1908 Abels St · Milford, MI 48381

$64,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 16 Days on market

Built 1989 Fair condition

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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 +4.4/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to * * 1908 Abels Street in Milford Charter Township * * , where modern updates meet affordable living! This beautifully * * completely remodeled home in 2026 * * is move-in ready and packed with high-quality upgrades that set it apart. Featuring * * 3 spacious bedrooms and 2 fully remodeled bathrooms * * , this home has been thoughtfully updated from top to bottom. Enjoy peace of mind with a * * brand-new roof * * , while the stylish interior showcases * * new luxury vinyl plank flooring throughout * * , offering both durability and elegance. The stunning kitchen has been completely transformed with * * new cabinetry * * , quality countertops, and * * high-end

Key facts

• Built 1989
• Listed 16 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One story with ground-level entry
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Beach access and lake privileges on Childs Lake; Paved road access; Irregular-shaped lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating on natural gas; ENERGY STAR qualified heating equipment
• Interior features: Electric water heater; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 2.1% in Milford — 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 87/100 on livability (#17 in MI, #275 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: 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 $442 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,040 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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: 2.14% ✓
• Cap rate: 18.33%
• Cash-on-cash: 43.00%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $397,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3920 Childs Lake Rd	0.34mi	3/2.0	1,534 (+6%)	10mo	$420,000	$274	66

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: 39.8%
• Equity multiple: 2.70×
• Total profit: $30,545
• Equity at exit: $9,543

10-year hold

• IRR: 46.2%
• Equity multiple: 5.43×
• Total profit: $79,342
• Equity at exit: $5,534

Cash invested: $17,920 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$336
• Tax est. 1.5%: −$80 /mo · $960/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $642

Break-even live

Break-even rent $560

Max offer price $64,000

Occupancy floor 48%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1861 Abels St Unit 344 Milford, MI	3.0	2.0	1056	$1,499	$1.42	14d	1	0.10mi
1801 Davis Unit 330 Milford, MI	3.0	2.0	1624	$1,300	$0.80	14d	1	0.13mi
4215 Deems St Unit 475 Milford, MI	2.0	2.0	1056	$1,249	$1.18	24d	1	0.21mi

Listing history 12 events

1. 2026-06-18
   days on market $64,000 Active 16 DOM
2. 2026-06-17
   days on market $64,000 Active 15 DOM
3. 2026-06-16
   days on market $64,000 Active 14 DOM
4. 2026-06-15
   days on market $64,000 Active 13 DOM
5. 2026-06-13
   days on market $64,000 Active 11 DOM
6. 2026-06-13
   days on market $64,000 Active 10 DOM
7. 2026-06-09
   days on market $64,000 Active 7 DOM
8. 2026-06-08
   days on market $64,000 Active 6 DOM
9. 2026-06-07
   days on market $64,000 Active 5 DOM
10. 2026-06-04
    days on market $64,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $64,000 Active 1 DOM

ⓘ 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: $16,472
• − Mortgage interest: −$3,585
• − Property taxes: −$960
• − Insurance: −$320
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$1,862
• Taxable income: $7,109
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $5,999/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This single-family home in Milford Charter Township, MI, built in 1989, requires significant exterior and interior updates to improve its condition and increase its value.

Repairs flagged

• Major roof — Significant wear and potential leaks.
• Major siding — Old and weathered, indicating a need for repainting or replacement.
• Major exterior paint — Significant discoloration and wear, indicating a need for repainting or replacement.
• Moderate HVAC/mechanicals — No specific photos, but the condition of the exterior suggests they may also be in need of updates.
• Major interior paint — No specific photos, but the condition of the exterior suggests the interior may also be in need of updates.
• Minor landscaping — No specific photos, but the overall condition of the home suggests it may need some exterior updates to improve curb appeal.

Value-add opportunities

• Both painting — Refreshing the exterior and interior paint can significantly improve the home's curb appeal and overall condition.
• Both landscaping — A well-maintained landscape can enhance the home's curb appeal and increase its value.
• Both roof replacement — Replacing the roof can address potential leaks and improve the home's overall condition.
• Both HVAC/mechanical updates — Updating the HVAC and mechanical systems can improve the home's comfort and energy efficiency, increasing its value.
• Both interior updates — Updating the interior can improve the home's condition and increase its value, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and potential leaks.	Major	$15,000–50,000
siding · Old and weathered, indicating a need for repainting or replacement.	Major	$15,000–50,000
exterior paint · Significant discoloration and wear, indicating a need for repainting or replacement.	Major	$15,000–50,000
HVAC/mechanicals · No specific photos, but the condition of the exterior suggests they may also be in need of updates.	Moderate	$3,000–15,000
interior paint · No specific photos, but the condition of the exterior suggests the interior may also be in need of updates.	Major	$15,000–50,000
landscaping · No specific photos, but the overall condition of the home suggests it may need some exterior updates to improve curb appeal.	Minor	$500–3,000
Total estimated repair cost · 6 items		$63,500–218,000

Value-add ROI direction

• Both painting — Refreshing the exterior and interior paint can significantly improve the home's curb appeal and overall condition. ↑
• Both landscaping — A well-maintained landscape can enhance the home's curb appeal and increase its value. ↑
• Both roof replacement — Replacing the roof can address potential leaks and improve the home's overall condition. ↑
• Both HVAC/mechanical updates — Updating the HVAC and mechanical systems can improve the home's comfort and energy efficiency, increasing its value. ↑
• Both interior updates — Updating the interior can improve the home's condition and increase its value, making it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Milford

• Score: 87/100
• State rank: #17
• US rank: #275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

1 event — show timeline

• 2026-05-31 Listed $64,000 REALCOMP