1473 Superior Dr · South Lyon, MI 48381

$399,990

3 bd · 2.5 ba · 2,097 sqft · Townhouse · 60 Days on market

Built 2026 Poor condition $191/sqft · 13% below area Est $459k · 13% under ↓ 6% since listing

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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 +13.6/30.0
• ARV discount +13.3/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Available now! This stunning Ashton floor plan awaits you. Enjoy an endless number of beautiful upgrades throughout the home, from stylish quartz countertops to the designer kitchen backsplash. Visit us today!

Key facts

• Gas fireplace
• Sunroom extension
• Owner's suite

Tags

• ABUNDANT NATURAL LIGHT
• OVERSIZED KITCHEN ISLAND
• GAS FIREPLACE
• SUNROOM EXTENSION
• OWNER'S SUITE
• TILED SHOWER

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $19 ($228/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 $352k (11.9% below list).
• Recommended offer: $352k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.6% in South Lyon — 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 83/100 on livability (#46 in MI, #953 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, 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: 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 60 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $56k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $352,311 (11.9% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $459,474
• List price: $399,990
• Delta: -12.95%
• 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
1465 Superior Dr	0.00mi	3/2.5	2,097 (0%)	2mo	$434,990	$207	99
1531 Arcadia Dr	0.06mi	3/2.5	2,097 (0%)	3mo	$460,000	$219	95
1515 Superior Dr	0.00mi	3/2.5	1,983 (-5%)	0mo	$366,215	$185	91
1469 Superior Dr	0.00mi	3/2.5	1,983 (-5%)	1mo	$404,990	$204	90
1470 Superior Dr	0.00mi	3/2.5	1,983 (-5%)	2mo	$459,990	$232	89
1466 Superior Dr	0.00mi	3/2.5	1,983 (-5%)	2mo	$451,990	$228	89
1461 Superior Dr	0.00mi	3/2.5	1,983 (-5%)	3mo	$365,000	$184	88
1535 Arcadia Dr	0.06mi	3/2.5	1,983 (-5%)	4mo	$382,990	$193	85
1496 Arcadia Dr	0.07mi	3/2.5	1,983 (-5%)	5mo	$429,589	$217	84
4143 Flagstone Dr	0.36mi	2/2.5 (-1)	2,026 (-3%)	3mo	$721,590	$356	70
2047 Marigold Way	0.38mi	2/2.0 (-1)	1,892 (-10%)	1mo	$814,771	$431	58
1604 Landings Ln	0.36mi	2/2.0 (-1)	1,841 (-12%)	5mo	$709,332	$385	52

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-63,551
• Equity at exit: $59,640

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-53,564
• Equity at exit: $34,584

Cash invested: $111,997 (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: 184
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,523 medium
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $19

Break-even live

Break-even rent $3,499

Max offer price $399,990

Occupancy floor 94%

Sensitivity live

Price	-10% $295	-5% $157	+0% $19	+5% $-119	+10% $-257
Rent	-10% $-259	-5% $-120	+0% $19	+5% $158	+10% $297
Rate	-1.0pp $220	-0.5pp $121	base $19	+0.5pp $-85	+1.0pp $-190

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: $99,998
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1445 Superior Dr Milford, MI	3.0	2.5	2079	$3,050	$1.47	19d	1	0.04mi
4881 Marquette Dr Milford, MI	4.0	2.5	2400	$4,100	$1.71	0d	1	0.07mi
57490 Lyon Crossing Blvd New Hudson, MI	1.0–3.0	1.0–2.0	1151	$3,125	$2.72	0d	21	0.62mi

Listing history 19 events

1. 2026-06-16
   status $399,990 Pending 60 DOM
2. 2026-06-15
   days on market $399,990 Active 60 DOM
3. 2026-06-13
   days on market $399,990 Active 58 DOM
4. 2026-06-13
   days on market $399,990 Active 57 DOM
5. 2026-06-09
   days on market $399,990 Active 54 DOM
6. 2026-06-08
   days on market $399,990 Active 53 DOM
7. 2026-06-07
   days on market $399,990 Active 52 DOM
8. 2026-06-04
   days on market $399,990 Active 49 DOM
9. 2026-06-03
   days on market $399,990 Active 48 DOM
10. 2026-06-02
    days on market $399,990 Active 47 DOM
11. 2026-06-02
    price $399,990 Active 46 DOM
12. 2026-06-01
    days on market $429,990 Active 46 DOM
13. 2026-05-31
    days on market $429,990 Active 45 DOM
14. 2026-05-01
    price $429,990 209-char remark

