57751 Grand River Ave · Lyon, MI 48165

$299,900

3 bd · 1.0 ba · 1,738 sqft · SingleFamily public records · 96 Days on market

Built 1929 0.53 ac lot $173/sqft · 26% below area Est $404k · 26% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Schools +4.7/10.0
• 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 OPPORTUNITY TO LIVE IN THE HEART OF LYON TOWNSHIP - one of the fastest-growing communities in the region. Perfect commuter location while maintaining country charm. Easy access to expressway, shopping, paved biking/walking trails, golf courses, & parks. Zoned commercial and residential. Great area for home business opportunity. 31X29 garage with workshop, wood deck for outdoor enjoyment, easy maintenance vinyl siding, & mature wooded views. 4 season sun room is heated, lined with windows & offers built-in shelving. Living room has bay window. Primary bedroom features door wall access to deck. Bright kitchen offers ample cabinet space & leads to possible dining room or home office. Two additional entry level bedrooms with closets. Fourth bedroom upstairs. Full ceramic bath with tub/shower. Water & sewer at street. A licensed Realtor must be physically present at all showings.

Key facts

• Commuter location
• Wood deck
• 0.53 acre lot

Tags

• COMMUTER LOCATION
• PAVED BIKING WALKING TRAILS
• HOME BUSINESS OPPORTUNITY
• 31X29 GARAGE WITH WORKSHOP
• WOOD DECK
• EASY MAINTENANCE VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/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 $292k (2.5% below list).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Lyon Community Schools (suburban): math 46% / reading 59% proficiency, ranked #74 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 2 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 $9k 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 96 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 22y 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 $136k; list at $300k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.97% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $403,704
• List price: $299,900
• Delta: -25.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29823 Thistle Ln	0.38mi	3/2.0	1,724 (-1%)	7mo	$415,000	$241	71
30041 Cherry Ln	0.29mi	4/2.0 (+1)	1,724 (-1%)	20mo	$304,000	$176	60
30101 Orchards Ln	0.20mi	3/2.0	1,827 (+5%)	23mo	$420,000	$230	59

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-20,365
• Equity at exit: $44,716

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $18,389
• Equity at exit: $25,930

Cash invested: $83,972 (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 48165

• Active inventory: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,924 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $445

Break-even live

Break-even rent $2,361

Max offer price $299,900

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57490 Lyon Crossing Blvd New Hudson, MI	1.0–3.0	1.0–2.0	1151	$2,890	$2.51	1d	21	0.17mi
1445 Superior Dr Milford, MI	3.0	2.5	2079	$3,050	$1.47	18d	1	0.81mi

Listing history 50 events

1. 2026-06-18
   days on market $299,900 Active 96 DOM
2. 2026-06-17
   days on market $299,900 Active 95 DOM
3. 2026-06-16
   days on market $299,900 Active 94 DOM
4. 2026-06-15
   days on market $299,900 Active 93 DOM
5. 2026-06-13
   days on market $299,900 Active 91 DOM
6. 2026-06-13
   days on market $299,900 Active 90 DOM
7. 2026-06-09
   days on market $299,900 Active 87 DOM
8. 2026-06-08
   days on market $299,900 Active 86 DOM
9. 2026-06-07
   days on market $299,900 Active 85 DOM
10. 2026-06-04
    days on market $299,900 Active 82 DOM
11. 2026-06-03
    days on market $299,900 Active 81 DOM
12. 2026-06-02
    days on market $299,900 Active 80 DOM
13. 2026-06-01
    days on market $299,900 Active 79 DOM
14. 2026-05-31
    days on market $299,900 Active 78 DOM
15. 2026-03-14
    listed $299,900 Active 926-char remark

    Show marketing remark (926 chars)

    AFFORDABLE OPPORTUNITY TO LIVE IN THE HEART OF LYON TOWNSHIP - one of the fastest-growing communities in the region. Perfect commuter location while maintaining country charm. Easy access to expressway, shopping, paved biking/walking trails, golf courses, & parks. Zoned commercial and residential. Great area for home business opportunity. 31X29 garage with workshop, wood deck for outdoor enjoyment, easy maintenance vinyl siding, & mature wooded views. 4 season sun room is heated, lined with windows & offers built-in shelving. Living room has bay window. Primary bedroom features door wall access to deck. Bright kitchen offers ample cabinet space & leads to possible dining room or home office. Two additional entry level bedrooms with closets. Fourth bedroom upstairs. Full ceramic bath with tub/shower. Water & sewer at street. A licensed Realtor must be physically present at all showings.

16. 2026-03-14
    listed $299,900 Active 926-char remark

    Show marketing remark (926 chars)

    AFFORDABLE OPPORTUNITY TO LIVE IN THE HEART OF LYON TOWNSHIP - one of the fastest-growing communities in the region. Perfect commuter location while maintaining country charm. Easy access to expressway, shopping, paved biking/walking trails, golf courses, & parks. Zoned commercial and residential. Great area for home business opportunity. 31X29 garage with workshop, wood deck for outdoor enjoyment, easy maintenance vinyl siding, & mature wooded views. 4 season sun room is heated, lined with windows & offers built-in shelving. Living room has bay window. Primary bedroom features door wall access to deck. Bright kitchen offers ample cabinet space & leads to possible dining room or home office. Two additional entry level bedrooms with closets. Fourth bedroom upstairs. Full ceramic bath with tub/shower. Water & sewer at street. A licensed Realtor must be physically present at all showings.

