1459 Arcadia Dr · Milford, MI 48381

$389,900

3 bd · 2.5 ba · 2,165 sqft · Condo public records · 71 Days on market

Built 2023 Good condition $180/sqft · 17% below area Est $454k · 14% under $240/mo HOA · 7% of rent ↓ 7% 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).

• ARV discount +13.9/15.0
• Cash flow +12.4/30.0
• Schools +4.4/10.0
• Livability +4.4/5.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this move in ready condo located in Milford. This 2,000 sqft home features 3 bedrooms and 2.5 baths. Open floor plan with granite counter tops/island in the kitchen. Master bedroom includes en suite bath , walk in closet and extended sitting area. 2nd floor laundry and attached 2 car garage. BATVAI Property being sold in "AS-IS" condition. This is property is under FREDDIE MAC FIRST LOOK INITIATIVE 4/7/2026-5/7/2026. See the attached submission documents.

Key facts

• Open floor plan
• Island in kitchen
• Granite counter tops

Tags

• MOVE IN READY
• OPEN FLOOR PLAN
• GRANITE COUNTER TOPS
• ISLAND IN KITCHEN
• EN SUITE BATH
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $390k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $378k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $354k (9.2% below list).
• Recommended offer: $354k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 leasing fast (median 0d on market — plan ~1-2 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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 71 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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 $353,942 (9.2% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (median comp): $454,273
• List price: $389,900
• Delta: -14.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-67,315
• Equity at exit: $58,135

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-63,504
• Equity at exit: $33,711

Cash invested: $109,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,539 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$416 /mo · $4,997/yr
• Insurance: −$162
• HOA: −$240
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $-67

Break-even live

Break-even rent $3,625

Max offer price $377,996

Occupancy floor 97%

Sensitivity live

Price	-10% $153	-5% $43	+0% $-67	+5% $-178	+10% $-288
Rent	-10% $-347	-5% $-207	+0% $-67	+5% $72	+10% $212
Rate	-1.0pp $129	-0.5pp $32	base $-67	+0.5pp $-168	+1.0pp $-271

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1445 Superior Dr Milford, MI	3.0	2.5	2079	$3,050	$1.47	18d	1	0.05mi
4881 Marquette Dr Milford, MI	4.0	2.5	2400	$4,100	$1.71	0d	1	0.09mi
57490 Lyon Crossing Blvd New Hudson, MI	1.0–3.0	1.0–2.0	1151	$3,125	$2.72	0d	21	0.62mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $389,900 Active 71 DOM
2. 2026-06-17
   days on market $389,900 Active 70 DOM
3. 2026-06-16
   days on market $389,900 Active 69 DOM
4. 2026-06-15
   days on market $389,900 Active 68 DOM
5. 2026-06-13
   days on market $389,900 Active 66 DOM
6. 2026-06-13
   days on market $389,900 Active 65 DOM
7. 2026-06-09
   days on market $389,900 Active 62 DOM
8. 2026-06-08
   days on market $389,900 Active 61 DOM
9. 2026-06-07
   days on market $389,900 Active 60 DOM
10. 2026-06-04
    days on market $389,900 Active 57 DOM
11. 2026-06-03
    days on market $389,900 Active 56 DOM
12. 2026-06-02
    days on market $389,900 Active 55 DOM
13. 2026-06-01
    days on market $389,900 Active 54 DOM
14. 2026-05-31
    days on market $389,900 Active 53 DOM
15. 2026-04-09
    listed $399,900 Active 481-char remark

    Show marketing remark (481 chars)

    Come see this move in ready condo located in Milford. This 2,000 sqft home features 3 bedrooms and 2.5 baths. Open floor plan with granite counter tops/island in the kitchen. Master bedroom includes en suite bath , walk in closet and extended sitting area. 2nd floor laundry and attached 2 car garage. BATVAI Property being sold in "AS-IS" condition. This is property is under FREDDIE MAC FIRST LOOK INITIATIVE 4/7/2026-5/7/2026. See the attached submission documents.

16. 2026-04-07
    listed $399,900 Active 478-char remark

    Show marketing remark (478 chars)

    Come see this move in ready condo located in Milford. This 2,000 sqft home features 3 bedrooms and 2.5 baths. Open floor plan with granite counter tops/island in the kitchen. Master bedroom includes en suite bath , walk in closet and extended sitting area. 2nd floor laundry and attached 2 car garage. BATVAI Property being sold in "AS-IS" condition. This is property is under FREDDIE MAC FIRST LOOK INITIATIVE 4/7/2026-5/7/2026. See the attached submission documents.

17. 2024-07-30
    soldstatus $426,815 Sold
18. 2024-07-30
    soldstatus $426,815 Closed
19. 2024-02-27
    status Pending
20. 2024-02-27
    status Pending
21. 2024-01-29
    listed $429,990 Active
22. 2024-01-29
    listed $429,990 Active

ⓘ 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: $4,997 · $416/mo
• Projected year-2 tax: $5,501 · $458/mo
• Expected delta: +$504/yr (+$42/mo · 10.1%)

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

Taxation est. · year 1

• Rental income: $42,473
• − Mortgage interest: −$21,840
• − Property taxes: −$4,997
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,398
• − Management: −$3,398
• − HOA: −$2,880
• − Depreciation: −$11,343
• Taxable loss: −$7,332
• Est. tax savings @ 24.0%: +$1,760
• After-tax cash flow: $951/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready condo is in good condition with modern finishes and a clean, fresh appearance. Minor updates to exterior paint and landscaping can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add smart home features — Improves convenience and can increase property value
• Both Install smart thermostat — Saves energy and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add smart home features — Improves convenience and can increase property value ↑
• Both Install smart thermostat — Saves energy and can increase property value ↑

ⓘ 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

-7.0% since first listed

8 events — show timeline

• 2026-04-09 Listed $399,900 REALCOMP
• 2026-04-07 Listed $399,900 MiRealSource-MiMLS
• 2024-07-30 Sold (MLS) $426,815 MiRealSource-MiMLS
• 2024-07-30 Sold (MLS) $426,815 REALCOMP
• 2024-02-27 Pending — MiRealSource-MiMLS
• 2024-02-27 Pending — REALCOMP
• 2024-01-29 Listed $429,990 MiRealSource-MiMLS
• 2024-01-29 Listed $429,990 REALCOMP

Property tax history

+118.8%/yr

Latest (2025): $4,997 · +266.1% YoY. Source: county tax records.