    Show marketing remark (1433 chars)

    Immediate move in. Welcome home to your Ashton floorplan townhome! This home featuring abundant natural light thanks to its large windows. The open floorplan seamlessly connects your kitchen to both your spacious gathering room and dining. Your oversized kitchen island was made to entertain! The open layout features sleek white quartz countertops to durable light luxury vinyl flooring. Cozy up next to your gas fireplace in your spacious gathering room or settle down in the stunning sunroom extension that makes for the perfect flex space, whether you use it as a home office, library, or relaxing room to read a book, the room will be filled with natural light. Travel upstairs to your owner's suite that is extended with your own upstairs sunroom. This space is perfect for enjoying your early morning coffee or simply enjoying peace and quiet. Your owner's bathroom has a beautiful tiled shower, and a massive linen closet. Across the hall is your spacious upstairs laundry room. The secondary bedrooms have a shared bathroom. This bathroom has added privacy with a door between the sinks and the toilet and bathtub. Sod and sprinkler package included with an impressive landscape design in the front of the home. This is a low maintenance community meaning we will take care of the lawn, snow removal, and the shell of your new home! Come see why our townhomes are so popular today! Visit today to secure this brand new home!

15. 2026-05-01
    price $429,990 1433-char remark

    Show marketing remark (1433 chars)

    Immediate move in. Welcome home to your Ashton floorplan townhome! This home featuring abundant natural light thanks to its large windows. The open floorplan seamlessly connects your kitchen to both your spacious gathering room and dining. Your oversized kitchen island was made to entertain! The open layout features sleek white quartz countertops to durable light luxury vinyl flooring. Cozy up next to your gas fireplace in your spacious gathering room or settle down in the stunning sunroom extension that makes for the perfect flex space, whether you use it as a home office, library, or relaxing room to read a book, the room will be filled with natural light. Travel upstairs to your owner's suite that is extended with your own upstairs sunroom. This space is perfect for enjoying your early morning coffee or simply enjoying peace and quiet. Your owner's bathroom has a beautiful tiled shower, and a massive linen closet. Across the hall is your spacious upstairs laundry room. The secondary bedrooms have a shared bathroom. This bathroom has added privacy with a door between the sinks and the toilet and bathtub. Sod and sprinkler package included with an impressive landscape design in the front of the home. This is a low maintenance community meaning we will take care of the lawn, snow removal, and the shell of your new home! Come see why our townhomes are so popular today! Visit today to secure this brand new home!

16. 2026-05-01
    price $429,990

    Show marketing remark (1433 chars)

    Immediate move in. Welcome home to your Ashton floorplan townhome! This home featuring abundant natural light thanks to its large windows. The open floorplan seamlessly connects your kitchen to both your spacious gathering room and dining. Your oversized kitchen island was made to entertain! The open layout features sleek white quartz countertops to durable light luxury vinyl flooring. Cozy up next to your gas fireplace in your spacious gathering room or settle down in the stunning sunroom extension that makes for the perfect flex space, whether you use it as a home office, library, or relaxing room to read a book, the room will be filled with natural light. Travel upstairs to your owner's suite that is extended with your own upstairs sunroom. This space is perfect for enjoying your early morning coffee or simply enjoying peace and quiet. Your owner's bathroom has a beautiful tiled shower, and a massive linen closet. Across the hall is your spacious upstairs laundry room. The secondary bedrooms have a shared bathroom. This bathroom has added privacy with a door between the sinks and the toilet and bathtub. Sod and sprinkler package included with an impressive landscape design in the front of the home. This is a low maintenance community meaning we will take care of the lawn, snow removal, and the shell of your new home! Come see why our townhomes are so popular today! Visit today to secure this brand new home!

17. 2026-04-18
    listed $455,990 Active 209-char remark

    Show marketing remark (209 chars)

    Available now! This stunning Ashton floor plan awaits you. Enjoy an endless number of beautiful upgrades throughout the home, from stylish quartz countertops to the designer kitchen backsplash. Visit us today!

