704 Briarwood Ln · Fenton, MI 48430

$275,000

3 bd · 2.0 ba · 2,516 sqft · Land · 3 Days on market

Built 1961 9,583 sqft lot $109/sqft · at area comps Est $267k · at est.

---

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 +12.6/30.0
• ARV discount +6.2/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 704 Briarwood Lane in the heart of Fenton, a charming ranch that blends timeless care with an unbeatable location just minutes from vibrant downtown living. This well-maintained 3 bedroom, 2 bath home offers comfortable, functional living with a spacious layout. A standout feature is the large rear addition, creating an inviting family room complete with a cozy fireplace, perfect for relaxing evenings or entertaining guests. The finished basement adds over 1,000 square feet of additional living space, including an extra room and full bath, ideal for a home office, guest suite, or recreation area. The home has a 2-car garage, stretching over 42 feet deep. Outside, enjoy a nicely sized lot with a fenced-in backyard perfect for pets, play, or summer gatherings. Lovingly cared for by the same owners since 1964, this home reflects pride of ownership throughout. All appliances are included, making this a truly move-in-ready opportunity. Only one block from North Road Elementary. Beyond the home, you’ll love being just minutes from downtown Fenton, known for its welcoming small-town charm and lively atmosphere! Open House 05/02 noon-2pm

Key facts

• Inviting family room
• Large rear addition
• Nicely sized lot

Tags

• LARGE REAR ADDITION
• INVITING FAMILY ROOM
• COZY FIREPLACE
• FINISHED BASEMENT
• FENCED IN BACKYARD
• NICELY SIZED LOT

Property features AI

Finance

• Other: Cross street: Adelaide / North
• HOA & community: Homeowners association present; Subdivision: NORTH FENTON ESTATES

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; 1,516 above-grade finished area; 1,000 below-grade finished area
• Exterior features: Paved road access; Lot approximately 0.22 acre; Irrigated lot dimensions

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Freezer
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room fireplace; Basement present; 9 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $275k.

Deal economics

• At list price, monthly cash flow is $-33 ($-398/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.0% below list).
• Recommended offer: $236k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.8% in Fenton — 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 77/100 on livability (#130 in MI, #3,197 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F.
• Fenton Area Public Schools (suburban): math 38% / reading 57% proficiency, ranked #112 of 540 in MI (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: State Road Elementary School (math 47% / reading 57%, grade C-, #328 of 1,397 statewide, top 26%, 425 students, 28% FRL); Andrew G Schmidt Middle School (math 31% / reading 53%, grade D-, #186 of 493 statewide, top 39%, 717 students, 36% FRL); Fenton Senior High School (math 35% / reading 72%, grade C-, #125 of 713 statewide, top 18%, 1,102 students, 30% FRL).
• Market conditions: Rents rising (+2.6%/yr); 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $14k; list at $275k implies a 1937% gain — meaningful room to come down on a strong offer.

Recommended offer $236,367 (14.0% 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $267,500
• List price: $275,000
• Delta: 2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-47,609
• Equity at exit: $41,003

10-year hold

• IRR: -10.4%
• Equity multiple: 0.38×
• Total profit: $-47,984
• Equity at exit: $23,777

Cash invested: $77,000 (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 48430

• Rents YoY: 2.6%
• Active inventory: 315
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,364 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-33

Break-even live

Break-even rent $2,406

Max offer price $270,202

Occupancy floor 96%

Sensitivity live

Price	-10% $157	-5% $62	+0% $-33	+5% $-128	+10% $-223
Rent	-10% $-220	-5% $-127	+0% $-33	+5% $60	+10% $154
Rate	-1.0pp $105	-0.5pp $37	base $-33	+0.5pp $-104	+1.0pp $-177

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14292 Westman Dr Fenton, MI	3.0	3.5	2485	$4,200	$1.69	22d	1	1.10mi

Listing history 5 events

1. 2026-05-03
   status Pending 1163-char remark

   Show marketing remark (1169 chars)

   Welcome home to 704 Briarwood Lane in the heart of Fenton, a charming ranch that blends timeless care with an unbeatable location just minutes from vibrant downtown living. This well-maintained 3 bedroom, 2 bath home offers comfortable, functional living with a spacious layout. A standout feature is the large rear addition, creating an inviting family room complete with a cozy fireplace, perfect for relaxing evenings or entertaining guests. The finished basement adds over 1,000 square feet of additional living space, including an extra room and full bath, ideal for a home office, guest suite, or recreation area. The home has a 2-car garage, stretching over 42 feet deep. Outside, enjoy a nicely sized lot with a fenced-in backyard perfect for pets, play, or summer gatherings. Lovingly cared for by the same owners since 1964, this home reflects pride of ownership throughout. All appliances are included, making this a truly move-in-ready opportunity. Only one block from North Road Elementary. Beyond the home, you’ll love being just minutes from downtown Fenton, known for its welcoming small-town charm and lively atmosphere! Open House 05/02 noon-2pm

