4649 Butternut St · Brandon, MI 48348

$77,500

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 91 Days on market

Built 2021 Good condition ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 2021-built home located in the sought-after Sashabaw Meadows community! This move-in-ready home features luxury vinyl flooring throughout and an open-concept design, perfect for modern living and entertaining. The kitchen comes fully equipped, with all appliances included. Step outside to a peaceful backyard where you can enjoy beautiful views of nature and wildlife. Located within the highly rated Brandon School District, this home offers a fantastic location close to shopping, dining, a popular concert venue just 15 minutes away, and nearby snow skiing for winter fun. Sashabaw Meadows also offers an abundance of community amenities, including a playground, basketball courts, soccer and baseball fields, a park, clubhouse, and community center—perfect for an active and connected lifestyle. This home truly combines comfort, convenience, and a welcoming neighborhood atmosphere!

Key facts

• 2021 built home
• Open concept design
• Peaceful backyard

Tags

• 2021 BUILT HOME
• LUXURY VINYL FLOORING
• OPEN CONCEPT DESIGN
• FULLY EQUIPPED KITCHEN
• PEACEFUL BACKYARD
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Subdivision: SASHABAW MEADOWS
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: One-story manufactured home; Slab foundation
• Construction: 1,260 square feet above-grade finished area
• Exterior features: No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $996 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Brandon School District In The Counties Of Oakland And Lapee (town): math 35% / reading 48% proficiency, ranked #152 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 18% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 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 $70,525 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.50% ✓
• Cap rate: 21.72%
• Cash-on-cash: 55.10%
• DSCR: 3.45
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $364,140
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3858 Apple Dr	0.45mi	4/2.0 (+1)	1,214 (-4%)	3mo	$60,000	$49	65
3206 Dartmouth Rd	0.38mi	2/1.0 (-1)	1,316 (+4%)	19mo	$380,000	$289	50

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: 53.4%
• Equity multiple: 3.35×
• Total profit: $50,931
• Equity at exit: $11,556

10-year hold

• IRR: 58.6%
• Equity multiple: 6.81×
• Total profit: $126,184
• Equity at exit: $6,701

Cash invested: $21,700 (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 48348

• Active inventory: 147
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $996

Break-even live

Break-even rent $678

Max offer price $77,500

Occupancy floor 44%

Sensitivity live

Price	-10% $1,050	-5% $1,023	+0% $996	+5% $970	+10% $943
Rent	-10% $843	-5% $920	+0% $996	+5% $1,073	+10% $1,150
Rate	-1.0pp $1,035	-0.5pp $1,016	base $996	+0.5pp $976	+1.0pp $956

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Brookside Rd Clarkston, MI	2.0	2.0	1672	$3,032	$1.81	2d	1	0.42mi
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	2d	1	0.56mi
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	2d	1	0.57mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	2d	1	0.65mi

Listing history 20 events

1. 2026-06-18
   days on market $77,500 Active 91 DOM
2. 2026-06-17
   days on market $77,500 Active 90 DOM
3. 2026-06-16
   days on market $77,500 Active 89 DOM
4. 2026-06-15
   days on market $77,500 Active 88 DOM
5. 2026-06-13
   days on market $77,500 Active 86 DOM
6. 2026-06-09
   days on market $77,500 Active 82 DOM
7. 2026-06-08
   days on market $77,500 Active 81 DOM
8. 2026-06-07
   days on market $77,500 Active 80 DOM
9. 2026-06-04
   days on market $77,500 Active 77 DOM
10. 2026-06-03
    days on market $77,500 Active 76 DOM
11. 2026-06-02
    days on market $77,500 Active 75 DOM
12. 2026-06-01
    days on market $77,500 Active 74 DOM
13. 2026-05-31
    days on market $77,500 Active 73 DOM
14. 2026-03-19
    listed $77,500 Active

    Show marketing remark (920 chars)

    Welcome to this beautiful 2021-built home located in the sought-after Sashabaw Meadows community! This move-in-ready home features luxury vinyl flooring throughout and an open-concept design, perfect for modern living and entertaining. The kitchen comes fully equipped, with all appliances included. Step outside to a peaceful backyard where you can enjoy beautiful views of nature and wildlife. Located within the highly rated Brandon School District, this home offers a fantastic location close to shopping, dining, a popular concert venue just 15 minutes away, and nearby snow skiing for winter fun. Sashabaw Meadows also offers an abundance of community amenities, including a playground, basketball courts, soccer and baseball fields, a park, clubhouse, and community center—perfect for an active and connected lifestyle. This home truly combines comfort, convenience, and a welcoming neighborhood atmosphere!

15. 2026-03-19
    listed $77,500 Active 920-char remark

    Show marketing remark (920 chars)

    Welcome to this beautiful 2021-built home located in the sought-after Sashabaw Meadows community! This move-in-ready home features luxury vinyl flooring throughout and an open-concept design, perfect for modern living and entertaining. The kitchen comes fully equipped, with all appliances included. Step outside to a peaceful backyard where you can enjoy beautiful views of nature and wildlife. Located within the highly rated Brandon School District, this home offers a fantastic location close to shopping, dining, a popular concert venue just 15 minutes away, and nearby snow skiing for winter fun. Sashabaw Meadows also offers an abundance of community amenities, including a playground, basketball courts, soccer and baseball fields, a park, clubhouse, and community center—perfect for an active and connected lifestyle. This home truly combines comfort, convenience, and a welcoming neighborhood atmosphere!

16. 2026-03-14
    historical
17. 2026-03-14
    historical
18. 2025-09-13
    listed $82,500 Active
19. 2025-09-13
    listed $82,500 Active
20. 2025-09-10
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,270
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$2,255
• Taxable income: $11,401
• Est. tax owed @ 24.0%: −$2,736
• After-tax cash flow: $9,220/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

Good 80/100 None rehab

This move-in-ready home in Sashabaw Meadows offers a modern open-concept design with luxury vinyl flooring and modern appliances. The exterior is well-maintained, and the interior is clean and tidy. Potential buyers and renters will appreciate the energy-efficient updates and smart home devices that can be installed to further enhance the home's value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase property value
• Both Landscaping improvements — Enhances curb appeal and can increase property value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort
• Both Install smart home devices — Enhances convenience and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase property value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑
• Both Install smart home devices — Enhances convenience and can increase property value ↑

ⓘ 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: Brandon School District In The Counties Of Oakland And Lapee
• NCES district ID: 2606570
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $73,593
• Composite: 37.94/100
• National rank: #4306
• State rank: #152 of 540 in MI

Livability — Brandon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -275.65%
• Current HPI: 196.4302
• Rent YoY: —
• 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

-6.1% since first listed

7 events — show timeline

• 2026-03-19 Listed $77,500 MiRealSource-MiMLS
• 2026-03-19 Listed $77,500 REALCOMP
• 2026-03-14 Listing Removed — REALCOMP
• 2026-03-14 Listing Removed — MiRealSource-MiMLS
• 2025-09-13 Listed $82,500 MiRealSource-MiMLS
• 2025-09-13 Listed $82,500 REALCOMP
• 2025-09-10 Coming Soon — MiRealSource-MiMLS