4954 Whipple Lake Rd St · Independence, MI 48348

$85,000

2 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 1 Days on market

0.41 ac lot

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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 +4.8/10.0
• 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

Opportunity awaits at 4954 Whipple Lake Rd! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential for investors, flippers, or buyers looking to build sweat equity. Property requires significant updates and is being offered as-is. Bring your vision and transform this property into something special. Whether you're looking for your next rehab project or a chance to create a custom retreat, this property offers a blank canvas with plenty of possibilities. Buyer to verify all information and property condition.

Key facts

• 0.41 acre lot

Property features AI

Finance

• Other: Property listed by RE/MAX First
• HOA & community: Has homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Slab foundation
• Exterior features: Public maintained road; Lot dimensions approximately 100 x 180; Lot size about 0.41 acres; No pool

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Forced air heating (natural gas)
• Interior features: Ceiling fan(s); Forced air heating; Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Clarkston Community School District (suburban): math 48% / reading 58% proficiency, ranked #69 of 540 in MI (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 147 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 18% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.28% ✓
• Cap rate: 20.04%
• Cash-on-cash: 49.10%
• DSCR: 3.18
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $260,288
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9515 Woodside Dr	0.45mi	1/1.0 (-1)	1,296 (-2%)	3mo	$59,000	$46	68
5039 W Princeton Ave	0.23mi	3/2.0 (+1)	1,494 (+12%)	1mo	$356,000	$238	59
5177 Mattawa Dr	0.63mi	2/1.0	1,317 (-1%)	23mo	$235,000	$178	50
8990 Woodlawn Ave	0.59mi	3/2.0 (+1)	1,380 (+4%)	10mo	$270,000	$196	49

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: 46.7%
• Equity multiple: 3.03×
• Total profit: $48,260
• Equity at exit: $12,674

10-year hold

• IRR: 52.4%
• Equity multiple: 6.12×
• Total profit: $121,929
• Equity at exit: $7,349

Cash invested: $23,800 (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 48348

• Active inventory: 147
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,937 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $974

Break-even live

Break-even rent $704

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Brookside Rd Clarkston, MI	2.0	2.0	1672	$3,032	$1.81	1d	1	1.43mi

Listing history 2 events

1. 2026-06-18
   remarks 550-char remark

   Show marketing remark (550 chars)

   Opportunity awaits at 4954 Whipple Lake Rd! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential for investors, flippers, or buyers looking to build sweat equity. Property requires significant updates and is being offered as-is. Bring your vision and transform this property into something special. Whether you're looking for your next rehab project or a chance to create a custom retreat, this property offers a blank canvas with plenty of possibilities. Buyer to verify all information and property condition.

2. 2026-06-18
   listed $85,000 Active 1 DOM

   Show marketing remark (550 chars)

   Opportunity awaits at 4954 Whipple Lake Rd! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential for investors, flippers, or buyers looking to build sweat equity. Property requires significant updates and is being offered as-is. Bring your vision and transform this property into something special. Whether you're looking for your next rehab project or a chance to create a custom retreat, this property offers a blank canvas with plenty of possibilities. Buyer to verify all information and property condition.

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$205/yr (+$17/mo · 22.8%)

ⓘ 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: $23,239
• − Mortgage interest: −$4,761
• − Property taxes: −$899
• − Insurance: −$425
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$2,473
• Taxable income: $10,963
• Est. tax owed @ 24.0%: −$2,631
• After-tax cash flow: $9,055/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: Clarkston Community School District
• NCES district ID: 2609900
• Math proficiency: 48% ▼ -8.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $79,317
• Composite: 48.04/100
• National rank: #2193
• State rank: #69 of 540 in MI

Livability — Independence

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

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -275.65%
• Current HPI: 196.4302
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $85,000 REALCOMP
• 2026-06-18 Listed $85,000 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $899 · +4.2% YoY. Source: county tax records.