Cascade Plan · Milford, MI 48381

$399,990

3 bd · 2.5 ba · 1,883 sqft · Townhouse · 1004 Days on market

Excellent condition

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Why this score? — see what drove the D- 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cascade offers up to 1,993 sq ft and is designed with you in mind. Whether entertaining on the weekend or relaxing after work, the Cascade welcomes you home with an optional sunroom, expansive Owner's Suite, and optional fireplace.

Key facts

• 2 garage spots
• Listed 1003 days

🏗️ New construction. The $399,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $477,022.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $400k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (14.5% below list).
• Recommended offer: $342k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.2% 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.
• Zoned schools: Johnson Elementary School (math 37% / reading 42%, grade F, #606 of 1,397 statewide, top 48%, 397 students, 41% FRL); Oak Valley Middle School (math 44% / reading 59%, grade C, #102 of 493 statewide, top 21%, 492 students, 29% FRL); Milford High School (math 47% / reading 68%, grade C, #95 of 713 statewide, top 14%, 1,273 students, 28% FRL).
• Market conditions: 152 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 40% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 1004 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Recommended offer $341,970 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 1004 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $477,022
• List price: $399,990
• Delta: -16.15%
• 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
1515 Superior Dr	0.06mi	3/2.5	1,983 (+5%)	2mo	$366,215	$185	87
1469 Superior Dr	0.06mi	3/2.5	1,983 (+5%)	2mo	$404,990	$204	86
1470 Superior Dr	0.06mi	3/2.5	1,983 (+5%)	4mo	$459,990	$232	85
1466 Superior Dr	0.06mi	3/2.5	1,983 (+5%)	4mo	$451,990	$228	85
1459 Arcadia Dr	0.05mi	3/2.5	2,097 (+11%)	0mo	$365,000	$174	79
1511 Superior Dr	0.06mi	3/2.5	2,097 (+11%)	1mo	$414,000	$197	78
1511 Superior Dr	0.06mi	3/2.5	2,097 (+11%)	1mo	$414,000	$197	78
1462 Superior Dr	0.06mi	3/2.5	2,097 (+11%)	1mo	$469,990	$224	78
1473 Superior Dr	0.06mi	3/2.5	2,097 (+11%)	1mo	$399,990	$191	77
1465 Superior Dr	0.06mi	3/2.5	2,097 (+11%)	3mo	$434,990	$207	76
2039 Marigold Way	0.43mi	2/2.0 (-1)	1,892 (+0%)	0mo	$739,806	$391	72
2047 Marigold Way	0.43mi	2/2.0 (-1)	1,892 (+0%)	3mo	$814,771	$431	70

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-115,144
• Equity at exit: $71,125

10-year hold

• IRR: -21.6%
• Equity multiple: -0.11×
• Total profit: $-148,855
• Equity at exit: $41,244

Cash invested: $133,566 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 19 under contract
• Months of supply: 6.3 mo (16%/mo absorbed)
• Median asking: $504,990 ($280/sqft)
• Median days on market: 60 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48381

• Active inventory: 152
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,420 medium
• Mortgage (P&I): −$2,502
• Tax est. 1.5%: −$596 /mo · $7,155/yr
• Insurance: −$199
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $-595

Break-even live

Break-even rent $4,173

Max offer price $390,920

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-430	+0% $-595	+5% $-760	+10% $-925
Rent	-10% $-865	-5% $-730	+0% $-595	+5% $-460	+10% $-325
Rate	-1.0pp $-355	-0.5pp $-474	base $-595	+0.5pp $-719	+1.0pp $-844

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: $119,255
• Closing costs: $14,311
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1445 Superior Dr Milford, MI	3.0	2.5	2079	$3,050	$1.47	67d	1	0.04mi
4881 Marquette Dr Milford, MI	4.0	2.5	2400	$4,000	$1.67	0d	1	0.07mi
57490 Lyon Crossing Blvd New Hudson, MI	1.0–3.0	1.0–2.0	1151	$2,985	$2.59	0d	21	0.62mi
30017 Center St #015 New Hudson, MI	2.0	2.5	1331	$2,200	$1.65	0d	1	1.11mi

