1819 Aldrin Court Ct · Wixom, MI 48381

$35,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 29 Days on market

Built 1987 Good condition $38/sqft · 71% below area

---

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
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1819 Aldrin Court in the desirable Childs Lake Estates community of Milford! This charming and recently completely remodeled manufactured home offers comfortable, easy living in a peaceful setting with a beach and fishing area and community amenities nearby. From the moment you arrive, you'll notice the inviting curb appeal, cheerful blue vinyl exterior with white trim, landscaped flower beds, and a spacious front deck-perfect for relaxing outdoors, enjoying your morning coffee or entertaining with your family and friends. Inside, the home feels bright, clean, and welcoming with an open concept, vaulted ceilings, ceiling fans, and plenty of natural light. The kitchen features warm wood cabinetry, generous counter space, stainless steel appliances, a gas range, dishwasher, and a perfect farmhouse style sink, making it both functional and comfortable for everyday living. The living room offers a cozy place to unwind, while the dining area flows nicely for meals and entertaining, or quiet evenings at home. The bedrooms are spacious, comfortable, and thoughtfully arranged, with updated flooring, neutral paint and a calm, move-in-ready feel throughout. Outside, enjoy a large deck private driveway parking, mature trees and a beautiful yard. Located in Childs Lake Estates, residents enjoy the outdoor amenities which include a park with a playground, a beach area, a fishing pond, picnic area and peaceful green areas. This home offers an affordable opportunity to enjoy the Milford lifestyle with nearby parks, lakes, shopping, dining, and easy access to major roads. Lot rent is only $833 per month which includes road maintenance (taxes are included with that fee as well). With all of these being new: roof, hot water tank heater, window screens, refrigerator, dishwasher, washing machine, and deck, the cozy and affordable home is MOVE-IN READY!

Key facts

• Open concept
• Ceiling fans
• Natural light

Tags

• BEACH AND FISHING AREA
• SPACIOUS FRONT DECK
• OPEN CONCEPT
• VAULTED CEILINGS
• CEILING FANS
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Driveway; Tandem parking (no garage)
• Utilities: Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Slab foundation; Built with above-grade finished living area
• Exterior features: Deck; Paved road access; Pets allowed

Interior

• Kitchen: Built-in gas oven; Gas cooktop; Built-in refrigerator; Refrigerator; Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Stainless steel appliances; Built-in gas oven; Gas cooktop; Built-in refrigerator; Refrigerator; Dishwasher; Microwave
• Laundry & utility: Laundry room; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$120,838) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 32.8% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.67% ✓
• Cap rate: 32.80%
• Cash-on-cash: 94.65%
• DSCR: 5.21
• GRM: 2.3

CMA / ARV

• ARV (median comp): $120,838
• List price: $35,000
• Delta: -71.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1819 Aldrin Court Ct	0.00mi	2/2.0	924 (0%)	0mo	$38,000	$41	100

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: 95.5%
• Equity multiple: 5.45×
• Total profit: $43,579
• Equity at exit: $5,219

10-year hold

• IRR: 98.2%
• Equity multiple: 11.35×
• Total profit: $101,420
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $773

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 35%

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: $8,750
• Closing costs: $1,050
• 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	0.11mi
1814 Forbes Unit 326 Milford, MI	2.0	1.0	728	$1,199	$1.65	15d	1	0.19mi
1861 Abels St Unit 344 Milford, MI	3.0	2.0	1056	$1,499	$1.42	15d	1	0.29mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $35,000 Pending 29 DOM
2. 2026-06-04
   days on market $35,000 Active 28 DOM
3. 2026-06-03
   days on market $35,000 Active 27 DOM
4. 2026-06-02
   days on market $35,000 Active 26 DOM
5. 2026-06-01
   days on market $35,000 Active 25 DOM
6. 2026-05-31
   days on market $35,000 Active 24 DOM
7. 2026-05-06
   listed $35,000 Active 1875-char remark

   Show marketing remark (1875 chars)

