2832 Dashwood Drive Dr · Troy, MI 48083

$255,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 3 Days on market

Built 1973 0.41 ac lot $246/sqft · 38% above area Est $332k · 23% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience refined ranch living in this beautifully maintained home nestled on an expansive half-acre lot in highly sought-after Troy. This residence blends comfort and sophistication with thoughtful upgrades throughout. Freshly painted interiors create a bright, modern feel, while recent mechanical updates including a new furnace (2026), new A/C (2025), and new thermostat (2026) - offer exceptional peace of mind. Designed for everyday living and effortless entertaining, the home features a finished lower-level recreation space with new recessed lighting and a sleek black-painted ceiling for a contemporary touch. Step outside to enjoy private outdoor living with a full automatic SunSetter porch awning and a covered backyard patio canopy. Additional premium features include a whole-house generator, backup sump pump, and newly installed 10-year smoke and carbon monoxide detectors. All Furniture Negotiable . . . Here is your opportunity to have it all!

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1973

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors; Carbon monoxide detectors; Pets allowed
• Utilities: Public water; Public sewer; Generator available for electric; Cable available; Underground utilities
• Home design: Single family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick construction; Asphalt roof
• Exterior features: Awning(s); Porch; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric oven; Free-standing refrigerator; Gas water heater
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Smart thermostat; Wood-burning fireplace in the family room; Partially finished basement; Basement present
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (27.5% below list).
• Recommended offer: $186k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Troy — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#113 in MI, #2,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: health & safety D+, amenities F, commute F.
• Warren Consolidated Schools (urban): math 18% / reading 39% proficiency, ranked #373 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.6%/yr); 91 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $8k 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 3 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,567 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (median comp): $332,336
• List price: $255,900
• Delta: -23.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2936 Wisconsin Rd	0.17mi	3/1.0	1,034 (-1%)	8mo	$250,000	$242	85
2235 Chesley Dr	0.72mi	3/1.0	1,050 (+1%)	4mo	$220,000	$210	61
2755 Iowa Dr	0.29mi	3/1.5	940 (-10%)	11mo	$205,000	$218	60
2940 Wisconsin Rd	0.18mi	3/1.0	930 (-11%)	19mo	$204,000	$219	58
2137 Winston Dr	0.35mi	3/1.0	950 (-9%)	14mo	$235,000	$247	58
2150 Winston Dr	0.38mi	3/2.0	1,100 (+6%)	14mo	$249,900	$227	57
2251 Parilament Dr	0.40mi	3/1.5	950 (-9%)	12mo	$220,000	$232	55
2546 Tarry Dr	0.59mi	3/2.0	912 (-12%)	2mo	$260,000	$285	46
2843 Teasdale Dr	0.63mi	3/1.0	1,166 (+12%)	12mo	$269,000	$231	40
2121 Chesley Dr	0.70mi	3/1.0	1,114 (+7%)	22mo	$240,000	$215	37
34063 Viceroy Dr	0.68mi	3/1.5	1,166 (+12%)	16mo	$225,000	$193	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.20×
• Total profit: $-57,305
• Equity at exit: $38,156

10-year hold

• IRR: -29.3%
• Equity multiple: -0.18×
• Total profit: $-84,470
• Equity at exit: $22,126

Cash invested: $71,652 (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 48083

• Rents YoY: -0.6%
• Active inventory: 91
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,342
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-162

Break-even live

Break-even rent $2,061

Max offer price $227,215

Occupancy floor —

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: $63,975
• Closing costs: $7,677
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34400 Dequindre Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	898	$1,540	$1.71	12d	2	0.27mi
2252 Winston Dr Sterling Heights, MI	3.0	2.0	950	$2,100	$2.21	10d	1	0.45mi
2252 Winston Dr Sterling Heights, MI	3.0	1.0	950	$1,900	$2.00	21d	1	0.45mi
Canterbury Square Troy, MI	1.0–2.0	1.0–2.0	825	$1,595	$1.93	2d	11	0.59mi
34800 Moravian Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	810	$1,415	$1.75	21d	16	1.01mi
34800 Moravian Dr Sterling Heights, MI	1.0–2.0	1.0–1.5	850	$1,655	$1.95	2d	22	1.01mi
2081 Newburgh Dr Troy, MI	3.0	2.0	1500	$2,300	$1.53	43d	1	1.03mi
36200 Dequindre Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	875	$1,740	$1.99	1d	46	1.05mi
34350 Ryan Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	853	$1,775	$2.08	4d	44	1.23mi
36511 Park Place Dr Sterling Heights, MI	2.0	2.5	1350	$2,000	$1.48	14d	1	1.33mi
3043 Heritage Dr Troy, MI	3.0	1.0	1250	$2,100	$1.68	44d	1	1.42mi
36642 Park Place Dr Sterling Heights, MI	2.0	1.5	928	$1,600	$1.72	43d	1	1.44mi

Listing history 5 events

1. 2026-05-18
   status Pending 963-char remark

   Show marketing remark (963 chars)

   Experience refined ranch living in this beautifully maintained home nestled on an expansive half-acre lot in highly sought-after Troy. This residence blends comfort and sophistication with thoughtful upgrades throughout. Freshly painted interiors create a bright, modern feel, while recent mechanical updates including a new furnace (2026), new A/C (2025), and new thermostat (2026) - offer exceptional peace of mind. Designed for everyday living and effortless entertaining, the home features a finished lower-level recreation space with new recessed lighting and a sleek black-painted ceiling for a contemporary touch. Step outside to enjoy private outdoor living with a full automatic SunSetter porch awning and a covered backyard patio canopy. Additional premium features include a whole-house generator, backup sump pump, and newly installed 10-year smoke and carbon monoxide detectors. All Furniture Negotiable . . . Here is your opportunity to have it all!

