3280 Oakpark Ct · Milford, MI 48380 3558

$99,999

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 58 Days on market

Built 1925 Poor condition 0.48 ac lot 2-car garage $121/sqft · 61% below area ↓ 19% since listing

---

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 +5.6/10.0
• Appreciation +5.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

MOTIVATED SELLER, INVESTOR SPECIAL! Situated on nearly one-half acre in desirable Milford, this property is being sold as-is where is. Renovation is required, as the home has been gutted to the studs and is ready for redevelopment. New siding and roofing materials are included with the sale. Detached 2-car garage with new siding installed. Located approximately 3 miles from Downtown Milford. Significant value-add opportunity for investors, builders, or contractors. Portion of the roof has recently been re-shingled. seller is related to listing agent. no interior showings, exterior viewing only. please excercise caution while walking property.

Key facts

• New siding
• One-half acre
• 0.48 acre lot

Tags

• ONE-HALF ACRE
• NEW SIDING
• NEW ROOFING MATERIALS
• DETACHED 2-CAR GARAGE
• 3 MILES FROM DOWNTOWN MILFORD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.2% 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.
• Zoned schools: Heritage Elementary School (math 52% / reading 62%, grade C+, #236 of 1,397 statewide, top 19%, 510 students, 29% FRL); Muir Middle School (math 47% / reading 60%, grade C+, #86 of 493 statewide, top 18%, 641 students, 30% FRL); Milford High School (math 47% / reading 68%, grade C, #95 of 713 statewide, top 14%, 1,273 students, 28% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $100k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (median comp): $256,990
• List price: $99,999
• Delta: -61.09%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Woodbine Dr	0.28mi	2/1.0	833 (+1%)	2mo	$75,000	$90	84
200 E Canyon Dr	0.39mi	2/1.0	802 (-3%)	2mo	$375,000	$468	75
351 Granda Vista Dr	0.36mi	2/1.0	826 (-0%)	23mo	$210,000	$254	63
225 W Canyon Dr	0.32mi	2/1.0	815 (-2%)	28mo	$215,000	$264	62
2925 Park Dr	0.55mi	2/1.0	752 (-9%)	34mo	$365,000	$485	39

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: 29.5%
• Equity multiple: 2.67×
• Total profit: $46,820
• Equity at exit: $44,964

10-year hold

• IRR: 30.0%
• Equity multiple: 5.22×
• Total profit: $118,070
• Equity at exit: $69,295

Cash invested: $28,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $268,000 ($296/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48380 3558

• Active inventory: 1
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$153 /mo · $1,831/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $545

Break-even live

Break-even rent $910

Max offer price $99,999

Occupancy floor 61%

Sensitivity live

Price	-10% $602	-5% $574	+0% $545	+5% $517	+10% $489
Rent	-10% $419	-5% $482	+0% $545	+5% $609	+10% $672
Rate	-1.0pp $596	-0.5pp $571	base $545	+0.5pp $519	+1.0pp $493

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 Granda Vista Dr Milford, MI	3.0	2.0	900	$1,600	$1.78	93d	1	0.42mi

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security features provided
• Utilities: Private well waterPublic sewer
• Home design: Single-family residenceTwo levelsEntry at ground level
• Construction: Aluminum sidingBlock foundationBuilt area above grade listed (829) square feet
• Exterior features: Dirt road accessLot dimensions approximately 86.2 x 242.56Lot size about 0.48 acresGround-level entry

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingCoal heatingNo cooling
• Interior features: Unfinished basementTotal of 2 rooms
• Laundry & utility: No laundry details provided

