531 East St · Milford, MI 48381

$169,900

3 bd · 2.0 ba · 1,373 sqft · SingleFamily public records · 50 Days on market

Built 1910 7,405 sqft lot $124/sqft · 46% below area Est $315k · 46% under ↓ 15% since listing

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Why this score? — see what drove the C 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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Schools +4.4/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living - while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you're an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn't get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don't miss your chance to bring this home back to life and make it your own!

Key facts

• Expansive deep yard
• 7,405 sq ft lot
• Built 1910

Tags

• ORIGINAL HARDWOOD FLOORS
• EXPANSIVE DEEP YARD
• PRIVATE OUTDOOR OASIS
• VIBRANT WALKABLE COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 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 $1k of loan paydown is wiped out by about $5k 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 50 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $100k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $315,010
• List price: $169,900
• Delta: -46.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Knight St	0.29mi	3/2.0	1,400 (+2%)	8mo	$350,000	$250	76
846 1st St	0.32mi	3/2.5	1,375 (+0%)	9mo	$278,500	$203	75
725 Duchess St	0.44mi	3/2.0	1,344 (-2%)	2mo	$285,000	$212	74
323 Franklin St	0.58mi	3/1.0	1,334 (-3%)	1mo	$337,000	$253	63
405 W Liberty St	0.47mi	3/2.0	1,261 (-8%)	6mo	$300,000	$238	60
622 Elizabeth St	0.36mi	3/1.5	1,555 (+13%)	2mo	$295,000	$190	58
519 S Main St	0.69mi	3/2.0	1,472 (+7%)	5mo	$389,900	$265	51
119 2nd St	0.75mi	3/2.0	1,314 (-4%)	8mo	$325,000	$247	51
918 Squire Ln	0.44mi	3/1.5	1,541 (+12%)	8mo	$272,000	$177	51
124 E Lafayette St	0.72mi	4/2.0 (+1)	1,527 (+11%)	0mo	$140,000	$92	43
860 Friar Dr	0.59mi	4/2.0 (+1)	1,552 (+13%)	11mo	$359,900	$232	36
320 Dean St	0.67mi	2/1.0 (-1)	1,234 (-10%)	11mo	$214,200	$174	33

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-18,760
• Equity at exit: $25,333

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,823
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$297 /mo · $3,561/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $136

Break-even live

Break-even rent $1,593

Max offer price $169,900

Occupancy floor 87%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $169,900 Active 50 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   pricestatus $169,900 Active 49 DOM
4. 2026-05-07
   status Pending 1051-char remark

   Show marketing remark (1073 chars)

   Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

5. 2026-05-07
   status Pending 1073-char remark

   Show marketing remark (1073 chars)

   Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

6. 2026-04-28
   status Active 1051-char remark

   Show marketing remark (1073 chars)

   Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

7. 2026-04-28
   status Active 1073-char remark

   Show marketing remark (1073 chars)

   Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

8. 2026-04-20
   historical Accepting Backup Offers 1051-char remark

   Show marketing remark (1073 chars)

   Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

9. 2026-04-20
   historical Active Under Contract 1073-char remark

   Show marketing remark (1073 chars)

   Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

10. 2026-04-09
    price $229,900 1051-char remark

    Show marketing remark (1051 chars)

    Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living - while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you're an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn't get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don't miss your chance to bring this home back to life and make it your own!

11. 2026-04-08
    price $229,900 1073-char remark

    Show marketing remark (1073 chars)

    Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

12. 2026-03-19
    listed $269,900 Active 1051-char remark

    Show marketing remark (1073 chars)

    Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

13. 2026-03-19
    listed $269,900 Active 1073-char remark

    Show marketing remark (1073 chars)

    Fantastic Opportunity in the Heart of Downtown Milford! This charming 3-bedroom, 2 full bath Colonial offers incredible potential with a layout designed for both flexibility and functionality. The home features a convenient main-floor bedroom and full bath-perfect for guests, a home office, or easy everyday living—while the second level hosts two additional spacious bedrooms and another full bath. Filled with natural light, this home provides a warm and inviting canvas ready for your personal touch. While it does require updates, it presents an exceptional opportunity to build equity and bring your vision to life. If you’re an investor searching for your next project or a homeowner ready to build sweat equity, this is a rare opportunity to restore a true gem. And the location simply doesn’t get any better-just steps from vibrant Downtown Milford, with its shops, dining, and year-round amenities right at your doorstep. Opportunities like this are hard to find-don’t miss your chance to bring this home back to life and make it your own!

ⓘ 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: $3,561 · $297/mo
• Projected year-2 tax: $3,561 · $297/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,190
• − Mortgage interest: −$9,517
• − Property taxes: −$3,561
• − Insurance: −$850
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,943
• Taxable loss: −$1,071
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,895/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 — 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

• Census place: Milford, MI
• 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

-14.8% since first listed

10 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-04-28 Relisted — MiRealSource-MiMLS
• 2026-04-28 Relisted — REALCOMP
• 2026-04-20 Contingent — MiRealSource-MiMLS
• 2026-04-20 Contingent — REALCOMP
• 2026-04-09 Price Changed $229,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $229,900 REALCOMP
• 2026-03-19 Listed $269,900 REALCOMP
• 2026-03-19 Listed $269,900 MiRealSource-MiMLS

Property tax history

+3.5%/yr

Latest (2025): $3,561 · +63.7% YoY. Source: county tax records.