6421 Breezeway Dr · Brighton, MI 48114

$105,000

3 bd · 2.0 ba · 1,421 sqft · Manufactured · 258 Days on market

Built 2022 Good condition 4,356 sqft lot $74/sqft · 68% below area $650/mo HOA · 30% of rent ↓ 12% 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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 Bedroom 2 Bathroom Home for Sale at Sylvan Glen Estates, a Sun Community! This 2022 luxurious home offers a stylish appeal, spacious kitchen, sleek appliances, an open floor plan, spacious bedrooms with walk-in closets, separate laundry room, central air, and storage shed. Sylvan Glen's mobile home community is centrally located between Howell and Brighton. With entertainment, shopping, restaurants and express way within miles. Site rent is $650 per month. This includes water, sewer, trash and seasonal yard waste and other outstanding amenities including a pool, lake, fitness center, basketball court, playground, storage area. There are no other property taxes other than the $650 a month fee that you pay the community that includes these amenities. You must be approved by the community in order to buy the home.

Key facts

• Sleek appliances
• Open floor plan
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• SLEEK APPLIANCES
• OPEN FLOOR PLAN
• WALK-IN CLOSETS
• SEPARATE LAUNDRY ROOM
• CENTRAL AIR

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$325,790) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.3% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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 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: 2.03% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 4.1

CMA / ARV

• ARV (median comp): $325,790
• List price: $105,000
• Delta: -67.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,161
• Equity at exit: $15,656

10-year hold

• IRR: 12.6%
• Equity multiple: 2.02×
• Total profit: $29,930
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,134 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$650
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $310

Break-even live

Break-even rent $1,741

Max offer price $105,000

Occupancy floor 80%

Sensitivity live

Price	-10% $383	-5% $346	+0% $310	+5% $274	+10% $237
Rent	-10% $141	-5% $226	+0% $310	+5% $394	+10% $479
Rate	-1.0pp $363	-0.5pp $337	base $310	+0.5pp $283	+1.0pp $255

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $650 · $7,800/yr
• Likely covers: watersewertrashpoolgym

Listing history 19 events

1. 2026-06-21
   days on market $105,000 Active 258 DOM
2. 2026-06-18
   days on market $105,000 Active 255 DOM
3. 2026-06-17
   days on market $105,000 Active 254 DOM
4. 2026-06-16
   days on market $105,000 Active 253 DOM
5. 2026-06-15
   days on market $105,000 Active 252 DOM
6. 2026-06-13
   days on market $105,000 Active 250 DOM
7. 2026-06-13
   days on market $105,000 Active 249 DOM
8. 2026-06-09
   days on market $105,000 Active 246 DOM
9. 2026-06-08
   days on market $105,000 Active 245 DOM
10. 2026-06-07
    days on market $105,000 Active 244 DOM
11. 2026-06-04
    days on market $105,000 Active 241 DOM
12. 2026-06-03
    days on market $105,000 Active 240 DOM
13. 2026-06-02
    days on market $105,000 Active 239 DOM
14. 2026-06-01
    days on market $105,000 Active 238 DOM
15. 2026-05-31
    days on market $105,000 Active 237 DOM
16. 2025-10-22
    price $105,000 834-char remark

    Show marketing remark (834 chars)

    Beautiful 3 Bedroom 2 Bathroom Home for Sale at Sylvan Glen Estates, a Sun Community! This 2022 luxurious home offers a stylish appeal, spacious kitchen, sleek appliances, an open floor plan, spacious bedrooms with walk-in closets, separate laundry room, central air, and storage shed. Sylvan Glen's mobile home community is centrally located between Howell and Brighton. With entertainment, shopping, restaurants and express way within miles. Site rent is $650 per month. This includes water, sewer, trash and seasonal yard waste and other outstanding amenities including a pool, lake, fitness center, basketball court, playground, storage area. There are no other property taxes other than the $650 a month fee that you pay the community that includes these amenities. You must be approved by the community in order to buy the home.

17. 2025-10-21
    price $105,000 834-char remark

    Show marketing remark (834 chars)

    Beautiful 3 Bedroom 2 Bathroom Home for Sale at Sylvan Glen Estates, a Sun Community! This 2022 luxurious home offers a stylish appeal, spacious kitchen, sleek appliances, an open floor plan, spacious bedrooms with walk-in closets, separate laundry room, central air, and storage shed. Sylvan Glen's mobile home community is centrally located between Howell and Brighton. With entertainment, shopping, restaurants and express way within miles. Site rent is $650 per month. This includes water, sewer, trash and seasonal yard waste and other outstanding amenities including a pool, lake, fitness center, basketball court, playground, storage area. There are no other property taxes other than the $650 a month fee that you pay the community that includes these amenities. You must be approved by the community in order to buy the home.

18. 2025-10-01
    listed $120,000 Active 834-char remark

    Show marketing remark (834 chars)

    Beautiful 3 Bedroom 2 Bathroom Home for Sale at Sylvan Glen Estates, a Sun Community! This 2022 luxurious home offers a stylish appeal, spacious kitchen, sleek appliances, an open floor plan, spacious bedrooms with walk-in closets, separate laundry room, central air, and storage shed. Sylvan Glen's mobile home community is centrally located between Howell and Brighton. With entertainment, shopping, restaurants and express way within miles. Site rent is $650 per month. This includes water, sewer, trash and seasonal yard waste and other outstanding amenities including a pool, lake, fitness center, basketball court, playground, storage area. There are no other property taxes other than the $650 a month fee that you pay the community that includes these amenities. You must be approved by the community in order to buy the home.

19. 2025-10-01
    listed $120,000 Active 834-char remark

    Show marketing remark (834 chars)

    Beautiful 3 Bedroom 2 Bathroom Home for Sale at Sylvan Glen Estates, a Sun Community! This 2022 luxurious home offers a stylish appeal, spacious kitchen, sleek appliances, an open floor plan, spacious bedrooms with walk-in closets, separate laundry room, central air, and storage shed. Sylvan Glen's mobile home community is centrally located between Howell and Brighton. With entertainment, shopping, restaurants and express way within miles. Site rent is $650 per month. This includes water, sewer, trash and seasonal yard waste and other outstanding amenities including a pool, lake, fitness center, basketball court, playground, storage area. There are no other property taxes other than the $650 a month fee that you pay the community that includes these amenities. You must be approved by the community in order to buy the home.

ⓘ 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: $25,605
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$7,800
• − Depreciation: −$3,055
• Taxable income: $2,672
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,079/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 Cosmetic rehab

This 2022 manufactured home is in good condition with a good condition score of 80. It offers a good investment opportunity with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Install smart home features — Enhances comfort and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home features — Enhances comfort and marketability ↑

ⓘ 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

-12.5% since first listed

4 events — show timeline

• 2025-10-22 Price Changed $105,000 MiRealSource-MiMLS
• 2025-10-21 Price Changed $105,000 REALCOMP
• 2025-10-01 Listed $120,000 REALCOMP
• 2025-10-01 Listed $120,000 MiRealSource-MiMLS