17. 2026-03-14
    listed $299,900 Active

    Show marketing remark (926 chars)

    AFFORDABLE OPPORTUNITY TO LIVE IN THE HEART OF LYON TOWNSHIP - one of the fastest-growing communities in the region. Perfect commuter location while maintaining country charm. Easy access to expressway, shopping, paved biking/walking trails, golf courses, & parks. Zoned commercial and residential. Great area for home business opportunity. 31X29 garage with workshop, wood deck for outdoor enjoyment, easy maintenance vinyl siding, & mature wooded views. 4 season sun room is heated, lined with windows & offers built-in shelving. Living room has bay window. Primary bedroom features door wall access to deck. Bright kitchen offers ample cabinet space & leads to possible dining room or home office. Two additional entry level bedrooms with closets. Fourth bedroom upstairs. Full ceramic bath with tub/shower. Water & sewer at street. A licensed Realtor must be physically present at all showings.

18. 2017-03-17
    soldstatus $136,000
19. 2017-03-08
    soldstatus $136,000 Sold
20. 2017-03-08
    soldstatus $136,000 Closed
21. 2017-01-24
    status Pending
22. 2017-01-24
    status Pending
23. 2016-12-05
    status Active
24. 2016-12-05
    status Active
25. 2016-11-24
    status Pending
26. 2016-11-24
    status Pending
27. 2016-11-15
    status Active
28. 2016-11-15
    status Active
29. 2016-11-02
    status Pending
30. 2016-11-02
    status Pending
31. 2016-11-02
    historical
32. 2016-10-29
    price $145,000
33. 2016-10-28
    price $145,000
34. 2016-09-21
    status Active
35. 2016-09-21
    status Active
36. 2016-04-22
    status Pending
37. 2016-04-22
    status Pending
38. 2016-04-15
    status Active
39. 2016-04-02
    price $159,000
40. 2016-03-02
    historical
41. 2016-03-02
    price $159,000
42. 2016-03-01
    listed $169,900 Active
43. 2015-09-13
    listed $169,900 Active
44. 2015-09-13
    listed $145,000
45. 2007-07-02
    historical
46. 2006-12-05
    listed $235,000
47. 2006-09-30
    historical
48. 2006-06-30
    listed $259,900
49. 2005-09-04
    historical
50. 2004-08-01
    listed $275,000

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $3,314 · $276/mo
• Expected delta: +$1,305/yr (+$109/mo · 64.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,083
• − Mortgage interest: −$16,799
• − Property taxes: −$2,009
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,807
• − Management: −$2,807
• − Depreciation: −$8,724
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $5,230/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: South Lyon Community Schools
• NCES district ID: 2632250
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -4.00%
• Median HH income: $71,419
• Composite: 46.86/100
• National rank: #2372
• State rank: #74 of 540 in MI

Livability — Lyon

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

Census & demographics

• Population (ZIP): 9,141

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 (76%)
• Race & ethnicity: White 76% Asian 11% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 87% English-only · Other Asian/Pacific 6% Spanish 4% Vietnamese 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: ▼ -169.34%
• Current HPI: 211.8766
• 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

+445.3% since first listed

42 events — show timeline

• 2026-03-14 Listed $299,900 SW Michigan MLS
• 2026-03-14 Listed $299,900 REALCOMP
• 2026-03-14 Listed $299,900 MiRealSource-MiMLS
• 2017-03-17 Sold (Public Records) $136,000 Public Records
• 2017-03-08 Sold (MLS) $136,000 MiRealSource-MiMLS
• 2017-03-08 Sold (MLS) $136,000 REALCOMP
• 2017-01-24 Pending — MiRealSource-MiMLS
• 2017-01-24 Pending — REALCOMP
• 2016-12-05 Relisted — MiRealSource-MiMLS
• 2016-12-05 Relisted — REALCOMP
• 2016-11-24 Pending — MiRealSource-MiMLS
• 2016-11-24 Pending — REALCOMP
• 2016-11-15 Relisted — MiRealSource-MiMLS
• 2016-11-15 Relisted — REALCOMP
• 2016-11-02 Pending — MiRealSource-MiMLS
• 2016-11-02 Pending — REALCOMP
• 2016-11-02 Listing Removed — MiRealSource-MiMLS
• 2016-10-29 Price Changed $145,000 MiRealSource-MiMLS
• 2016-10-28 Price Changed $145,000 REALCOMP
• 2016-09-21 Relisted — MiRealSource-MiMLS
• 2016-09-21 Relisted — REALCOMP
• 2016-04-22 Pending — MiRealSource-MiMLS
• 2016-04-22 Pending — REALCOMP
• 2016-04-15 Relisted — MiRealSource-MiMLS
• 2016-04-02 Price Changed $159,000 MiRealSource-MiMLS
• 2016-03-02 Listing Removed — MiRealSource-MiMLS
• 2016-03-02 Price Changed $159,000 REALCOMP
• 2016-03-01 Listed $169,900 MiRealSource-MiMLS
• 2015-09-13 Listed $169,900 REALCOMP
• 2015-09-13 Listed $145,000 MiRealSource-MiMLS
• 2007-07-02 Listing Removed — REALCOMP
• 2006-12-05 Listed $235,000 REALCOMP
• 2006-09-30 Listing Removed — REALCOMP
• 2006-06-30 Listed $259,900 REALCOMP
• 2005-09-04 Listing Removed — REALCOMP
• 2004-08-01 Listing Removed — REALCOMP
• 2004-08-01 Listed $275,000 REALCOMP
• 2004-04-26 Listed $275,000 REALCOMP
• 1994-03-23 Sold (Public Records) $21,100 Public Records
• 1991-11-13 Sold (Public Records) $26,009 Public Records
• 1982-06-01 Sold (Public Records) $55,000 Public Records
• 1980-04-01 Sold (Public Records) $55,000 Public Records

Property tax history

-4.6%/yr

Latest (2025): $2,009 · -29.2% YoY. Source: county tax records.