8735 Green Willow St #1 · Brighton, MI 48116

$124,900

2 bd · 1.0 ba · 733 sqft · Condo public records · 11 Days on market

Built 1978 $278/mo HOA · 15% of rent

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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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Hidden Harbor - a peaceful condo community tucked away just minutes from the heart of Downtown Brighton! This ground-floor, 2-bedroom, 1-bath ranch condo offers 733 sq ft of comfortable, single-level living with laminate flooring and new carpet. Low monthly dues cover water, sewer, trash, and grounds maintenance - making this one of the most affordable and hassle-free opportunities in Brighton. Whether you're a first-time buyer looking for a smart entry point or an investor ready to add to your portfolio, this unit checks all the boxes. Easy access to Meijer, M-23, and Brighton's vibrant Main Street dining and shopping scene means everything you need is right at your fingertips. Includes carport #111. Schedule your private tour today!

Key facts

• Laminate flooring
• New carpet
• Single-level living

Tags

• GROUND-FLOOR RANCH CONDO
• SINGLE-LEVEL LIVING
• LAMINATE FLOORING
• NEW CARPET
• LOW MONTHLY DUES
• EASY ACCESS TO MEIJER

Property features AI

Finance

• Other: Located in the Hidden Harbor Condo subdivision
• HOA & community: Homeowners association with a $278 monthly fee; HOA covers grounds and structure maintenance, sewer, snow removal, trash and water

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential condominium; One level; Lower-level entry with steps
• Construction: Brick and wood siding exterior; Slab foundation; Built with one-story design
• Exterior features: Paved road access; Cats and dogs allowed with limits

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Total of 4 rooms; Common area laundry
• Laundry & utility: Laundry located in common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.3% vs local median 3.4% in Brighton — 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 (#108 in MI, #2,621 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Brighton Area Schools (suburban): math 59% / reading 69% proficiency, ranked #22 of 540 in MI (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 184 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $55k; list at $125k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 5.5

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $6,531
• Equity at exit: $18,623

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $40,621
• Equity at exit: $10,799

Cash invested: $34,972 (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 48116

• Active inventory: 184
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$655
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$52
• HOA: −$278
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $418

Break-even live

Break-even rent $1,377

Max offer price $124,900

Occupancy floor 73%

Sensitivity live

Price	-10% $488	-5% $453	+0% $418	+5% $382	+10% $347
Rent	-10% $267	-5% $342	+0% $418	+5% $493	+10% $568
Rate	-1.0pp $481	-0.5pp $449	base $418	+0.5pp $385	+1.0pp $352

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$2,550	$2.45	0d	1	0.06mi
8719 Meadowbrook Dr Brighton, MI	1.0	1.0	566	$1,075	$1.90	18d	1	0.08mi
8699 Meadowbrook Dr Brighton, MI	1.0–2.0	1.0	700	$1,450	$2.07	0d	7	0.12mi
619 Flint Rd Apt 1 Brighton, MI	1.0	1.0	700	$1,145	$1.64	45d	1	0.16mi
898 E Grand River Ave Brighton, MI	1.0–2.0	1.0	740	$1,295	$1.75	0d	1	1.16mi
8145 W Grand River Ave Unit 2 Brighton, MI	1.0	1.0	750	$1,300	$1.73	25d	1	1.27mi

HOA detail condo

• Monthly dues: $278 · $3,336/yr
• Likely covers: watersewertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-17
   status $124,900 Pending 11 DOM
2. 2026-06-17
   days on market $124,900 Active 11 DOM
3. 2026-06-16
   days on market $124,900 Active 10 DOM
4. 2026-06-15
   days on market $124,900 Active 9 DOM
5. 2026-06-13
   days on market $124,900 Active 7 DOM
6. 2026-06-13
   days on market $124,900 Active 6 DOM
7. 2026-06-09
   days on market $124,900 Active 3 DOM
8. 2026-06-08
   days on market $124,900 Active 2 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    listed $124,900 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: $1,230 · $102/mo
• Projected year-2 tax: $1,577 · $131/mo
• Expected delta: +$347/yr (+$29/mo · 28.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,864
• − Mortgage interest: −$6,996
• − Property taxes: −$1,230
• − Insurance: −$624
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$3,336
• − Depreciation: −$3,633
• Taxable income: $3,386
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $4,200/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: Brighton Area Schools
• NCES district ID: 2606870
• Math proficiency: 59% ▼ -3.00%
• Reading proficiency: 69% ▼ -2.00%
• Median HH income: $84,114
• Composite: 57.62/100
• National rank: #1062
• State rank: #22 of 540 in MI

Livability — Brighton

• Score: 78/100
• State rank: #108
• US rank: #2621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brighton, MI
• County: Livingston County · 121,626 people
• City population: 27,289
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,289
• Household income: $106,763
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 495.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 12% Italian 6% Lithuanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -300.62%
• Current HPI: 183.6902
• 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

+54.2% since first listed

6 events — show timeline

• 2026-06-06 Listed $124,900 REALCOMP
• 2026-06-06 Listed $124,900 MiRealSource-MiMLS
• 2007-01-24 Sold (Public Records) $55,000 Public Records
• 2007-01-15 Sold (MLS) $55,000 REALCOMP
• 2006-12-15 Listed $60,000 REALCOMP
• 2003-08-01 Sold (Public Records) $81,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,230 · -2.9% YoY. Source: county tax records.