Listing history 50 events

1. 2026-08-08
   days on market $99,999 Active 58 DOM
2. 2026-08-06
   days on market $99,999 Active 56 DOM
3. 2026-08-05
   days on market $99,999 Active 55 DOM
4. 2026-08-04
   days on market $99,999 Active 54 DOM
5. 2026-08-03
   days on market $99,999 Active 53 DOM
6. 2026-07-31
   days on market $99,999 Active 50 DOM
7. 2026-07-30
   days on market $99,999 Active 49 DOM
8. 2026-07-30
   days on market $99,999 Active 48 DOM
9. 2026-07-28
   days on market $99,999 Active 47 DOM
10. 2026-07-26
    days on market $99,999 Active 45 DOM
11. 2026-07-24
    days on market $99,999 Active 43 DOM
12. 2026-07-23
    listing id $99,999 Active 42 DOM
13. 2026-07-23
    days on market $99,999 Active 42 DOM
14. 2026-07-22
    days on market $99,999 Active 41 DOM
15. 2026-07-21
    days on market $99,999 Active 40 DOM
16. 2026-07-20
    days on market $99,999 Active 39 DOM
17. 2026-07-18
    days on market $99,999 Active 37 DOM
18. 2026-07-18
    days on market $99,999 Active 36 DOM
19. 2026-07-16
    days on market $99,999 Active 35 DOM
20. 2026-07-15
    days on market $99,999 Active 34 DOM
21. 2026-07-14
    days on market $99,999 Active 33 DOM
22. 2026-07-13
    days on market $99,999 Active 32 DOM
23. 2026-07-13
    days on market $99,999 Active 31 DOM
24. 2026-07-11
    days on market $99,999 Active 30 DOM
25. 2026-07-10
    days on market $99,999 Active 29 DOM
26. 2026-07-09
    days on market $99,999 Active 28 DOM
27. 2026-07-07
    days on market $99,999 Active 26 DOM
28. 2026-07-06
    days on market $99,999 Active 25 DOM
29. 2026-07-06
    days on market $99,999 Active 24 DOM
30. 2026-07-05
    days on market $99,999 Active 23 DOM
31. 2026-07-03
    days on market $99,999 Active 22 DOM
32. 2026-07-02
    days on market $99,999 Active 21 DOM
33. 2026-07-01
    days on market $99,999 Active 20 DOM
34. 2026-06-30
    days on market $99,999 Active 19 DOM
35. 2026-06-29
    days on market $99,999 Active 18 DOM
36. 2026-06-28
    days on market $99,999 Active 17 DOM
37. 2026-06-27
    days on market $99,999 Active 16 DOM
38. 2026-06-26
    days on market $99,999 Active 15 DOM
39. 2026-06-24
    days on market $99,999 Active 13 DOM
40. 2026-06-22
    days on market $99,999 Active 11 DOM
41. 2026-06-21
    days on market $99,999 Active 10 DOM
42. 2026-06-19
    remarks 650-char remark

    Show marketing remark (650 chars)

    MOTIVATED SELLER, INVESTOR SPECIAL! Situated on nearly one-half acre in desirable Milford, this property is being sold as-is where is. Renovation is required, as the home has been gutted to the studs and is ready for redevelopment. New siding and roofing materials are included with the sale. Detached 2-car garage with new siding installed. Located approximately 3 miles from Downtown Milford. Significant value-add opportunity for investors, builders, or contractors. Portion of the roof has recently been re-shingled. seller is related to listing agent. no interior showings, exterior viewing only. please excercise caution while walking property.

43. 2026-06-19
    price $99,999 Active 7 DOM

    Show marketing remark (650 chars)

    MOTIVATED SELLER, INVESTOR SPECIAL! Situated on nearly one-half acre in desirable Milford, this property is being sold as-is where is. Renovation is required, as the home has been gutted to the studs and is ready for redevelopment. New siding and roofing materials are included with the sale. Detached 2-car garage with new siding installed. Located approximately 3 miles from Downtown Milford. Significant value-add opportunity for investors, builders, or contractors. Portion of the roof has recently been re-shingled. seller is related to listing agent. no interior showings, exterior viewing only. please excercise caution while walking property.

