186 Oak Ave Ave · Milford, MI 48357

$38,900

2 bd · 2.0 ba · 896 sqft · SingleFamily · 158 Days on market

Built 2021 Good condition 436 sqft lot $43/sqft · 84% below area $637/mo HOA · 51% of rent ↓ 11% since listing

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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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• 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 MLS

Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space - perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you'll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community - directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

Key facts

• Community pool
• Built 2021
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $39k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $269 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $34,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.22% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 2.6

CMA / ARV

• ARV (median comp): $236,516
• List price: $38,900
• Delta: -83.55%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-564
• Equity at exit: $5,800

10-year hold

• IRR: 9.2%
• Equity multiple: 1.74×
• Total profit: $8,039
• Equity at exit: $3,363

Cash invested: $10,892 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$204
• Tax est. 1.5%: −$49 /mo · $584/yr
• Insurance: −$16
• HOA: −$637
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $84

Break-even live

Break-even rent $1,147

Max offer price $38,900

Occupancy floor 88%

Sensitivity live

Price	-10% $111	-5% $97	+0% $84	+5% $70	+10% $57
Rent	-10% $-15	-5% $34	+0% $84	+5% $133	+10% $183
Rate	-1.0pp $103	-0.5pp $94	base $84	+0.5pp $74	+1.0pp $63

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Highland Rd Highland, MI	3.0	2.0	1024	$1,279	$1.25	0d	1	0.16mi
2377 N Milford Rd Highland Charter Twp, MI	2.0–3.0	2.0	1120	$999	$0.89	0d	1	1.42mi

HOA detail

• Monthly dues: $637 · $7,644/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-21
   days on market $38,900 Active 158 DOM
2. 2026-06-18
   days on market $38,900 Active 155 DOM
3. 2026-06-17
   days on market $38,900 Active 154 DOM
4. 2026-06-16
   days on market $38,900 Active 153 DOM
5. 2026-06-15
   days on market $38,900 Active 152 DOM
6. 2026-06-13
   days on market $38,900 Active 150 DOM
7. 2026-06-13
   days on market $38,900 Active 149 DOM
8. 2026-06-09
   days on market $38,900 Active 146 DOM
9. 2026-06-08
   days on market $38,900 Active 145 DOM
10. 2026-06-07
    days on market $38,900 Active 144 DOM
11. 2026-06-04
    days on market $38,900 Active 141 DOM
12. 2026-06-03
    days on market $38,900 Active 140 DOM
13. 2026-06-02
    days on market $38,900 Active 139 DOM
14. 2026-06-01
    days on market $38,900 Active 138 DOM
15. 2026-05-31
    days on market $38,900 Active 137 DOM
16. 2026-04-28
    price $39,900 991-char remark

    Show marketing remark (1005 chars)

    Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space—perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you’ll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community—directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

17. 2026-04-28
    price $39,900 1005-char remark

    Show marketing remark (1005 chars)

    Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space—perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you’ll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community—directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

18. 2026-03-25
    price $42,500 991-char remark

    Show marketing remark (1005 chars)

    Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space—perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you’ll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community—directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

19. 2026-03-25
    price $42,500 1005-char remark

    Show marketing remark (1005 chars)

    Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space—perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you’ll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community—directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

20. 2026-01-15
    listed $45,000 Active 991-char remark

    Show marketing remark (1005 chars)

    Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space—perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you’ll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community—directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

21. 2026-01-15
    listed $45,000 Active 1005-char remark

    Show marketing remark (1005 chars)

    Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space—perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you’ll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community—directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

22. 2026-01-14
    historical $45,000 991-char remark

    Show marketing remark (991 chars)

    Pristine 2021 Clayton manufactured home located in the desirable Highland Hills Mobile Home Park. This beautifully maintained home features 2 bedrooms and 2 full bathrooms, thoughtfully positioned at opposite ends of the home for added privacy. The open-concept living room, kitchen, and dining area creates a bright and welcoming space - perfect for everyday living and entertaining. Enjoy the comfort of central air conditioning, with a washer and dryer included for added convenience. Outside, you'll find a concrete driveway and a large storage shed situated right next to the home. One of the most appealing features is its premium location within the community - directly across from peaceful woods, adjacent to a spacious grassy area, and just a short walk to the clubhouse, pool, and mailboxes. Ideally located off M-59, with easy access to Pontiac, Milford, Fenton, Brighton, Hartland, and Kensington Metropark. Move-in ready and waiting for its new owners. Furniture is negotiable.

ⓘ 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: $15,030
• − Mortgage interest: −$2,179
• − Property taxes: −$584
• − Insurance: −$194
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − HOA: −$7,644
• − Depreciation: −$1,132
• Taxable income: $893
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $790/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2021 Clayton manufactured home in Highland Hills Mobile Home Park is in good condition with minimal repairs needed. It offers a good balance of updates and maintenance, making it a solid investment for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value.
• Both Update kitchen backsplash — Modernizes the kitchen and adds value.
• Both Install smart home devices — Enhances convenience and adds value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value. ↑
• Both Update kitchen backsplash — Modernizes the kitchen and adds value. ↑
• Both Install smart home devices — Enhances convenience and adds value to the home. ↑

ⓘ 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

Price history

-11.3% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $39,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $39,900 REALCOMP
• 2026-03-25 Price Changed $42,500 MiRealSource-MiMLS
• 2026-03-25 Price Changed $42,500 REALCOMP
• 2026-01-15 Listed $45,000 MiRealSource-MiMLS
• 2026-01-15 Listed $45,000 REALCOMP
• 2026-01-14 Coming Soon $45,000 MiRealSource-MiMLS