2811 Wisconsin Rd · Troy, MI 48083

$209,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 6 Days on market

Built 1956 0.51 ac lot Est $227k · 7% under

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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 +13.4/30.0
• ARV discount +10.8/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic ranch with quick access to freeways, restaurants, and everyday conveniences. Situated on a generous lot, this home offers space, flexibility, and could make a fantastic starter home. Inside, you'll find hardwood floors, a comfortable, reasonably sized kitchen, three bedrooms, and a dedicated laundry room. Just off the kitchen, a bonus rear room adds roughly 100 additional square feet - perfect as a sunroom, kitchen extension, home office, or flex/bonus space to suit your needs. Recent updates include a new furnace and a newly installed sewer line running all the way to the street. The home does need some TLC, making it a perfect opportunity to add your personal touches. Step out back to a large attached deck - ideal for summer BBQs, morning coffee, and outdoor entertaining. In addition to a 1.5-car detached garage, there's a larger garage/workshop building behind the home with the potential to serve as a 3-car garage, pole barn, or workspace for hobbies, storage, or projects. With its prime location, solid mechanical updates, expansive lot, and rare extra garage/workshop space, this ranch could be a great space to improve on.

Key facts

• New furnace
• Large attached deck
• Bonus rear room

Tags

• QUICK ACCESS TO FREEWAYS
• DEDICATED LAUNDRY ROOM
• BONUS REAR ROOM
• NEW FURNACE
• NEWLY INSTALLED SEWER LINE
• LARGE ATTACHED DECK

Property features AI

Exterior

• Parking: Detached garage (approximately 1.5 car)
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding and brick exterior; 1,100 above-grade finished square feet
• Exterior features: Paved road access; Lot approximately 0.51 acres (75 x 225); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-63 ($-754/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (13.9% below list).
• Recommended offer: $181k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Warren Consolidated Schools (urban): math 18% / reading 39% proficiency, ranked #373 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-0.6%/yr); 93 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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.
• Current owner paid $105k; list at $210k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,648 (13.9% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $226,512
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2755 Iowa Dr	0.14mi	3/1.5	940 (+0%)	11mo	$205,000	$218	82
2940 Wisconsin Rd	0.15mi	3/1.0	930 (-1%)	19mo	$204,000	$219	76
2936 Wisconsin Rd	0.13mi	3/1.0	1,034 (+10%)	8mo	$250,000	$242	70
2137 Winston Dr	0.44mi	3/1.0	950 (+2%)	14mo	$235,000	$247	65
2251 Parilament Dr	0.47mi	3/1.5	950 (+2%)	12mo	$220,000	$232	64
2546 Tarry Dr	0.68mi	3/2.0	912 (-3%)	2mo	$260,000	$285	59
2235 Chesley Dr	0.60mi	3/1.0	1,050 (+12%)	4mo	$220,000	$210	48
2103 Oakcrest Rd	0.72mi	3/1.5	1,053 (+12%)	12mo	$271,000	$257	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-43,257
• Equity at exit: $31,297

10-year hold

• IRR: -25.8%
• Equity multiple: -0.07×
• Total profit: $-63,071
• Equity at exit: $18,148

Cash invested: $58,772 (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 48083

• Rents YoY: -0.6%
• Active inventory: 93
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$235 /mo · $2,824/yr
• Insurance: −$87
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-63

Break-even live

Break-even rent $1,886

Max offer price $198,800

Occupancy floor 98%

Sensitivity live

Price	-10% $56	-5% $-3	+0% $-63	+5% $-122	+10% $-182
Rent	-10% $-206	-5% $-134	+0% $-63	+5% $9	+10% $80
Rate	-1.0pp $43	-0.5pp $-9	base $-63	+0.5pp $-117	+1.0pp $-173

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34400 Dequindre Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	898	$1,540	$1.71	13d	2	0.27mi
2252 Winston Dr Sterling Heights, MI	3.0	2.0	950	$2,100	$2.21	12d	1	0.52mi
2252 Winston Dr Sterling Heights, MI	3.0	1.0	950	$1,900	$2.00	23d	1	0.52mi
Canterbury Square Troy, MI	1.0–2.0	1.0–2.0	820	$1,595	$1.95	0d	12	0.62mi
34800 Moravian Dr Sterling Heights, MI	1.0–2.0	1.0–1.5	850	$1,680	$1.98	0d	22	0.88mi
34800 Moravian Dr Sterling Heights, MI	1.0–2.0	1.0–2.0	810	$1,415	$1.75	23d	16	0.88mi
36200 Dequindre Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	875	$1,860	$2.12	0d	47	0.92mi
34350 Ryan Rd Sterling Heights, MI	1.0–2.0	1.0–2.0	853	$1,785	$2.09	0d	45	1.22mi
36642 Park Place Dr Sterling Heights, MI	2.0	1.5	928	$1,600	$1.72	44d	1	1.32mi
4560 15 Mile Rd Sterling Heights, MI	1.0–2.0	1.0	801	$1,695	$2.11	0d	11	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $209,900 Active 6 DOM
2. 2026-06-18
   days on market $209,900 Active 3 DOM
3. 2026-06-17
   days on market $209,900 Active 2 DOM
4. 2026-06-16
   remarks 693-char remark
5. 2026-06-16
   listed $209,900 Active 1 DOM

ⓘ 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: $2,824 · $235/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$204/yr (+$17/mo · 7.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,678
• − Mortgage interest: −$11,758
• − Property taxes: −$2,824
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$6,106
• Taxable loss: −$4,325
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $284/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: Warren Consolidated Schools
• NCES district ID: 2635190
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,259
• Composite: 25.09/100
• National rank: #7533
• State rank: #373 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): 23,771
• Household income: $90,794
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 511.0

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 23% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 6% Arab 3%
• Foreign-born: 31% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Indo-European 10% Other Asian/Pacific 6% Arabic 5%

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: ▼ -351.17%
• Current HPI: 175.8232
• Rent YoY: ▼ -0.62%
• 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

+328.4% since first listed

13 events — show timeline

• 2026-06-16 Listed $209,900 REALCOMP
• 2026-06-15 Listed $209,900 MiRealSource-MiMLS
• 2019-04-16 Sold (Public Records) $105,000 Public Records
• 2001-09-12 Sold (Public Records) $126,000 Public Records
• 2001-03-23 Sold (MLS) $126,000 REALCOMP
• 2000-11-06 Listing Removed — REALCOMP
• 2000-11-06 Listed $129,900 REALCOMP
• 2000-08-10 Listing Removed — REALCOMP
• 2000-08-10 Listed $139,900 REALCOMP
• 2000-07-25 Listed $139,900 REALCOMP
• 1998-09-09 Sold (Public Records) $98,100 Public Records
• 1995-07-25 Sold (Public Records) $88,000 Public Records
• 1985-08-01 Sold (Public Records) $49,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,824 · +2.3% YoY. Source: county tax records.