2116 Sheeran Dr · Milford, MI 48381

$39,900

4 bd · 3.5 ba · 2,200 sqft · SingleFamily · 24 Days on market

Built 1994 Fair condition Est $44k · 9% under

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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
• ARV discount +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prepare for a delightful detour to 2116 Sheeran in Childs lake Estates, a charming single-family residence in Milford Charter Township, MI, that first graced the world in 1994. This isn't just a house; it's a playful invitation to a lifestyle brimming with possibilities and cozy corners. With four bedrooms to spread out in, you'll have plenty of space for slumber parties, crafting corners, or even a dedicated "thinking cap" room. So, are you ready to add a dash of whimsy to your everyday? * * * Lot Rent $850- does not include utilities. * * * * More pictures coming soon!!

Key facts

• Built 1994
• Listed 24 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story with ground-level entry
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Paved road access; Irregular-shaped lot

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced-air heating (natural gas); ENERGY STAR qualified heating equipment
• Interior features: Fireplace in the family room; No central cooling

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.9% 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: 180 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 $276 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($39k) 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.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.26% ✓
• Cap rate: 28.89%
• Cash-on-cash: 80.69%
• DSCR: 4.59
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $44,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 S Sheeran Dr	0.08mi	3/2.0 (-1)	2,000 (-9%)	5mo	$40,000	$20	66

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: 80.9%
• Equity multiple: 4.71×
• Total profit: $41,402
• Equity at exit: $5,949

10-year hold

• IRR: 84.3%
• Equity multiple: 9.75×
• Total profit: $97,744
• Equity at exit: $3,450

Cash invested: $11,172 (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 48381

• Active inventory: 180
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $751

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 37%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1801 Davis Unit 330 Milford, MI	3.0	2.0	1624	$1,300	$0.80	14d	1	0.23mi

Listing history 16 events

1. 2026-06-18
   days on market $39,900 Active 24 DOM
2. 2026-06-17
   days on market $39,900 Active 23 DOM
3. 2026-06-16
   days on market $39,900 Active 22 DOM
4. 2026-06-15
   days on market $39,900 Active 21 DOM
5. 2026-06-13
   days on market $39,900 Active 19 DOM
6. 2026-06-13
   days on market $39,900 Active 18 DOM
7. 2026-06-09
   days on market $39,900 Active 15 DOM
8. 2026-06-08
   days on market $39,900 Active 14 DOM
9. 2026-06-07
   days on market $39,900 Active 13 DOM
10. 2026-06-04
    days on market $39,900 Active 10 DOM
11. 2026-06-03
    days on market $39,900 Active 9 DOM
12. 2026-06-02
    days on market $39,900 Active 8 DOM
13. 2026-06-01
    days on market $39,900 Active 7 DOM
14. 2026-05-31
    days on market $39,900 Active 6 DOM
15. 2026-05-25
    listed $39,900 Active
16. 2026-05-24
    listed $39,900 Active 596-char remark

    Show marketing remark (596 chars)

    Prepare for a delightful detour to 2116 Sheeran in Childs lake Estates, a charming single-family residence in Milford Charter Township, MI, that first graced the world in 1994. This isn't just a house; it's a playful invitation to a lifestyle brimming with possibilities and cozy corners. With four bedrooms to spread out in, you'll have plenty of space for slumber parties, crafting corners, or even a dedicated "thinking cap" room. So, are you ready to add a dash of whimsy to your everyday? * * * Lot Rent $850- does not include utilities. * * * * More pictures coming soon!!

ⓘ 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: $15,600
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,161
• Taxable income: $8,910
• Est. tax owed @ 24.0%: −$2,138
• After-tax cash flow: $6,877/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 · 3 photos

Fair 45/100 Moderate rehab

This single-family home in Childs Lake Estates requires significant exterior and landscaping improvements, as well as roof repair, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and potential leaks.
• Major exterior siding — Severe wear and discoloration.
• Major exterior paint — Peeling and faded paint.
• Major fencing — Poor condition and may need repair or replacement.
• Minor landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Both Painting the exterior — Fresh paint can significantly improve the home's curb appeal and value.
• Both Landscaping and trimming — A well-maintained yard can enhance the home's appeal and value.
• Both Repairing or replacing the fencing — A functional and attractive fence can add to the home's overall appeal and value.
• Both Roof repair or replacement — A new roof can protect the home from water damage and improve its overall condition and value.
• Both Interior updates — Fresh paint and minor updates inside can make the home more inviting and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and potential leaks.	Major	$15,000–50,000
exterior siding · Severe wear and discoloration.	Major	$15,000–50,000
exterior paint · Peeling and faded paint.	Major	$15,000–50,000
fencing · Poor condition and may need repair or replacement.	Major	$15,000–50,000
landscaping · Overgrown and in need of trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Both Painting the exterior — Fresh paint can significantly improve the home's curb appeal and value. ↑
• Both Landscaping and trimming — A well-maintained yard can enhance the home's appeal and value. ↑
• Both Repairing or replacing the fencing — A functional and attractive fence can add to the home's overall appeal and value. ↑
• Both Roof repair or replacement — A new roof can protect the home from water damage and improve its overall condition and value. ↑
• Both Interior updates — Fresh paint and minor updates inside can make the home more inviting and increase its value for both resale and rental purposes. ↑

ⓘ 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): 13,737

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 11% Iranian 4% Slovak 3%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% 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: ▼ -303.22%
• Current HPI: 200.4953
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-25 Listed $39,900 REALCOMP
• 2026-05-24 Listed $39,900 MiRealSource-MiMLS