2380 Wiltshire Rd Rd · Berkley, MI 48072

$165,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 1 Days on market

Built 1947 5,227 sqft lot Est $249k · 34% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Schools +4.9/10.0
• Livability +4.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom ranch featuring a spacious living room with an adjoining dining area, perfect for gatherings. Enjoy an oak kitchen with all appliances staying. Newer laminate flooring flows through the living room, dining room, and hallway. Updated bathroom with full stand up shower. House is equipped with a Generac generator for added peace of mind. This home is being sold as-is and offers a great opportunity for those looking to add their personal touch and TLC.

Key facts

• 5,227 sq ft lot
• Built 1947

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public sewer; Water available; Sewer available
• Home design: Single-family residence; One-story home
• Construction: Aluminum siding; Block foundation; Built on block foundation
• Exterior features: Front porch; Fenced yard; Paved road frontage

Interior

• Kitchen: Microwave; Oven; Refrigerator; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Gas water heater; Microwave; Oven; Refrigerator; Range; Block, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.6% vs local median 3.9% in Berkley — 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 92/100 on livability (#1 in MI, #33 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+.
• Berkley School District (suburban): math 47% / reading 62% proficiency, ranked #64 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Anderson Middle School (math 30% / reading 57%, grade D, #178 of 493 statewide, top 36%, 479 students, 20% FRL); Berkley High School (math 53% / reading 74%, grade B-, #55 of 713 statewide, top 8%, 1,210 students, 17% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: 89 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 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.
• Current owner paid $41k; list at $165k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.12% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $249,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2380 Wiltshire Rd Rd	0.00mi	3/1.0	945 (0%)	1mo	$165,000	$175	99
2616 Kenmore Rd	0.22mi	3/1.0	924 (-2%)	3mo	$230,000	$249	84
3318 Wakefield Rd	0.37mi	3/1.0	968 (+2%)	0mo	$242,500	$251	78
2828 Robina Ave	0.34mi	3/1.0	1,036 (+10%)	3mo	$305,000	$294	66
3714 Robina Ave	0.59mi	3/1.0	1,000 (+6%)	2mo	$300,000	$300	61
3170 Tyler Ave	0.52mi	2/1.0 (-1)	887 (-6%)	3mo	$185,500	$209	58
2381 Princeton Rd	0.65mi	3/1.0	1,000 (+6%)	2mo	$230,000	$230	58
1349 West Blvd	0.70mi	4/1.0 (+1)	992 (+5%)	0mo	$310,000	$313	54
1922 Princeton Rd	0.69mi	3/1.5	1,015 (+7%)	3mo	$363,500	$358	51
1610 Larkmoor Blvd	0.63mi	4/2.5 (+1)	970 (+3%)	5mo	$285,000	$294	51
2330 Buckingham Ave	0.64mi	3/1.0	1,053 (+11%)	3mo	$215,000	$204	48
1846 Griffith Ave	0.71mi	3/1.0	1,040 (+10%)	5mo	$275,000	$264	46

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,823
• Equity at exit: $24,602

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $19,791
• Equity at exit: $14,266

Cash invested: $46,200 (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 48072

• Active inventory: 89
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$865
• Tax from tax record: −$213 /mo · $2,562/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $312

Break-even live

Break-even rent $1,453

Max offer price $165,000

Occupancy floor 78%

Sensitivity live

Price	-10% $406	-5% $359	+0% $312	+5% $265	+10% $219
Rent	-10% $166	-5% $239	+0% $312	+5% $385	+10% $458
Rate	-1.0pp $395	-0.5pp $354	base $312	+0.5pp $269	+1.0pp $226

