2248 Maclaren Dr Plan · Milford, MI 48357

$94,995

2 bd · 2.0 ba · 1,003 sqft · Manufactured · 399 Days on market

Excellent condition

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful, move-in-ready home features modern finishes and an open floor plan perfect for comfortable living. Enjoy a spacious kitchen with a large center island, sleek black appliances, and ample cabinet storage, including a pantry. The home boasts a generously sized living area and a bright primary bedroom with a walk-in closet. The bathroom includes a full-size tub and updated fixtures. With fresh neutral tones and plenty of natural light, this home offers a clean, contemporary feel. Schedule your showing today homes like this don t last long!

Key facts

• Black appliances
• Open floor plan
• Large center island

Tags

• OPEN FLOOR PLAN
• SPACIOUS KITCHEN
• LARGE CENTER ISLAND
• BLACK APPLIANCES
• AMPLE CABINET STORAGE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $95k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 1.7% 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: 68 active listings in the ZIP; 2 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 $657 of loan paydown is wiped out by about $3k 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 399 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,816
• Equity at exit: $14,164

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $9,469
• Equity at exit: $8,213

Cash invested: $26,599 (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 48357

• Active inventory: 68
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $166

Break-even live

Break-even rent $831

Max offer price $94,995

Occupancy floor 79%

Sensitivity live

Price	-10% $231	-5% $199	+0% $166	+5% $133	+10% $100
Rent	-10% $84	-5% $125	+0% $166	+5% $207	+10% $248
Rate	-1.0pp $214	-0.5pp $190	base $166	+0.5pp $141	+1.0pp $116

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: $23,749
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2377 N Milford Rd Highland Charter Twp, MI	2.0–3.0	2.0	1120	$999	$0.89	0d	1	0.21mi
1200 Highland Rd Highland, MI	3.0	2.0	1024	$1,279	$1.25	0d	1	1.31mi

Listing history 16 events

1. 2026-06-21
   days on market $94,995 Active 399 DOM
2. 2026-06-18
   days on market $94,995 Active 396 DOM
3. 2026-06-17
   days on market $94,995 Active 395 DOM
4. 2026-06-16
   days on market $94,995 Active 394 DOM
5. 2026-06-15
   days on market $94,995 Active 393 DOM
6. 2026-06-13
   days on market $94,995 Active 391 DOM
7. 2026-06-13
   days on market $94,995 Active 390 DOM
8. 2026-06-09
   days on market $94,995 Active 387 DOM
9. 2026-06-08
   days on market $94,995 Active 386 DOM
10. 2026-06-07
    days on market $94,995 Active 385 DOM
11. 2026-06-04
    days on market $94,995 Active 382 DOM
12. 2026-06-03
    days on market $94,995 Active 381 DOM
13. 2026-06-02
    days on market $94,995 Active 380 DOM
14. 2026-06-01
    days on market $94,995 Active 379 DOM
15. 2026-05-31
    days on market $94,995 Active 378 DOM
16. 2025-05-18
    listed $94,995 Active 557-char remark

    Show marketing remark (557 chars)

    This beautiful, move-in-ready home features modern finishes and an open floor plan perfect for comfortable living. Enjoy a spacious kitchen with a large center island, sleek black appliances, and ample cabinet storage, including a pantry. The home boasts a generously sized living area and a bright primary bedroom with a walk-in closet. The bathroom includes a full-size tub and updated fixtures. With fresh neutral tones and plenty of natural light, this home offers a clean, contemporary feel. Schedule your showing today homes like this don t last long!

ⓘ 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: $12,491
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,763
• Taxable income: $508
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,868/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 · 7 photos

Excellent 95/100 None rehab

This move-in-ready manufactured home features modern finishes and an open floor plan, with excellent condition and minimal maintenance required.

Value-add opportunities

• Both Paint interior walls — Fresh neutral tones enhance curb appeal and interior ambiance
• Both Install smart home devices — Modernizes home and adds value for tech-savvy buyers
• Both Add outdoor lighting — Enhances curb appeal and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh neutral tones enhance curb appeal and interior ambiance ↑
• Both Install smart home devices — Modernizes home and adds value for tech-savvy buyers ↑
• Both Add outdoor lighting — Enhances curb appeal and safety ↑

ⓘ 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): 8,523

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 1%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 4%
• Foreign-born: 2% · Canada

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: ▼ -291.58%
• Current HPI: 212.404
• 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

1 event — show timeline

• 2025-05-18 Listed $94,995 Zillow