2335 Douglas Dr #687 · Milford, MI 48357

$82,995

2 bd · 2.0 ba · 900 sqft · Manufactured · 16 Days on market

Built 2026 Good 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this brand new 2 bedroom, 2 bathroom home with all brand new appliances. The kitchen has a lovely open concept, which makes it easier to host family dinners and parties. The master bedroom has a spacious walk in closet and in the master bathroom with extra cabinet space. 1 additional bedroom to host any guest that need to stay over, or even to have an art room/ office for work, with a guest bathroom. Our homes are going fast so please apply now!

Key facts

• Built 2026
• Listed 15 days

Property features AI

Finance

• Financial info: List price $82,995

Exterior

• Home design: Spec new construction; Active listing
• Exterior features: Address: 2335 Douglas Dr #687, Highland, MI 48357

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 900 sq ft living area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $83k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $82k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 1.7% 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: 68 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $574 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 $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,750 (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. 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?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $4,332
• Equity at exit: $12,375

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $26,712
• Equity at exit: $7,176

Cash invested: $23,239 (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 48357

• Active inventory: 68
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $279

Break-even live

Break-even rent $726

Max offer price $82,995

Occupancy floor 69%

Sensitivity live

Price	-10% $336	-5% $308	+0% $279	+5% $250	+10% $222
Rent	-10% $194	-5% $236	+0% $279	+5% $322	+10% $364
Rate	-1.0pp $321	-0.5pp $300	base $279	+0.5pp $257	+1.0pp $236

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: $20,749
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2377 N Milford Rd Highland Charter Twp, MI	2.0–3.0	2.0	1120	$999	$0.89	0d	1	0.46mi
1200 Highland Rd Highland, MI	3.0	2.0	1024	$1,279	$1.25	0d	1	1.26mi

Listing history 11 events

1. 2026-06-21
   days on market $82,995 Active 16 DOM
2. 2026-06-18
   days on market $82,995 Active 13 DOM
3. 2026-06-17
   days on market $82,995 Active 12 DOM
4. 2026-06-16
   days on market $82,995 Active 11 DOM
5. 2026-06-15
   days on market $82,995 Active 10 DOM
6. 2026-06-13
   days on market $82,995 Active 8 DOM
7. 2026-06-13
   days on market $82,995 Active 7 DOM
8. 2026-06-09
   days on market $82,995 Active 4 DOM
9. 2026-06-08
   days on market $82,995 Active 3 DOM
10. 2026-06-07
    remarks 460-char remark
11. 2026-06-07
    listed $82,995 Active 2 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: $12,949
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,414
• Taxable income: $2,154
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $2,830/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 · 9 photos

Good 80/100 Cosmetic rehab

This brand new 2-bedroom, 2-bathroom home is move-in ready with all new appliances and a fresh paint job. It offers a spacious layout and ample storage, making it an ideal choice for families or investors.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace window treatments — New window treatments improve curb appeal and interior aesthetics
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window treatments — New window treatments improve curb appeal and interior aesthetics ↑
• Both Install smart home devices — Smart home devices can increase home value and appeal to tech-savvy buyers ↑

ⓘ 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): 8,523

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 1%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 4%
• Foreign-born: 2% · Canada

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: ▼ -291.58%
• Current HPI: 212.404
• 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