2075 Gulliver Dr · Troy, MI 48085

$359,900

3 bd · 2.0 ba · 1,981 sqft · SingleFamily public records · 14 Days on market

Built 1956 0.31 ac lot $182/sqft · 15% below area Est $426k · 15% 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 +16.6/30.0
• ARV discount +14.5/15.0
• Schools +6.5/10.0
• DSCR +5.1/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful move-in ready ranch in the desirable John Arbor subdivision of Troy. This home offers plenty of living space on an extra-LARGE lot with a big private fenced backyard—perfect for outdoor enjoyment. Located in Troy Schools, The Home is situated near multiple LAKES and a GOLF COURSE, close to major roads, shopping, and just 15 minutes from Somerset Mall. * Seller is offering a credit toward buyer’s closing costs or rate buy-down with an acceptable offer—an excellent opportunity to personalize this home while building equity. * Featuring 4 bedrooms and 2 full baths, according to seller this home includes: newer tile floors (2023), HVAC (2023), hot water tank (2023),

Key facts

• 0.31 acre lot
• Built 1956
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $326k (9.5% below list).
• Recommended offer: $326k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.6% in Troy — 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 78/100 on livability (#113 in MI, #2,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: health & safety D+, amenities F, commute F.
• Troy School District (urban): math 68% / reading 75% proficiency, ranked #8 of 540 in MI (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 120 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $11k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 8y ago 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 $325,540 (9.5% below list)

Questions for the listing agent

1. Built in 1956 — 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 A-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: 0.90% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $425,868
• List price: $359,900
• Delta: -13.14%
• 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
6425 Southpointe Dr	0.29mi	3/2.5	2,034 (+3%)	4mo	$550,000	$270	76
1106 E South Blvd	0.36mi	3/2.5	2,049 (+3%)	12mo	$440,000	$215	66
6747 Emerald Lake Dr	0.43mi	3/2.5	2,003 (+1%)	20mo	$445,000	$222	60
1120 Michelson Rd	0.55mi	3/2.0	1,882 (-5%)	7mo	$325,000	$173	60
6288 Crescent Way Dr	0.49mi	3/2.5	1,917 (-3%)	14mo	$517,000	$270	58
1966 Chancery Ave	0.18mi	4/2.5 (+1)	2,132 (+8%)	17mo	$450,000	$211	57
6621 Northpoint Dr	0.40mi	3/2.0	1,767 (-11%)	9mo	$538,000	$304	56
6605 Emerald Lake Dr	0.58mi	3/2.0	1,786 (-10%)	2mo	$482,500	$270	54
6874 Little Creek Dr	0.36mi	3/2.5	1,694 (-14%)	8mo	$338,000	$200	50
3678 John R Rd	0.70mi	3/1.5	1,854 (-6%)	12mo	$320,000	$173	45
6472 Emerald Lake Dr	0.56mi	3/2.5	2,151 (+9%)	17mo	$425,000	$198	43
1462 Three Lakes Dr	0.66mi	4/2.0 (+1)	1,697 (-14%)	12mo	$390,000	$230	30

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-44,622
• Equity at exit: $53,662

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-21,305
• Equity at exit: $31,118

Cash invested: $100,772 (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 48085

• Active inventory: 120
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,255 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$319 /mo · $3,827/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $216

Break-even live

Break-even rent $2,983

Max offer price $359,900

Occupancy floor 88%

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5944 Willow Grv Troy, MI	3.0	2.0	1850	$4,250	$2.30	43d	1	0.97mi
1128 Alameda Blvd Unit 1128 Troy, MI	2.0	2.0	1457	$2,150	$1.48	21d	1	0.99mi
1901 Village Green Blvd Rochester Hills, MI	3.0	1.0–2.0	1025	$2,509	$2.45	1d	28	1.15mi
6525 Norton Dr Troy, MI	4.0	2.0	2047	$2,800	$1.37	43d	1	1.48mi
5363 English Dr Troy, MI	4.0	2.5	2515	$3,300	$1.31	1d	1	1.50mi

