6031 27.15 Ln · Brampton, MI 49837

$100,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily · 185 Days on market

Built 1971 1.50 ac lot $80/sqft · 37% below area Est $159k · 37% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a property with potential and flexibility? This three-bedroom, one-bath home sits on 1.5 acres at the end of a quiet dead-end road, offering privacy and space to create your vision. A true fixer-upper, ideal for buyers who want to build equity through updates and improvements. The property also includes an outdoor wood boiler (currently not connected to the home), offering future potential for supplemental heating if a buyer chooses to install and connect it. With a peaceful setting, room for gardens or outbuildings, and plenty of upside, this is a great opportunity for the right buyer ready to roll up their sleeves and make it their own.

Key facts

• Quiet dead-end road
• Room for gardens
• Outdoor wood boiler

Tags

• OUTDOOR WOOD BOILER
• QUIET DEAD-END ROAD
• 1.5 ACRES
• ROOM FOR GARDENS
• SPACE TO CREATE YOUR VISION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% 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.
• Gladstone Area Schools (town): math 32% / reading 45% proficiency, ranked #226 of 540 in MI (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 38 units permitted in Delta County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Delta County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.15% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $159,092
• List price: $100,000
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5951 Brampton 27.5 Rd	0.51mi	3/1.0	1,280 (+2%)	6mo	$69,200	$54	68
5940 27.5 Rd	0.68mi	3/2.0	1,280 (+2%)	9mo	$310,000	$242	53

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,125
• Equity at exit: $14,910

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $27,517
• Equity at exit: $8,646

Cash invested: $28,000 (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 49837

• Active inventory: 49
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $304

Break-even live

Break-even rent $769

Max offer price $100,000

Occupancy floor 69%

Sensitivity live

Price	-10% $361	-5% $332	+0% $304	+5% $276	+10% $247
Rent	-10% $213	-5% $258	+0% $304	+5% $350	+10% $395
Rate	-1.0pp $354	-0.5pp $329	base $304	+0.5pp $278	+1.0pp $252

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 185 DOM
2. 2026-06-18
   days on market $100,000 Active 183 DOM
3. 2026-06-17
   days on market $100,000 Active 182 DOM
4. 2026-06-16
   days on market $100,000 Active 181 DOM
5. 2026-06-15
   days on market $100,000 Active 180 DOM
6. 2026-06-13
   days on market $100,000 Active 178 DOM
7. 2026-06-12
   days on market $100,000 Active 177 DOM
8. 2026-06-09
   days on market $100,000 Active 174 DOM
9. 2026-06-08
   days on market $100,000 Active 173 DOM
10. 2026-06-07
    days on market $100,000 Active 172 DOM
11. 2026-06-07
    days on market $100,000 Active 171 DOM
12. 2026-06-04
    days on market $100,000 Active 168 DOM
13. 2026-06-02
    days on market $100,000 Active 167 DOM
14. 2026-06-01
    days on market $100,000 Active 166 DOM
15. 2026-05-31
    days on market $100,000 Active 165 DOM
16. 2026-05-31
    days on market $100,000 Active 164 DOM
17. 2026-05-15
    price $100,000 658-char remark

    Show marketing remark (658 chars)

    Looking for a property with potential and flexibility? This three-bedroom, one-bath home sits on 1.5 acres at the end of a quiet dead-end road, offering privacy and space to create your vision. A true fixer-upper, ideal for buyers who want to build equity through updates and improvements. The property also includes an outdoor wood boiler (currently not connected to the home), offering future potential for supplemental heating if a buyer chooses to install and connect it. With a peaceful setting, room for gardens or outbuildings, and plenty of upside, this is a great opportunity for the right buyer ready to roll up their sleeves and make it their own.

18. 2026-05-15
    price $100,000 658-char remark

    Show marketing remark (658 chars)

    Looking for a property with potential and flexibility? This three-bedroom, one-bath home sits on 1.5 acres at the end of a quiet dead-end road, offering privacy and space to create your vision. A true fixer-upper, ideal for buyers who want to build equity through updates and improvements. The property also includes an outdoor wood boiler (currently not connected to the home), offering future potential for supplemental heating if a buyer chooses to install and connect it. With a peaceful setting, room for gardens or outbuildings, and plenty of upside, this is a great opportunity for the right buyer ready to roll up their sleeves and make it their own.

19. 2025-12-17
    listed $130,000 Active 658-char remark

    Show marketing remark (658 chars)

    Looking for a property with potential and flexibility? This three-bedroom, one-bath home sits on 1.5 acres at the end of a quiet dead-end road, offering privacy and space to create your vision. A true fixer-upper, ideal for buyers who want to build equity through updates and improvements. The property also includes an outdoor wood boiler (currently not connected to the home), offering future potential for supplemental heating if a buyer chooses to install and connect it. With a peaceful setting, room for gardens or outbuildings, and plenty of upside, this is a great opportunity for the right buyer ready to roll up their sleeves and make it their own.

20. 2025-12-17
    listed $130,000 Active 658-char remark

    Show marketing remark (658 chars)

    Looking for a property with potential and flexibility? This three-bedroom, one-bath home sits on 1.5 acres at the end of a quiet dead-end road, offering privacy and space to create your vision. A true fixer-upper, ideal for buyers who want to build equity through updates and improvements. The property also includes an outdoor wood boiler (currently not connected to the home), offering future potential for supplemental heating if a buyer chooses to install and connect it. With a peaceful setting, room for gardens or outbuildings, and plenty of upside, this is a great opportunity for the right buyer ready to roll up their sleeves and make it their own.

21. 2016-01-14
    soldstatus $68,000

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$522/yr (+$44/mo · 105.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,844
• − Mortgage interest: −$5,602
• − Property taxes: −$496
• − Insurance: −$500
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,909
• Taxable income: $2,123
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,139/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: Gladstone Area Schools
• NCES district ID: 2615970
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $50,821
• Composite: 33.28/100
• National rank: #5510
• State rank: #226 of 540 in MI

Livability — Brampton

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

Census & demographics

• Population (ZIP): 10,007

Population outlook (Delta County) Hauer SSP2

• Today (2025): 34,431 people
• By 2030: 33,003 · -4.1%
• By 2040: 29,748 · -13.6%
• By 2050: 26,753 · -22.3%
• By 2075: 20,962 · -39.1%
• By 2100: 15,616 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 9% Iranian 5% English 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Delta

• 2024 margin: Solid R (+30.4) · D 34.1% · R 64.5% · Other 1.4%
• 2008→2024 swing: -36.7pp toward R · 2008: 6.3pp · 2024: -30.4pp
• All cycles: 2024: R+30.4 2020: R+26.5 2016: R+25.4 2012: R+6.7 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.63%
• Current HPI: 157.4775
• 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

+47.1% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $100,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $100,000 UPAR
• 2025-12-17 Listed $130,000 UPAR
• 2025-12-17 Listed $130,000 MiRealSource-MiMLS
• 2016-01-14 Sold (Public Records) $68,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $496 · -60.3% YoY. Source: county tax records.