   Welcome to 1819 Aldrin Court in the desirable Childs Lake Estates community of Milford! This charming and recently completely remodeled manufactured home offers comfortable, easy living in a peaceful setting with a beach and fishing area and community amenities nearby. From the moment you arrive, you'll notice the inviting curb appeal, cheerful blue vinyl exterior with white trim, landscaped flower beds, and a spacious front deck-perfect for relaxing outdoors, enjoying your morning coffee or entertaining with your family and friends. Inside, the home feels bright, clean, and welcoming with an open concept, vaulted ceilings, ceiling fans, and plenty of natural light. The kitchen features warm wood cabinetry, generous counter space, stainless steel appliances, a gas range, dishwasher, and a perfect farmhouse style sink, making it both functional and comfortable for everyday living. The living room offers a cozy place to unwind, while the dining area flows nicely for meals and entertaining, or quiet evenings at home. The bedrooms are spacious, comfortable, and thoughtfully arranged, with updated flooring, neutral paint and a calm, move-in-ready feel throughout. Outside, enjoy a large deck private driveway parking, mature trees and a beautiful yard. Located in Childs Lake Estates, residents enjoy the outdoor amenities which include a park with a playground, a beach area, a fishing pond, picnic area and peaceful green areas. This home offers an affordable opportunity to enjoy the Milford lifestyle with nearby parks, lakes, shopping, dining, and easy access to major roads. Lot rent is only $833 per month which includes road maintenance (taxes are included with that fee as well). With all of these being new: roof, hot water tank heater, window screens, refrigerator, dishwasher, washing machine, and deck, the cozy and affordable home is MOVE-IN READY!

8. 2026-05-06
   listed $35,000 Active 1875-char remark

   Show marketing remark (1875 chars)

   Welcome to 1819 Aldrin Court in the desirable Childs Lake Estates community of Milford! This charming and recently completely remodeled manufactured home offers comfortable, easy living in a peaceful setting with a beach and fishing area and community amenities nearby. From the moment you arrive, you'll notice the inviting curb appeal, cheerful blue vinyl exterior with white trim, landscaped flower beds, and a spacious front deck-perfect for relaxing outdoors, enjoying your morning coffee or entertaining with your family and friends. Inside, the home feels bright, clean, and welcoming with an open concept, vaulted ceilings, ceiling fans, and plenty of natural light. The kitchen features warm wood cabinetry, generous counter space, stainless steel appliances, a gas range, dishwasher, and a perfect farmhouse style sink, making it both functional and comfortable for everyday living. The living room offers a cozy place to unwind, while the dining area flows nicely for meals and entertaining, or quiet evenings at home. The bedrooms are spacious, comfortable, and thoughtfully arranged, with updated flooring, neutral paint and a calm, move-in-ready feel throughout. Outside, enjoy a large deck private driveway parking, mature trees and a beautiful yard. Located in Childs Lake Estates, residents enjoy the outdoor amenities which include a park with a playground, a beach area, a fishing pond, picnic area and peaceful green areas. This home offers an affordable opportunity to enjoy the Milford lifestyle with nearby parks, lakes, shopping, dining, and easy access to major roads. Lot rent is only $833 per month which includes road maintenance (taxes are included with that fee as well). With all of these being new: roof, hot water tank heater, window screens, refrigerator, dishwasher, washing machine, and deck, the cozy and affordable home is MOVE-IN READY!

ⓘ 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: $15,416
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$1,018
• Taxable income: $9,270
• Est. tax owed @ 24.0%: −$2,225
• After-tax cash flow: $7,051/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 · 6 photos

Good 75/100 Cosmetic rehab

This recently remodeled manufactured home in Childs Lake Estates offers a good condition with a good curb appeal and interior layout. It has potential for further value enhancement through painting, flooring updates, and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the kitchen and bathrooms — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the kitchen and bathrooms — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑

ⓘ 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 — 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

+8.6% since first listed

6 events — show timeline

• 2026-06-12 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2026-06-12 Sold (MLS) $38,000 REALCOMP
• 2026-06-05 Pending — REALCOMP
• 2026-06-05 Pending — MiRealSource-MiMLS
• 2026-05-06 Listed $35,000 MiRealSource-MiMLS
• 2026-05-06 Listed $35,000 REALCOMP