Listing history 41 events

1. 2026-06-18
   days on market $359,900 Active 14 DOM
2. 2026-06-17
   days on market $359,900 Active 13 DOM
3. 2026-06-16
   days on market $359,900 Active 12 DOM
4. 2026-06-15
   days on market $359,900 Active 11 DOM
5. 2026-06-13
   days on market $359,900 Active 9 DOM
6. 2026-06-13
   days on market $359,900 Active 8 DOM
7. 2026-06-09
   days on market $359,900 Active 5 DOM
8. 2026-06-08
   days on market $359,900 Active 4 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $359,900 Active 3 DOM
10. 2026-05-16
    historical
11. 2026-05-16
    historical
12. 2026-03-27
    price $369,900
13. 2026-03-26
    price $369,900
14. 2026-03-19
    listed $374,900 Active
15. 2026-03-19
    listed $374,900 Active
16. 2026-03-15
    historical
17. 2025-11-20
    historical
18. 2025-09-08
    listed $389,900 Active
19. 2025-09-08
    listed $389,900 Active
20. 2025-09-05
    historical
21. 2025-07-16
    price $399,900
22. 2025-07-15
    price $399,900
23. 2025-07-04
    listed $410,000 Active
24. 2025-07-04
    listed $410,000 Active
25. 2025-07-01
    historical
26. 2023-07-07
    soldstatus $350,000
27. 2021-04-22
    soldstatus $275,000
28. 2021-04-20
    soldstatus $275,000 Sold
29. 2021-04-20
    soldstatus $275,000 Closed
30. 2021-04-10
    status Pending
31. 2021-04-10
    status Pending
32. 2021-04-07
    price $289,900
33. 2021-04-06
    price $289,900
34. 2021-03-20
    listed $299,900 Active
35. 2021-03-20
    listed $299,900 Active
36. 2018-04-09
    soldstatus $170,000 Sold
37. 2018-04-09
    soldstatus $170,000 Closed
38. 2018-03-26
    status Pending
39. 2018-03-26
    status Pending
40. 2018-03-20
    listed $169,900 Active
41. 2018-03-20
    listed $169,900 Active

ⓘ 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: $3,827 · $319/mo
• Projected year-2 tax: $4,685 · $390/mo
• Expected delta: +$858/yr (+$71/mo · 22.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,065
• − Mortgage interest: −$20,160
• − Property taxes: −$3,827
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − Depreciation: −$10,470
• Taxable loss: −$3,442
• Est. tax savings @ 24.0%: +$826
• After-tax cash flow: $3,413/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: Troy School District
• NCES district ID: 2634260
• Math proficiency: 68% ▼ -3.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $90,920
• Composite: 64.5/100
• National rank: #539
• State rank: #8 of 540 in MI

Livability — Troy

• Score: 78/100
• State rank: #113
• US rank: #2684

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment A+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Troy, MI
• County: Oakland County · 1,009,092 people
• City population: 87,898
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,231
• Household income: $146,390
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 39.0

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 (68%)
• Race & ethnicity: White 68% Asian 21% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Italian 3% Slovak 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 9% Chinese 4% Other Asian/Pacific 4%

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: ▼ -326.83%
• Current HPI: 184.4445
• Rent YoY: —
• 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

+117.7% since first listed

32 events — show timeline

• 2026-05-16 Listing Removed — REALCOMP
• 2026-05-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-27 Price Changed $369,900 MiRealSource-MiMLS
• 2026-03-26 Price Changed $369,900 REALCOMP
• 2026-03-19 Listed $374,900 REALCOMP
• 2026-03-19 Listed $374,900 MiRealSource-MiMLS
• 2026-03-15 Coming Soon — MiRealSource-MiMLS
• 2025-11-20 Listing Removed — MiRealSource-MiMLS
• 2025-09-08 Listed $389,900 REALCOMP
• 2025-09-08 Listed $389,900 MiRealSource-MiMLS
• 2025-09-05 Listing Removed — MiRealSource-MiMLS
• 2025-07-16 Price Changed $399,900 MiRealSource-MiMLS
• 2025-07-15 Price Changed $399,900 REALCOMP
• 2025-07-04 Listed $410,000 MiRealSource-MiMLS
• 2025-07-04 Listed $410,000 REALCOMP
• 2025-07-01 Coming Soon — MiRealSource-MiMLS
• 2023-07-07 Sold (Public Records) $350,000 Public Records
• 2021-04-22 Sold (Public Records) $275,000 Public Records
• 2021-04-20 Sold (MLS) $275,000 MiRealSource-MiMLS
• 2021-04-20 Sold (MLS) $275,000 REALCOMP
• 2021-04-10 Pending — MiRealSource-MiMLS
• 2021-04-10 Pending — REALCOMP
• 2021-04-07 Price Changed $289,900 MiRealSource-MiMLS
• 2021-04-06 Price Changed $289,900 REALCOMP
• 2021-03-20 Listed $299,900 MiRealSource-MiMLS
• 2021-03-20 Listed $299,900 REALCOMP
• 2018-04-09 Sold (MLS) $170,000 MiRealSource-MiMLS
• 2018-04-09 Sold (MLS) $170,000 REALCOMP
• 2018-03-26 Pending — MiRealSource-MiMLS
• 2018-03-26 Pending — REALCOMP
• 2018-03-20 Listed $169,900 MiRealSource-MiMLS
• 2018-03-20 Listed $169,900 REALCOMP

Property tax history

+5.3%/yr

Latest (2025): $3,827 · -17.3% YoY. Source: county tax records.