1076 Benstein Rd · Wixom, MI 48390

$229,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 47 Days on market

Built 1956 0.64 ac lot $168/sqft · 24% below area Est $301k · 24% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the sprawling ranch located on over a 1/2 acre. Yard is partially fenced and has alternate zoning for possible commercial activity. This well loved home is ready for your personal touches and updates. Exempt from disclosure, family estate. Heating system was upgraded in approximately 2019 and roof is about 10 years old per owner. Conveniently located near business and other commercial entities. Near major expressways, shopping and schools. The shed has a concrete floor and room for lawn equipment and more.

Key facts

• Completely fenced
• Concrete floor shed
• Over a 1/2 acre

Tags

• OVER A 1/2 ACRE
• COMPLETELY FENCED
• UPGRADED HEATING SYSTEM
• CONCRETE FLOOR SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (12.0% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Walled Lake Consolidated Schools (suburban): math 52% / reading 60% proficiency, ranked #58 of 540 in MI (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.0%/yr); 166 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 47 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,359 (12.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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: 0.88% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (median comp): $301,277
• List price: $229,900
• Delta: -23.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1979 Teaneck Cir	0.31mi	3/1.5	1,415 (+3%)	14mo	$305,000	$216	67
1679 Wilkshire St	0.62mi	3/1.0	1,293 (-6%)	16mo	$289,000	$224	49

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 · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-28,169
• Equity at exit: $34,279

10-year hold

• IRR: -6.2%
• Equity multiple: 0.64×
• Total profit: $-23,483
• Equity at exit: $19,878

Cash invested: $64,372 (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 48390

• Rents YoY: 1.0%
• Active inventory: 166
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $205

Break-even live

Break-even rent $1,763

Max offer price $229,900

Occupancy floor 85%

Sensitivity live

Price	-10% $336	-5% $271	+0% $205	+5% $140	+10% $75
Rent	-10% $46	-5% $126	+0% $205	+5% $285	+10% $365
Rate	-1.0pp $321	-0.5pp $264	base $205	+0.5pp $146	+1.0pp $85

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17208 Chesapeake Cir Walled Lake, MI	2.0	2.0	1568	$1,850	$1.18	44d	1	0.46mi
2063 Shearwater Cir Commerce Township, MI	2.0	2.0	1443	$2,392	$1.66	0d	9	0.68mi
406 Legato Dr Walled Lake, MI	2.0	2.0	1402	$1,999	$1.43	44d	1	0.82mi
10210 E Midway Ct Unit 103 Commerce Township, MI	2.0	2.0	1200	$1,600	$1.33	44d	1	1.02mi
17200 Addington Dr Commerce Township, MI	2.0	2.0	1242	$1,900	$1.53	6d	1	1.02mi
18106 Addington Dr Commerce Township, MI	2.0	2.5	1248	$1,990	$1.59	6d	1	1.03mi
18103 Addington Dr Commerce Township, MI	2.0	2.5	1361	$1,890	$1.39	44d	1	1.03mi
831 N Pontiac Trl Unit 108 Walled Lake, MI	3.0	2.0	924	$1,579	$1.71	13d	1	1.07mi
45685 Timberlane Ct Novi, MI	1.0–2.0	1.0	806	$1,195	$1.48	44d	1	1.11mi
355 Beck Rd Wixom, MI	1.0–2.0	1.0	861	$1,754	$2.04	0d	24	1.17mi
30995 Springlake Blvd Novi, MI	1.0–2.0	1.0–2.0	826	$1,726	$2.09	0d	37	1.25mi
31170 Wellington Dr Novi, MI	1.0–2.0	1.0–2.0	898	$1,779	$1.98	0d	40	1.25mi
857 Glenn Ct Wolverine Lake, MI	3.0	1.0	1816	$2,200	$1.21	16d	1	1.28mi
1465 Wren St Wixom, MI	3.0	1.0	1000	$1,900	$1.90	6d	1	1.34mi
159 Pickford St Novi, MI	3.0	1.0	1115	$900	$0.81	21d	1	1.43mi
414 Old Pine Way Walled Lake, MI	3.0	2.0	1639	$2,400	$1.46	44d	1	1.44mi

Listing history 4 events

1. 2026-05-07
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Welcome to the sprawling ranch located on over a 1/2 acre. Yard is partially fenced and has alternate zoning for possible commercial activity. This well loved home is ready for your personal touches and updates. Exempt from disclosure, family estate. Heating system was upgraded in approximately 2019 and roof is about 10 years old per owner. Conveniently located near business and other commercial entities. Near major expressways, shopping and schools. The shed has a concrete floor and room for lawn equipment and more.

2. 2026-05-07
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Welcome to the sprawling ranch located on over a 1/2 acre. Yard is partially fenced and has alternate zoning for possible commercial activity. This well loved home is ready for your personal touches and updates. Exempt from disclosure, family estate. Heating system was upgraded in approximately 2019 and roof is about 10 years old per owner. Conveniently located near business and other commercial entities. Near major expressways, shopping and schools. The shed has a concrete floor and room for lawn equipment and more.

3. 2026-03-21
   listed $229,900 Active 522-char remark

   Show marketing remark (522 chars)

   Welcome to the sprawling ranch located on over a 1/2 acre. Yard is partially fenced and has alternate zoning for possible commercial activity. This well loved home is ready for your personal touches and updates. Exempt from disclosure, family estate. Heating system was upgraded in approximately 2019 and roof is about 10 years old per owner. Conveniently located near business and other commercial entities. Near major expressways, shopping and schools. The shed has a concrete floor and room for lawn equipment and more.

4. 2026-03-21
   listed $229,900 Active 522-char remark

   Show marketing remark (522 chars)

   Welcome to the sprawling ranch located on over a 1/2 acre. Yard is partially fenced and has alternate zoning for possible commercial activity. This well loved home is ready for your personal touches and updates. Exempt from disclosure, family estate. Heating system was upgraded in approximately 2019 and roof is about 10 years old per owner. Conveniently located near business and other commercial entities. Near major expressways, shopping and schools. The shed has a concrete floor and room for lawn equipment and more.

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $2,321 · $193/mo
• Expected delta: +$1,220/yr (+$102/mo · 110.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,283
• − Mortgage interest: −$12,878
• − Property taxes: −$1,101
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$6,688
• Taxable loss: −$1,418
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $2,806/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: Walled Lake Consolidated Schools
• NCES district ID: 2635160
• Math proficiency: 52% ▼ -4.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $69,184
• Composite: 49.57/100
• National rank: #1987
• State rank: #58 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

• County: Oakland County · 1,009,092 people
• City population: 20,145
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,939
• Household income: $91,381
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 514.0

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 (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 3%
• Foreign-born: 16% · Canada, Vietnam, Dominican Republic
• Languages at home: 82% English-only · Other Indo-European 3% Other Asian/Pacific 3% Russian/Polish/Slavic 3%

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: ▼ -344.88%
• Current HPI: 180.9641
• Rent YoY: ▲ 1.04%
• Metro: Detroit-Warren-Dearborn, MI
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-03-21 Listed $229,900 REALCOMP
• 2026-03-21 Listed $229,900 MiRealSource-MiMLS

Property tax history

-2.6%/yr

Latest (2025): $1,101 · -41.9% YoY. Source: county tax records.