4158 Bickel St · Wixom, MI 48381

$14,900

2 bd · 1.0 ba · 980 sqft · SingleFamily · 37 Days on market

Built 1995 4,792 sqft lot $15/sqft · 88% below area $650/mo HOA · 49% of rent ↓ 40% 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

Affordable opportunity in desirable Milford, MI! This 2-bedroom, 1-bath manufactured home offers approximately 980 sq ft of living space with a functional single-level layout. Features include a spacious living area, vinyl siding, driveway parking, storage shed, and fenced yard area. Conveniently located near shopping, dining, parks, and major roadways with access to Huron Valley Schools. Great opportunity for owner-occupants, downsizers, or investors seeking affordable housing in Oakland County. Home includes kitchen appliances, washer-dryer hookups, and outdoor storage space. Buyer and buyer's agent to verify all information, measurements, lot rent, taxes, and association details.

Key facts

• Kitchen appliances
• Fenced yard
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• VINYL SIDING
• DRIVEWAY PARKING
• STORAGE SHED
• FENCED YARD
• KITCHEN APPLIANCES

Property features AI

Finance

• Other: Paved road access; Lot approximately 0.11 acre (50 x 100); Pets allowed; Directions: From downtown Milford, head west toward residential subdivision area near Bickel St.
• HOA & community: Homeowners association with a monthly fee of $650

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Ground-level entry; Lakefront on Childs Lake
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation; Built as a residential single family home
• Exterior features: Awnings; Outdoor lighting; Covered deck/porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heat pump; Forced air heating; Natural gas
• Interior features: Accessible entrance; Accessible bedroom; Accessible full bath; Crawl space basement; 5 total rooms
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $14k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.3% vs local median 2.3% 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.
• Zoned schools: Johnson Elementary School (math 37% / reading 42%, grade F, #606 of 1,397 statewide, top 48%, 397 students, 41% FRL); Oak Valley Middle School (math 44% / reading 59%, grade C, #102 of 493 statewide, top 21%, 492 students, 29% FRL); Milford High School (math 47% / reading 68%, grade C, #95 of 713 statewide, top 14%, 1,273 students, 28% FRL).
• Market conditions: 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $14,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.93% ✓
• Cap rate: 30.29%
• Cash-on-cash: 85.72%
• DSCR: 4.81
• GRM: 0.9

CMA / ARV

• ARV (median comp): $121,294
• List price: $14,900
• Delta: -87.72%
• 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	0.22mi	2/2.0	924 (-6%)	0mo	$38,000	$41	76

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: 87.1%
• Equity multiple: 5.07×
• Total profit: $16,985
• Equity at exit: $2,222

10-year hold

• IRR: 90.4%
• Equity multiple: 10.81×
• Total profit: $40,935
• Equity at exit: $1,288

Cash invested: $4,172 (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: 184
• Price-to-rent: 0.9×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$650
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $298

Break-even live

Break-even rent $953

Max offer price $14,900

Occupancy floor 73%

Sensitivity live

Price	-10% $308	-5% $303	+0% $298	+5% $293	+10% $288
Rent	-10% $193	-5% $245	+0% $298	+5% $351	+10% $403
Rate	-1.0pp $306	-0.5pp $302	base $298	+0.5pp $294	+1.0pp $290

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1814 Forbes Unit 326 Milford, MI	2.0	1.0	728	$1,199	$1.65	16d	1	0.08mi
1861 Abels St Unit 344 Milford, MI	3.0	2.0	1056	$1,499	$1.42	16d	1	0.09mi
4215 Deems St Unit 475 Milford, MI	2.0	2.0	1056	$1,249	$1.18	25d	1	0.13mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 17 events

1. 2026-06-21
   days on market $14,900 Active 37 DOM
2. 2026-06-18
   days on market $14,900 Active 34 DOM
3. 2026-06-17
   days on market $14,900 Active 33 DOM
4. 2026-06-16
   days on market $14,900 Active 32 DOM
5. 2026-06-15
   days on market $14,900 Active 31 DOM
6. 2026-06-13
   days on market $14,900 Active 29 DOM
7. 2026-06-13
   days on market $14,900 Active 28 DOM
8. 2026-06-09
   days on market $14,900 Active 25 DOM
9. 2026-06-08
   days on market $14,900 Active 24 DOM
10. 2026-06-07
    days on market $14,900 Active 23 DOM
11. 2026-06-04
    days on market $14,900 Active 20 DOM
12. 2026-06-03
    pricedays on market $14,900 Active 19 DOM

    Show marketing remark (691 chars)

    Affordable opportunity in desirable Milford, MI! This 2-bedroom, 1-bath manufactured home offers approximately 980 sq ft of living space with a functional single-level layout. Features include a spacious living area, vinyl siding, driveway parking, storage shed, and fenced yard area. Conveniently located near shopping, dining, parks, and major roadways with access to Huron Valley Schools. Great opportunity for owner-occupants, downsizers, or investors seeking affordable housing in Oakland County. Home includes kitchen appliances, washer-dryer hookups, and outdoor storage space. Buyer and buyer's agent to verify all information, measurements, lot rent, taxes, and association details.

13. 2026-06-02
    days on market $19,900 Active 18 DOM
14. 2026-06-01
    days on market $19,900 Active 17 DOM
15. 2026-05-31
    days on market $19,900 Active 16 DOM
16. 2026-05-15
    listed $24,900 Active 691-char remark

    Show marketing remark (691 chars)

    Affordable opportunity in desirable Milford, MI! This 2-bedroom, 1-bath manufactured home offers approximately 980 sq ft of living space with a functional single-level layout. Features include a spacious living area, vinyl siding, driveway parking, storage shed, and fenced yard area. Conveniently located near shopping, dining, parks, and major roadways with access to Huron Valley Schools. Great opportunity for owner-occupants, downsizers, or investors seeking affordable housing in Oakland County. Home includes kitchen appliances, washer-dryer hookups, and outdoor storage space. Buyer and buyer's agent to verify all information, measurements, lot rent, taxes, and association details.

17. 2026-05-15
    listed $24,900 Active 691-char remark

    Show marketing remark (691 chars)

    Affordable opportunity in desirable Milford, MI! This 2-bedroom, 1-bath manufactured home offers approximately 980 sq ft of living space with a functional single-level layout. Features include a spacious living area, vinyl siding, driveway parking, storage shed, and fenced yard area. Conveniently located near shopping, dining, parks, and major roadways with access to Huron Valley Schools. Great opportunity for owner-occupants, downsizers, or investors seeking affordable housing in Oakland County. Home includes kitchen appliances, washer-dryer hookups, and outdoor storage space. Buyer and buyer's agent to verify all information, measurements, lot rent, taxes, and association details.

ⓘ 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: $15,964
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − HOA: −$7,800
• − Depreciation: −$433
• Taxable income: $4,044
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $2,606/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

-40.2% since first listed

6 events — show timeline

• 2026-06-03 Price Changed $14,900 MiRealSource-MiMLS
• 2026-06-03 Price Changed $14,900 REALCOMP
• 2026-05-27 Price Changed $19,900 MiRealSource-MiMLS
• 2026-05-26 Price Changed $19,900 REALCOMP
• 2026-05-15 Listed $24,900 REALCOMP
• 2026-05-15 Listed $24,900 MiRealSource-MiMLS