Listing history 50 events

1. 2026-08-08
   days on market $399,990 Active 1004 DOM
2. 2026-08-06
   days on market $399,990 Active 1002 DOM
3. 2026-08-05
   days on market $399,990 Active 1001 DOM
4. 2026-08-04
   days on market $399,990 Active 1000 DOM
5. 2026-08-03
   days on market $399,990 Active 999 DOM
6. 2026-07-31
   days on market $399,990 Active 996 DOM
7. 2026-07-30
   days on market $399,990 Active 995 DOM
8. 2026-07-30
   days on market $399,990 Active 994 DOM
9. 2026-07-28
   days on market $399,990 Active 993 DOM
10. 2026-07-26
    pricedays on market $399,990 Active 991 DOM
11. 2026-07-24
    days on market $429,990 Active 989 DOM
12. 2026-07-23
    days on market $429,990 Active 988 DOM
13. 2026-07-22
    days on market $429,990 Active 987 DOM
14. 2026-07-21
    days on market $429,990 Active 986 DOM
15. 2026-07-20
    days on market $429,990 Active 985 DOM
16. 2026-07-18
    days on market $429,990 Active 983 DOM
17. 2026-07-18
    days on market $429,990 Active 982 DOM
18. 2026-07-16
    days on market $429,990 Active 981 DOM
19. 2026-07-15
    days on market $429,990 Active 980 DOM
20. 2026-07-14
    days on market $429,990 Active 979 DOM
21. 2026-07-13
    days on market $429,990 Active 978 DOM
22. 2026-07-13
    days on market $429,990 Active 977 DOM
23. 2026-07-11
    days on market $429,990 Active 976 DOM
24. 2026-07-10
    days on market $429,990 Active 975 DOM
25. 2026-07-09
    days on market $429,990 Active 974 DOM
26. 2026-07-07
    days on market $429,990 Active 972 DOM
27. 2026-07-06
    days on market $429,990 Active 971 DOM
28. 2026-07-06
    days on market $429,990 Active 970 DOM
29. 2026-07-05
    days on market $429,990 Active 969 DOM
30. 2026-07-03
    days on market $429,990 Active 968 DOM
31. 2026-07-02
    days on market $429,990 Active 967 DOM
32. 2026-07-01
    days on market $429,990 Active 966 DOM
33. 2026-06-30
    days on market $429,990 Active 965 DOM
34. 2026-06-29
    days on market $429,990 Active 964 DOM
35. 2026-06-28
    days on market $429,990 Active 963 DOM
36. 2026-06-27
    days on market $429,990 Active 962 DOM
37. 2026-06-26
    days on market $429,990 Active 961 DOM
38. 2026-06-24
    days on market $429,990 Active 959 DOM
39. 2026-06-22
    days on market $429,990 Active 957 DOM
40. 2026-06-21
    days on market $429,990 Active 956 DOM
41. 2026-06-18
    days on market $429,990 Active 953 DOM
42. 2026-06-17
    days on market $429,990 Active 952 DOM
43. 2026-06-16
    days on market $429,990 Active 951 DOM
44. 2026-06-15
    days on market $429,990 Active 950 DOM
45. 2026-06-13
    days on market $429,990 Active 948 DOM
46. 2026-06-13
    days on market $429,990 Active 947 DOM
47. 2026-06-09
    days on market $429,990 Active 944 DOM
48. 2026-06-08
    days on market $429,990 Active 943 DOM
49. 2026-06-07
    days on market $429,990 Active 942 DOM
50. 2026-06-04
    days on market $429,990 Active 939 DOM

ⓘ 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: $41,036
• − Mortgage interest: −$26,721
• − Property taxes: −$7,155
• − Insurance: −$2,385
• − Repairs & maintenance: −$3,283
• − Management: −$3,283
• − Depreciation: −$13,877
• Taxable loss: −$15,667
• Est. tax savings @ 24.0%: +$3,760
• After-tax cash flow: $-3,380/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

Excellent 95/100 None rehab

This townhouse is in excellent condition with a modern kitchen and well-maintained exterior. It has the potential to be a move-in-ready property with minor updates to the exterior and interior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the property's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Johnson Elementary School F MI #606/1,397 Nat'l #19,648/41,679 Middle Muir Middle School C+ MI #86/493 Nat'l #2,785/14,009 High Milford High School C MI #95/713 Nat'l #4,023/17,239

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

A Composite livability gradescore 87/100

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

• County: Oakland · 1,335,747 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 13,737
• Household income: $103,156
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 5% of renters

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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%

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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%

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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

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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

+28.4% since first listed

42 events — show timeline

• 2026-05-09 Price Changed $429,990 Zillow
• 2026-05-01 Price Changed $409,990 Zillow
• 2026-01-25 Price Changed $424,990 Zillow
• 2026-01-13 Price Changed $429,990 Zillow
• 2026-01-04 Price Changed $409,990 Zillow
• 2025-12-16 Price Changed $399,990 Zillow
• 2025-12-16 Price Changed $382,990 Zillow
• 2025-12-16 Price Changed $399,990 Zillow
• 2025-12-06 Price Changed $382,990 Zillow
• 2025-11-28 Price Changed $429,990 Zillow
• 2025-10-26 Price Changed $399,990 Zillow
• 2025-09-28 Price Changed $429,990 Zillow
• 2025-09-06 Price Changed $409,990 Zillow
• 2025-08-22 Price Changed $465,990 Zillow
• 2025-08-06 Price Changed $449,990 Zillow
• 2025-08-03 Price Changed $447,990 Zillow
• 2025-07-30 Price Changed $399,990 Zillow
• 2025-07-23 Price Changed $424,190 Zillow
• 2025-07-17 Price Changed $465,990 Zillow
• 2025-07-11 Price Changed $435,990 Zillow
• 2025-06-27 Price Changed $435,390 Zillow
• 2025-06-26 Price Changed $434,990 Zillow
• 2025-06-13 Price Changed $433,990 Zillow
• 2025-05-22 Price Changed $431,990 Zillow
• 2025-04-30 Price Changed $428,990 Zillow
• 2025-03-21 Price Changed $420,990 Zillow
• 2025-03-07 Price Changed $450,990 Zillow
• 2025-03-02 Price Changed $448,990 Zillow
• 2025-01-04 Price Changed $375,990 Zillow
• 2024-11-08 Price Changed $370,990 Zillow
• 2024-11-07 Price Changed $425,990 Zillow
• 2024-11-03 Price Changed $415,990 Zillow
• 2024-08-30 Price Changed $370,990 Zillow
• 2024-06-21 Price Changed $367,990 Zillow
• 2024-04-12 Price Changed $364,990 Zillow
• 2024-03-24 Price Changed $361,990 Zillow
• 2024-03-16 Price Changed $358,990 Zillow
• 2024-03-14 Price Changed $348,990 Zillow
• 2024-03-10 Price Changed $343,990 Zillow
• 2024-01-24 Price Changed $340,990 Zillow
• 2024-01-04 Price Changed $337,990 Zillow
• 2023-11-08 Listed $334,990 Zillow