44. 2026-06-18
    days on market $125,000 Active 7 DOM
45. 2026-06-17
    days on market $125,000 Active 6 DOM
46. 2026-06-16
    days on market $125,000 Active 5 DOM
47. 2026-06-15
    days on market $125,000 Active 4 DOM
48. 2026-06-13
    days on market $125,000 Active 2 DOM
49. 2026-06-13
    remarks 642-char remark
50. 2026-06-13
    listed $125,000 Active 1 DOM

ⓘ 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: $1,831 · $153/mo
• Projected year-2 tax: $1,831 · $153/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$5,601
• − Property taxes: −$1,831
• − Insurance: −$500
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,909
• Taxable income: $5,286
• Est. tax owed @ 24.0%: −$1,269
• After-tax cash flow: $5,275/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $41,400–$74,520 screening

This property requires extensive repairs and maintenance, including a new roof, exterior siding, landscaping, and HVAC repair. Significant value-add opportunities exist for investors and contractors looking to renovate and improve the property.

Components & finishes AI

Roof tile · failing

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant rust and damage to the roof structure
• Major Windows (windows) — Windows appear to be broken or missing
• Major Electrical (electrical) — Structural damage and exposed wiring suggest electrical issues
• Major Exterior (exterior) — Significant structural damage to the exterior walls and roof

Repairs flagged

• Major roof — Exposed sub-roofing material
• Major exterior siding — Rusty metal siding, missing sections
• Major fencing — Damaged fencing
• Major HVAC condensers — Exposed and in need of maintenance

Value-add opportunities

• Both New roof — Critical to the structural integrity and appearance of the property ↑
• Both New exterior siding — Improves the curb appeal and structural integrity ↑
• Both Landscaping and fencing repair — Enhances the property's curb appeal and safety ↑
• Both HVAC maintenance and repair — Ensures the HVAC system is functioning properly and energy-efficient ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Heritage Elementary School C+ MI #236/1,397 Nat'l #8,534/41,679 Middle Muir Middle School C+ MI #86/493 Nat'l #2,785/14,009 High Milford High School C MI #95/713 Nat'l #4,023/17,239

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

A Composite livability gradescore 87/100

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 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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security features provided
• Utilities: Private well waterPublic sewer
• Home design: Single-family residenceTwo levelsEntry at ground level
• Construction: Aluminum sidingBlock foundationBuilt area above grade listed (829) square feet
• Exterior features: Dirt road accessLot dimensions approximately 86.2 x 242.56Lot size about 0.48 acresGround-level entry

Interior

• Kitchen: No kitchen details provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heatingCoal heatingNo cooling
• Interior features: Unfinished basementTotal of 2 rooms
• Laundry & utility: No laundry details provided

Price history

-19.3% since first listed

17 events — show timeline

• 2026-06-19 Price Changed $99,999 MiRealSource-MiMLS
• 2026-06-18 Price Changed $99,999 REALCOMP
• 2026-06-11 Listed $125,000 REALCOMP
• 2026-06-11 Listed $125,000 MiRealSource-MiMLS
• 2012-08-06 Sold (Public Records) $38,710 Public Records
• 2012-07-23 Sold (MLS) $38,710 MiRealSource-MiMLS
• 2012-07-23 Sold (MLS) $38,710 REALCOMP
• 2012-06-18 Listing Removed — MiRealSource-MiMLS
• 2012-06-18 Listing Removed — REALCOMP
• 2012-01-13 Listed $38,710 MiRealSource-MiMLS
• 2012-01-13 Listed $38,710 REALCOMP
• 2010-12-03 Listing Removed — REALCOMP
• 1999-06-22 Listing Removed — REALCOMP
• 1999-02-28 Listed $123,900 MiRealSource-MiMLS
• 1999-02-28 Listing Removed — MiRealSource-MiMLS
• 1999-02-28 Listed $123,900 REALCOMP
• 1999-02-26 Listed $123,900 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $1,831 · +2.6% YoY. Source: county tax records.