2. 2026-05-03
   status Pending 1169-char remark

   Show marketing remark (1169 chars)

   Welcome home to 704 Briarwood Lane in the heart of Fenton, a charming ranch that blends timeless care with an unbeatable location just minutes from vibrant downtown living. This well-maintained 3 bedroom, 2 bath home offers comfortable, functional living with a spacious layout. A standout feature is the large rear addition, creating an inviting family room complete with a cozy fireplace, perfect for relaxing evenings or entertaining guests. The finished basement adds over 1,000 square feet of additional living space, including an extra room and full bath, ideal for a home office, guest suite, or recreation area. The home has a 2-car garage, stretching over 42 feet deep. Outside, enjoy a nicely sized lot with a fenced-in backyard perfect for pets, play, or summer gatherings. Lovingly cared for by the same owners since 1964, this home reflects pride of ownership throughout. All appliances are included, making this a truly move-in-ready opportunity. Only one block from North Road Elementary. Beyond the home, you’ll love being just minutes from downtown Fenton, known for its welcoming small-town charm and lively atmosphere! Open House 05/02 noon-2pm

3. 2026-04-29
   listed $275,000 Active 1163-char remark

   Show marketing remark (1169 chars)

   Welcome home to 704 Briarwood Lane in the heart of Fenton, a charming ranch that blends timeless care with an unbeatable location just minutes from vibrant downtown living. This well-maintained 3 bedroom, 2 bath home offers comfortable, functional living with a spacious layout. A standout feature is the large rear addition, creating an inviting family room complete with a cozy fireplace, perfect for relaxing evenings or entertaining guests. The finished basement adds over 1,000 square feet of additional living space, including an extra room and full bath, ideal for a home office, guest suite, or recreation area. The home has a 2-car garage, stretching over 42 feet deep. Outside, enjoy a nicely sized lot with a fenced-in backyard perfect for pets, play, or summer gatherings. Lovingly cared for by the same owners since 1964, this home reflects pride of ownership throughout. All appliances are included, making this a truly move-in-ready opportunity. Only one block from North Road Elementary. Beyond the home, you’ll love being just minutes from downtown Fenton, known for its welcoming small-town charm and lively atmosphere! Open House 05/02 noon-2pm

4. 2026-04-29
   listed $275,000 Active 1169-char remark

   Show marketing remark (1169 chars)

   Welcome home to 704 Briarwood Lane in the heart of Fenton, a charming ranch that blends timeless care with an unbeatable location just minutes from vibrant downtown living. This well-maintained 3 bedroom, 2 bath home offers comfortable, functional living with a spacious layout. A standout feature is the large rear addition, creating an inviting family room complete with a cozy fireplace, perfect for relaxing evenings or entertaining guests. The finished basement adds over 1,000 square feet of additional living space, including an extra room and full bath, ideal for a home office, guest suite, or recreation area. The home has a 2-car garage, stretching over 42 feet deep. Outside, enjoy a nicely sized lot with a fenced-in backyard perfect for pets, play, or summer gatherings. Lovingly cared for by the same owners since 1964, this home reflects pride of ownership throughout. All appliances are included, making this a truly move-in-ready opportunity. Only one block from North Road Elementary. Beyond the home, you’ll love being just minutes from downtown Fenton, known for its welcoming small-town charm and lively atmosphere! Open House 05/02 noon-2pm

5. 2022-10-18
   soldstatus $13,500

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,364
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$8,000
• Taxable loss: −$5,078
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $821/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: Fenton Area Public Schools
• NCES district ID: 2614250
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $60,377
• Composite: 41.63/100
• National rank: #3426
• State rank: #112 of 540 in MI

Livability — Fenton

• Score: 77/100
• State rank: #130
• US rank: #3197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fenton, MI
• County: Livingston County · 121,626 people
• City population: 39,309
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,309
• Household income: $100,193
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 642.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -298.66%
• Current HPI: 238.8371
• Rent YoY: ▲ 2.59%
• 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

+1937.0% since first listed

5 events — show timeline

• 2026-05-03 Pending — REALCOMP
• 2026-05-03 Pending — MiRealSource-MiMLS
• 2026-04-29 Listed $275,000 REALCOMP
• 2026-04-29 Listed $275,000 MiRealSource-MiMLS
• 2022-10-18 Sold (Public Records) $13,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $197 · +1.8% YoY. Source: county tax records.