3280 Oakpark Ct · Milford, MI 48380

$99,999

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 7 Days on market

Built 1925 0.48 ac lot

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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 +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
• 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

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

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 water; Public sewer
• Home design: Single-family residence; Two levels; Entry at ground level
• Construction: Aluminum siding; Block foundation; Built area above grade listed (829) square feet
• Exterior features: Dirt road access; Lot dimensions approximately 86.2 x 242.56; Lot size about 0.48 acres; Ground-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 heating; Coal heating; No cooling
• Interior features: Unfinished basement; Total of 2 rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

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

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).
• Cap rate 12.8% 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: 51 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

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $99,999

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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 (on-the-fly): $210,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Woodbine Dr	0.28mi	2/1.0	833 (+1%)	1mo	$75,000	$90	85
351 Granda Vista Dr	0.36mi	2/1.0	826 (-0%)	22mo	$210,000	$254	65

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: 16.5%
• Equity multiple: 1.66×
• Total profit: $18,570
• Equity at exit: $14,910

10-year hold

• IRR: 25.0%
• Equity multiple: 3.18×
• Total profit: $61,061
• Equity at exit: $8,646

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 →

ZIP-level market 48380

• Active inventory: 51
• 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
• 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	44d	1	0.42mi

Listing history 9 events

1. 2026-06-19
   remarks 650-char remark
2. 2026-06-19
   price $99,999 Active 7 DOM
3. 2026-06-18
   days on market $125,000 Active 7 DOM
4. 2026-06-17
   days on market $125,000 Active 6 DOM
5. 2026-06-16
   days on market $125,000 Active 5 DOM
6. 2026-06-15
   days on market $125,000 Active 4 DOM
7. 2026-06-13
   days on market $125,000 Active 2 DOM
8. 2026-06-13
   remarks 642-char remark
9. 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.

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): 7,501

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% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Slovak 4% Lithuanian 4%
• Foreign-born: 6% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% 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: ▼ -153.74%
• Current HPI: 201.0924
• 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

+0.9% since first listed

15 events — show timeline

• 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.