18. 2026-04-16
    listed $455,990 Active

    Show marketing remark (1433 chars)

    Immediate move in. Welcome home to your Ashton floorplan townhome! This home featuring abundant natural light thanks to its large windows. The open floorplan seamlessly connects your kitchen to both your spacious gathering room and dining. Your oversized kitchen island was made to entertain! The open layout features sleek white quartz countertops to durable light luxury vinyl flooring. Cozy up next to your gas fireplace in your spacious gathering room or settle down in the stunning sunroom extension that makes for the perfect flex space, whether you use it as a home office, library, or relaxing room to read a book, the room will be filled with natural light. Travel upstairs to your owner's suite that is extended with your own upstairs sunroom. This space is perfect for enjoying your early morning coffee or simply enjoying peace and quiet. Your owner's bathroom has a beautiful tiled shower, and a massive linen closet. Across the hall is your spacious upstairs laundry room. The secondary bedrooms have a shared bathroom. This bathroom has added privacy with a door between the sinks and the toilet and bathtub. Sod and sprinkler package included with an impressive landscape design in the front of the home. This is a low maintenance community meaning we will take care of the lawn, snow removal, and the shell of your new home! Come see why our townhomes are so popular today! Visit today to secure this brand new home!

19. 2026-04-16
    listed $455,990 Active 1433-char remark

    Show marketing remark (1433 chars)

    Immediate move in. Welcome home to your Ashton floorplan townhome! This home featuring abundant natural light thanks to its large windows. The open floorplan seamlessly connects your kitchen to both your spacious gathering room and dining. Your oversized kitchen island was made to entertain! The open layout features sleek white quartz countertops to durable light luxury vinyl flooring. Cozy up next to your gas fireplace in your spacious gathering room or settle down in the stunning sunroom extension that makes for the perfect flex space, whether you use it as a home office, library, or relaxing room to read a book, the room will be filled with natural light. Travel upstairs to your owner's suite that is extended with your own upstairs sunroom. This space is perfect for enjoying your early morning coffee or simply enjoying peace and quiet. Your owner's bathroom has a beautiful tiled shower, and a massive linen closet. Across the hall is your spacious upstairs laundry room. The secondary bedrooms have a shared bathroom. This bathroom has added privacy with a door between the sinks and the toilet and bathtub. Sod and sprinkler package included with an impressive landscape design in the front of the home. This is a low maintenance community meaning we will take care of the lawn, snow removal, and the shell of your new home! Come see why our townhomes are so popular today! Visit today to secure this brand new home!

ⓘ 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: $42,277
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,382
• − Management: −$3,382
• − Depreciation: −$11,636
• Taxable loss: −$6,529
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $1,795/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and reinstallation of all systems and finishes. Immediate repairs are necessary to stabilize the structure and make the property inhabitable.

Repairs flagged

• Major Exposed framing — Structural damage and lack of finish materials.
• Major No visible countertops — No kitchen functionality.
• Major No visible fixtures — No bathroom functionality.
• Major No visible roofing material — Structural damage and lack of weather protection.
• Major No visible siding or paint — Structural damage and lack of exterior finish.
• Major No visible flooring — Structural damage and lack of interior finish.
• Major No visible paint or drywall — Structural damage and lack of interior finish.
• Major No visible HVAC or mechanical systems — No heating or cooling functionality.

Value-add opportunities

• Both Complete renovation and reinstallation of all systems and finishes — Essential for both resale and rental value, as the home is currently uninhabitable.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing · Structural damage and lack of finish materials.	Major	$15,000–50,000
No visible countertops · No kitchen functionality.	Major	$15,000–50,000
No visible fixtures · No bathroom functionality.	Major	$15,000–50,000
No visible roofing material · Structural damage and lack of weather protection.	Major	$15,000–50,000
No visible siding or paint · Structural damage and lack of exterior finish.	Major	$15,000–50,000
No visible flooring · Structural damage and lack of interior finish.	Major	$15,000–50,000
No visible paint or drywall · Structural damage and lack of interior finish.	Major	$15,000–50,000
No visible HVAC or mechanical systems · No heating or cooling functionality.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Complete renovation and reinstallation of all systems and finishes — Essential for both resale and rental value, as the home is currently uninhabitable. ↑

ⓘ 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 — South Lyon

• Score: 83/100
• State rank: #46
• US rank: #953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 37,789
• 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

-5.7% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $429,990 Zillow
• 2026-05-01 Price Changed $429,990 MiRealSource-MiMLS
• 2026-05-01 Price Changed $429,990 REALCOMP
• 2026-04-18 Listed $455,990 Zillow
• 2026-04-16 Listed $455,990 REALCOMP
• 2026-04-16 Listed $455,990 MiRealSource-MiMLS