2. 2026-05-18
   status Pending 967-char remark

   Show marketing remark (963 chars)

   Experience refined ranch living in this beautifully maintained home nestled on an expansive half-acre lot in highly sought-after Troy. This residence blends comfort and sophistication with thoughtful upgrades throughout. Freshly painted interiors create a bright, modern feel, while recent mechanical updates including a new furnace (2026), new A/C (2025), and new thermostat (2026) - offer exceptional peace of mind. Designed for everyday living and effortless entertaining, the home features a finished lower-level recreation space with new recessed lighting and a sleek black-painted ceiling for a contemporary touch. Step outside to enjoy private outdoor living with a full automatic SunSetter porch awning and a covered backyard patio canopy. Additional premium features include a whole-house generator, backup sump pump, and newly installed 10-year smoke and carbon monoxide detectors. All Furniture Negotiable . . . Here is your opportunity to have it all!

3. 2026-05-15
   listed $255,900 Active 963-char remark

   Show marketing remark (963 chars)

   Experience refined ranch living in this beautifully maintained home nestled on an expansive half-acre lot in highly sought-after Troy. This residence blends comfort and sophistication with thoughtful upgrades throughout. Freshly painted interiors create a bright, modern feel, while recent mechanical updates including a new furnace (2026), new A/C (2025), and new thermostat (2026) - offer exceptional peace of mind. Designed for everyday living and effortless entertaining, the home features a finished lower-level recreation space with new recessed lighting and a sleek black-painted ceiling for a contemporary touch. Step outside to enjoy private outdoor living with a full automatic SunSetter porch awning and a covered backyard patio canopy. Additional premium features include a whole-house generator, backup sump pump, and newly installed 10-year smoke and carbon monoxide detectors. All Furniture Negotiable . . . Here is your opportunity to have it all!

4. 2026-05-15
   listed $255,900 Active 967-char remark

   Show marketing remark (963 chars)

   Experience refined ranch living in this beautifully maintained home nestled on an expansive half-acre lot in highly sought-after Troy. This residence blends comfort and sophistication with thoughtful upgrades throughout. Freshly painted interiors create a bright, modern feel, while recent mechanical updates including a new furnace (2026), new A/C (2025), and new thermostat (2026) - offer exceptional peace of mind. Designed for everyday living and effortless entertaining, the home features a finished lower-level recreation space with new recessed lighting and a sleek black-painted ceiling for a contemporary touch. Step outside to enjoy private outdoor living with a full automatic SunSetter porch awning and a covered backyard patio canopy. Additional premium features include a whole-house generator, backup sump pump, and newly installed 10-year smoke and carbon monoxide detectors. All Furniture Negotiable . . . Here is your opportunity to have it all!

5. 2026-05-13
   historical $255,900 963-char remark

   Show marketing remark (963 chars)

   Experience refined ranch living in this beautifully maintained home nestled on an expansive half-acre lot in highly sought-after Troy. This residence blends comfort and sophistication with thoughtful upgrades throughout. Freshly painted interiors create a bright, modern feel, while recent mechanical updates including a new furnace (2026), new A/C (2025), and new thermostat (2026) - offer exceptional peace of mind. Designed for everyday living and effortless entertaining, the home features a finished lower-level recreation space with new recessed lighting and a sleek black-painted ceiling for a contemporary touch. Step outside to enjoy private outdoor living with a full automatic SunSetter porch awning and a covered backyard patio canopy. Additional premium features include a whole-house generator, backup sump pump, and newly installed 10-year smoke and carbon monoxide detectors. All Furniture Negotiable . . . Here is your opportunity to have it all!

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $3,049 · $254/mo
• Expected delta: +$892/yr (+$74/mo · 41.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,268
• − Mortgage interest: −$14,334
• − Property taxes: −$2,157
• − Insurance: −$1,280
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$7,444
• Taxable loss: −$6,510
• Est. tax savings @ 24.0%: +$1,562
• After-tax cash flow: $-386/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: Warren Consolidated Schools
• NCES district ID: 2635190
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,259
• Composite: 25.09/100
• National rank: #7533
• State rank: #373 of 540 in MI

Livability — Troy

• Score: 78/100
• State rank: #113
• US rank: #2684

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, MI
• County: Oakland County · 1,009,092 people
• City population: 87,898
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,771
• Household income: $90,794
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 511.0

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 23% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 6% Arab 3%
• Foreign-born: 31% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 10% Other Asian/Pacific 6% Arabic 5%

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: ▼ -351.17%
• Current HPI: 175.8232
• Rent YoY: ▼ -0.62%
• 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

5 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-15 Listed $255,900 MiRealSource-MiMLS
• 2026-05-15 Listed $255,900 REALCOMP
• 2026-05-13 Coming Soon $255,900 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $2,157 · +2.3% YoY. Source: county tax records.