,900

Occupancy floor 80%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: watersewertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-04-26
   status Pending

   Show marketing remark (631 chars)

   Affordable townhouse condo with desirable lake access! This nicely updated home features an updated bathroom, new central air (2022), and a new washer and dryer (2021), offering both comfort and convenience. Enjoy exclusive beach access and lake privileges on all-sports Lake Voorheis—perfect for boating, kayaking, swimming, paddle boarding, jet skiing, or simply relaxing by the water. Outdoor enthusiasts will also love the nearby access to the scenic 36 mile long Polly Ann Trail. Ideally located for an active yet comfortable lifestyle, the HOA covers water, sewer, trash, snow removal, lawn care, and beach/lake access.

2. 2026-04-26
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Affordable townhouse condo with desirable lake access! This nicely updated home features an updated bathroom, new central air (2022), and a new washer and dryer (2021), offering both comfort and convenience. Enjoy exclusive beach access and lake privileges on all-sports Lake Voorheis—perfect for boating, kayaking, swimming, paddle boarding, jet skiing, or simply relaxing by the water. Outdoor enthusiasts will also love the nearby access to the scenic 36 mile long Polly Ann Trail. Ideally located for an active yet comfortable lifestyle, the HOA covers water, sewer, trash, snow removal, lawn care, and beach/lake access.

3. 2026-04-20
   listed $119,900 Active

   Show marketing remark (631 chars)

   Affordable townhouse condo with desirable lake access! This nicely updated home features an updated bathroom, new central air (2022), and a new washer and dryer (2021), offering both comfort and convenience. Enjoy exclusive beach access and lake privileges on all-sports Lake Voorheis—perfect for boating, kayaking, swimming, paddle boarding, jet skiing, or simply relaxing by the water. Outdoor enthusiasts will also love the nearby access to the scenic 36 mile long Polly Ann Trail. Ideally located for an active yet comfortable lifestyle, the HOA covers water, sewer, trash, snow removal, lawn care, and beach/lake access.

4. 2026-04-20
   listed $119,900 Active 631-char remark

   Show marketing remark (631 chars)

   Affordable townhouse condo with desirable lake access! This nicely updated home features an updated bathroom, new central air (2022), and a new washer and dryer (2021), offering both comfort and convenience. Enjoy exclusive beach access and lake privileges on all-sports Lake Voorheis—perfect for boating, kayaking, swimming, paddle boarding, jet skiing, or simply relaxing by the water. Outdoor enthusiasts will also love the nearby access to the scenic 36 mile long Polly Ann Trail. Ideally located for an active yet comfortable lifestyle, the HOA covers water, sewer, trash, snow removal, lawn care, and beach/lake access.

5. 2020-08-31
   soldstatus $108,000
6. 2020-07-31
   soldstatus $108,000 Sold 522-char remark

   Show marketing remark (522 chars)

   Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

7. 2020-07-31
   soldstatus $108,000 Closed

   Show marketing remark (522 chars)

   Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

8. 2020-07-11
   status Pending

   Show marketing remark (522 chars)

   Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

9. 2020-07-11
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

10. 2020-06-12
    status Active 522-char remark

    Show marketing remark (522 chars)

    Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

11. 2020-06-08
    historical 522-char remark

    Show marketing remark (522 chars)

    Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

12. 2020-06-08
    historical

    Show marketing remark (522 chars)

    Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

13. 2020-05-28
    listed $114,000 Active 522-char remark

    Show marketing remark (522 chars)

    Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

14. 2020-05-28
    listed $114,000 Active

    Show marketing remark (522 chars)

    Wonderful two bedroom condo in the Keatington Condo Complex. Features include new flooring in the kitchen, fresh paint, spacious bedrooms, first floor laundry, covered front porch and a one car garage. Fantastic location within the complex and a large green space right outside the front door. Association fee includes access to the private beach & club house on Voorheis Lake. Close to the expressway, shopping and restaurants. Why rent when you can own this beautiful condo. Come see it - you won't be disapponted.

15. 2018-04-18
    soldstatus $92,900
16. 2001-04-24
    soldstatus $93,000
17. 1998-09-15
    soldstatus $78,900
18. 1998-08-25
    soldstatus $78,900
19. 1998-06-01
    listed $78,900
20. 1996-06-17
    soldstatus $55,000

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $23,630
• − Mortgage interest: −$6,716
• − Property taxes: −$2,254
• − Insurance: −$600
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$4,800
• − Depreciation: −$3,488
• Taxable income: $1,992
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $2,991/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 — Orion

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

Census & demographics

• City population: 10,401
• Population (ZIP): 12,250

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Hispanic / Latino 8% Asian 8% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Other Asian/Pacific 3% Other Indo-European 3% Spanish 3%

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: ▼ -226.18%
• Current HPI: 180.3844
• 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

+118.0% since first listed

20 events — show timeline

• 2026-04-26 Pending — REALCOMP
• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-20 Listed $119,900 REALCOMP
• 2026-04-20 Listed $119,900 MiRealSource-MiMLS
• 2020-08-31 Sold (Public Records) $108,000 Public Records
• 2020-07-31 Sold (MLS) $108,000 MiRealSource-MiMLS
• 2020-07-31 Sold (MLS) $108,000 REALCOMP
• 2020-07-11 Pending — MiRealSource-MiMLS
• 2020-07-11 Pending — REALCOMP
• 2020-06-12 Relisted — REALCOMP
• 2020-06-08 Listing Removed — REALCOMP
• 2020-06-08 Listing Removed — MiRealSource-MiMLS
• 2020-05-28 Listed $114,000 MiRealSource-MiMLS
• 2020-05-28 Listed $114,000 REALCOMP
• 2018-04-18 Sold (Public Records) $92,900 Public Records
• 2001-04-24 Sold (Public Records) $93,000 Public Records
• 1998-09-15 Sold (Public Records) $78,900 Public Records
• 1998-08-25 Sold (MLS) $78,900 REALCOMP
• 1998-06-01 Listed $78,900 REALCOMP
• 1996-06-17 Sold (Public Records) $55,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,254 · +2.7% YoY. Source: county tax records.