6538 Biscayne Blvd · Brighton, MI 48114

$50,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily · 35 Days on market

Built 1996 Fair condition 2,000 sqft lot $36/sqft · 85% below area $630/mo HOA · 30% of rent ↓ 23% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

Key facts

• 2,000 sq ft lot
• Community pool
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 141 active listings in the ZIP; 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.27% ✓
• Cap rate: 23.34%
• Cash-on-cash: 60.88%
• DSCR: 3.71
• GRM: 2.0

CMA / ARV

• ARV (median comp): $325,712
• List price: $50,000
• Delta: -84.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6538 Biscayne Blvd	0.00mi	3/2.0	1,404 (0%)	1mo	$38,500	$27	99
6915 Rink Dr	0.24mi	2/2.5 (-1)	1,456 (+4%)	3mo	$205,000	$141	73
6738 Grand Beach Dr	0.13mi	3/1.5	1,450 (+3%)	19mo	$375,000	$259	71
2270 Gulfstream St	0.23mi	2/1.5 (-1)	1,300 (-7%)	11mo	$22,000	$17	61
6818 Rink Dr	0.21mi	2/2.0 (-1)	1,320 (-6%)	20mo	$240,000	$182	58
1776 S Hughes Rd	0.70mi	3/2.0	1,570 (+12%)	19mo	$701,200	$447	32

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: 60.0%
• Equity multiple: 3.68×
• Total profit: $37,551
• Equity at exit: $7,455

10-year hold

• IRR: 64.8%
• Equity multiple: 7.62×
• Total profit: $92,648
• Equity at exit: $4,323

Cash invested: $14,000 (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 48114

• Active inventory: 141
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$630
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $710

Break-even live

Break-even rent $1,235

Max offer price $50,000

Occupancy floor 62%

Sensitivity live

Price	-10% $745	-5% $727	+0% $710	+5% $693	+10% $676
Rent	-10% $542	-5% $626	+0% $710	+5% $794	+10% $879
Rate	-1.0pp $735	-0.5pp $723	base $710	+0.5pp $697	+1.0pp $684

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $630 · $7,560/yr
• Likely covers: watersewertrashpoolgym

Listing history 8 events

1. 2026-05-07
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

2. 2026-05-07
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

3. 2026-04-23
   price $50,000 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

4. 2026-04-23
   price $50,000 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

5. 2026-04-11
   price $55,000 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

6. 2026-04-10
   price $55,000 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

7. 2026-04-02
   listed $65,000 Active 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

8. 2026-04-02
   listed $65,000 Active 556-char remark

   Show marketing remark (556 chars)

   Updated 3-bedroom, 2-bath home located in Sylvan Glen Estates. This home features a covered deck with added privacy and includes all kitchen appliances. Conveniently located between Brighton and Howell with access to shopping, dining, entertainment, and major expressways. Monthly site rent is $630 and includes water, sewer, trash, and seasonal yard waste. Community amenities include a pool, fitness center, clubhouse, lake access, park, and basketball court. Community approval is required for all buyers. Pet restrictions and additional fees may apply.

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

Taxation est. · year 1

• Rental income: $25,606
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − HOA: −$7,560
• − Depreciation: −$1,455
• Taxable income: $8,694
• Est. tax owed @ 24.0%: −$2,087
• After-tax cash flow: $6,436/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 · 1 photo

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, particularly to the exterior and landscaping. Fresh paint and improved landscaping would significantly enhance its value.

Repairs flagged

• Minor roof — No visible damage
• Moderate siding — Siding shows some wear
• Minor landscaping — Landscaping is maintained but not lush

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and home value
• Both landscaping — Lush landscaping would enhance curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible damage	Minor	$500–3,000
siding · Siding shows some wear	Moderate	$3,000–15,000
landscaping · Landscaping is maintained but not lush	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint exterior — Fresh paint would improve curb appeal and home value ↑
• Both landscaping — Lush landscaping would enhance curb appeal and attract more potential buyers ↑

ⓘ 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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 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

• City population: 27,289
• Population (ZIP): 21,476

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 12% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -253.14%
• Current HPI: 199.3865
• 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

-23.1% since first listed

8 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-04-23 Price Changed $50,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $50,000 REALCOMP
• 2026-04-11 Price Changed $55,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $55,000 REALCOMP
• 2026-04-02 Listed $65,000 REALCOMP
• 2026-04-02 Listed $65,000 MiRealSource-MiMLS