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2575 Catalpa Dr Unit 2575-16 Berkley, MI	2.0	1.0	1100	$1,495	$1.36	26d	1	0.27mi
2575 Catalpa Dr Unit 2575-06 Berkley, MI	2.0	2.0	1100	$1,695	$1.54	26d	1	0.27mi
2639 Oxford Rd Berkley, MI	2.0	1.0	1010	$2,495	$2.47	0d	1	0.43mi
2200 Berkley Ave Apt 102 Berkley, MI	2.0	1.0	900	$1,299	$1.44	0d	1	0.44mi
3185 Buckingham Ave Berkley, MI	3.0	1.0	1091	$1,895	$1.74	26d	1	0.62mi
3936 Royal Ave Berkley, MI	3.0	2.0	900	$2,000	$2.22	45d	1	0.88mi
1607 Catalpa Dr Unit 1607 Catalpa Royal Oak, MI	2.0	1.0	950	$2,100	$2.21	26d	1	1.04mi
28124 Brentwood St Southfield, MI	3.0	1.0	1056	$1,800	$1.70	26d	1	1.12mi
3264 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,600	$1.75	6d	1	1.13mi
3644 Greenfield Rd Unit 3664 Greenfield Berkley, MI	2.0	1.5	950	$1,700	$1.79	19d	1	1.14mi
3282 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,595	$1.74	0d	1	1.16mi
3009 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	730	$1,599	$2.19	0d	28	1.28mi
2817 W 13 Mile Rd Royal Oak, MI	2.0	1.0	688	$1,250	$1.82	26d	1	1.30mi
3220 Shenandoah Dr #12 Royal Oak, MI	2.0	1.0	688	$1,250	$1.82	26d	1	1.31mi
3225 Benjamin Ave #2 Royal Oak, MI	2.0	1.0	800	$1,525	$1.91	6d	1	1.33mi
15833 W Eleven Mile Rd Southfield, MI	1.0–2.0	1.0	905	$1,424	$1.57	1d	5	1.45mi
25600 Briar Dr Oak Park, MI	2.0–3.0	1.5	1235	$1,935	$1.57	25d	7	1.45mi
14801 Lincoln St Oak Park, MI	2.0	1.0–1.5	990	$1,240	$1.25	4d	1	1.46mi
1923 Crooks Rd Unit 1923-18 Royal Oak, MI	2.0	1.0	1000	$1,350	$1.35	26d	1	1.50mi
3406 Elmhurst Ave Royal Oak, MI	2.0	1.0	950	$1,800	$1.89	26d	1	1.50mi

Listing history 5 events

1. 2026-05-07
   status Pending

   Show marketing remark (462 chars)

   3-bedroom ranch featuring a spacious living room with an adjoining dining area, perfect for gatherings. Enjoy an oak kitchen with all appliances staying. Newer laminate flooring flows through the living room, dining room, and hallway. Updated bathroom with full stand up shower. House is equipped with a Generac generator for added peace of mind. This home is being sold as-is and offers a great opportunity for those looking to add their personal touch and TLC.

2. 2026-05-07
   status Pending 462-char remark

   Show marketing remark (462 chars)

   3-bedroom ranch featuring a spacious living room with an adjoining dining area, perfect for gatherings. Enjoy an oak kitchen with all appliances staying. Newer laminate flooring flows through the living room, dining room, and hallway. Updated bathroom with full stand up shower. House is equipped with a Generac generator for added peace of mind. This home is being sold as-is and offers a great opportunity for those looking to add their personal touch and TLC.

3. 2026-05-07
   listed $165,000 Active

   Show marketing remark (462 chars)

   3-bedroom ranch featuring a spacious living room with an adjoining dining area, perfect for gatherings. Enjoy an oak kitchen with all appliances staying. Newer laminate flooring flows through the living room, dining room, and hallway. Updated bathroom with full stand up shower. House is equipped with a Generac generator for added peace of mind. This home is being sold as-is and offers a great opportunity for those looking to add their personal touch and TLC.

4. 2026-05-07
   listed $165,000 Active 462-char remark

   Show marketing remark (462 chars)

   3-bedroom ranch featuring a spacious living room with an adjoining dining area, perfect for gatherings. Enjoy an oak kitchen with all appliances staying. Newer laminate flooring flows through the living room, dining room, and hallway. Updated bathroom with full stand up shower. House is equipped with a Generac generator for added peace of mind. This home is being sold as-is and offers a great opportunity for those looking to add their personal touch and TLC.

5. 1981-07-01
   soldstatus $41,000

ⓘ 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: $2,562 · $213/mo
• Projected year-2 tax: $2,562 · $213/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 1/10 Low FEMA zone X (unshaded) · 0% 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,172
• − Mortgage interest: −$9,243
• − Property taxes: −$2,562
• − Insurance: −$825
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$4,800
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $3,459/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: Berkley School District
• NCES district ID: 2605010
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $72,519
• Composite: 48.61/100
• National rank: #2109
• State rank: #64 of 540 in MI

Livability — Berkley

• Score: 92/100
• State rank: #1
• US rank: #33

Category grades

Amenities A Commute A+ Cost of living A Crime A+ Employment A+ Housing A+ Health & safety B- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berkley, MI
• County: Oakland County · 1,009,092 people
• City population: 15,149
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,149
• Household income: $116,239
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 127.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% Russian/Polish/Slavic 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: ▼ -502.41%
• Current HPI: 225.7389
• 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

+302.4% since first listed

5 events — show timeline

• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Listed $165,000 MiRealSource-MiMLS
• 2026-05-07 Listed $165,000 REALCOMP
• 1981-07-01 Sold (Public Records) $41,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,562 · +2.4% YoY. Source: county tax records.