2222 S Sheeran Dr · Wixom, MI 48381

$20,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 85 Days on market

Built 1994 $803/mo HOA · 60% of rent ↓ 50% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

Key facts

• Ensuite bath
• Large walk-in closet
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• ABUNDANT CABINET SPACE
• GENEROUS CENTER ISLAND
• PRIVATE PRIMARY SUITE
• LARGE WALK-IN CLOSET
• ENSUITE BATH

🏷️ Possibly a rental listed for sale. The $20,000 price doesn't fit this home's estimated sale value (~$418,320) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.9% in Wixom — 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 74/100 on livability (#185 in MI, #4,678 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F.
• Huron Valley Schools (suburban): math 42% / reading 56% proficiency, ranked #87 of 540 in MI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 60% of rent.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 6.72% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.78%
• DSCR: 2.15
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $418,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2670 E Maple Rd	0.14mi	3/2.0	1,817 (+8%)	4mo	$452,000	$249	77
3920 Childs Lake Rd	0.20mi	3/2.0	1,534 (-9%)	10mo	$420,000	$274	68
3089 E Maple Rd	0.68mi	3/2.5	1,847 (+10%)	17mo	$385,000	$208	36

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: 21.2%
• Equity multiple: 1.88×
• Total profit: $4,934
• Equity at exit: $2,982

10-year hold

• IRR: 30.2%
• Equity multiple: 3.90×
• Total profit: $16,249
• Equity at exit: $1,729

Cash invested: $5,600 (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 48381

• Active inventory: 180
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$803
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $120

Break-even live

Break-even rent $1,191

Max offer price $20,000

Occupancy floor 86%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4215 Deems St Unit 475 Milford, MI	2.0	2.0	1056	$1,249	$1.18	24d	1	0.31mi
1861 Abels St Unit 344 Milford, MI	3.0	2.0	1056	$1,499	$1.42	15d	1	0.31mi
1801 Davis Unit 330 Milford, MI	3.0	2.0	1624	$1,300	$0.80	15d	1	0.35mi

HOA detail

• Monthly dues: $803 · $9,636/yr
• Likely covers: watertrash

Listing history 8 events

1. 2026-04-02
   status Pending 1035-char remark

   Show marketing remark (1035 chars)

   Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

2. 2026-04-02
   status Pending

   Show marketing remark (1035 chars)

   Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

3. 2026-03-05
   price $20,000 1035-char remark

   Show marketing remark (1035 chars)

   Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

4. 2026-03-05
   price $20,000

   Show marketing remark (1035 chars)

   Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

5. 2026-02-04
   price $30,000 1035-char remark

   Show marketing remark (1035 chars)

   Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

6. 2026-02-03
   price $30,000
7. 2026-01-05
   listed $40,000 Active 1035-char remark

   Show marketing remark (1035 chars)

   Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

8. 2026-01-05
   listed $40,000 Active

   Show marketing remark (1035 chars)

   Welcome home to this charming 3 bedroom, 2 bath ranch perfectly located in highly desirable Milford! Enjoy being just minutes from restaurants, shopping, and convenient access to I-96. Step inside to an inviting open-concept layout, where a spacious living room flows seamlessly into the dining area and kitchen. The kitchen offers abundant cabinet and counter space, highlighted by a generous center island. The private primary suite features a large walk-in closet and an ensuite bath complete with dual sinks, a soaking tub, and a separate shower. Two additional bedrooms and a full bath are located on the opposite side of the home, offering comfort and privacy. Enjoy the outdoors from the back deck. Additional features include a large laundry room, storage shed, handicap-accessible ramp, and a newer water heater (2018). Don't miss your chance to see Milford ranch home - schedule your private showing today! Local School Fee: $3/month; Trash Fee: $15.10/month. All offers to purchase must be subject to probate court approval.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,124
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − HOA: −$9,636
• − Depreciation: −$582
• Taxable income: $1,806
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $1,010/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: Huron Valley Schools
• NCES district ID: 2618990
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $76,011
• Composite: 44.39/100
• National rank: #2815
• State rank: #87 of 540 in MI

Livability — Wixom

• Score: 74/100
• State rank: #185
• US rank: #4678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,145
• Population (ZIP): 13,737

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 11% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% German/W. Germanic 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: ▼ -303.22%
• Current HPI: 200.4953
• 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

-50.0% since first listed

8 events — show timeline

• 2026-04-02 Pending — MiRealSource-MiMLS
• 2026-04-02 Pending — REALCOMP
• 2026-03-05 Price Changed $20,000 MiRealSource-MiMLS
• 2026-03-05 Price Changed $20,000 REALCOMP
• 2026-02-04 Price Changed $30,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $30,000 REALCOMP
• 2026-01-05 Listed $40,000 REALCOMP
• 2026-01-05 Listed $40,000 MiRealSource-MiMLS