660 Flint Rd · Brighton, MI 48116

$1,079,000

None bd · None ba · — sqft · MultiFamily · 216 Days on market

Poor condition 1.34 ac lot

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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 +30.0/30.0
• 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 +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A developer’s dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton’s most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

Key facts

• Phase i completed
• 1.4 acre parcel
• Surveyed

Tags

• 1.4 ACRE PARCEL
• SURVEYED
• PHASE I COMPLETED

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.08M. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $17k ($202k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($31k rent vs $1.08M).
• Recommended offer: $950k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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: 178 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $30,769/mo this rent would consume 346% of the median local household income ($107k/yr) (locally 495% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $32k 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 $302k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($950k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $221k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $949,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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: 2.85% ✓
• Cap rate: 25.03%
• Cash-on-cash: 66.93%
• DSCR: 3.98
• GRM: 2.9

CMA / ARV

• ARV (median comp): $180,000
• List price: $1,079,000
• Delta: 499.44%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 N 2nd St	0.37mi	4/2.0	1,932	14mo	$325,000	$168	58
305 E Grand River Ave	0.52mi	5/2.0	1,757	21mo	$375,000	$213	46

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: 66.2%
• Equity multiple: 3.98×
• Total profit: $898,855
• Equity at exit: $160,882

10-year hold

• IRR: 70.5%
• Equity multiple: 8.17×
• Total profit: $2,166,556
• Equity at exit: $93,292

Cash invested: $302,120 (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: 178
• Price-to-rent: 52.6×

Monthly cashflow live

• Estimated rent: $30,769 high
• Mortgage (P&I): −$5,658
• Tax est. 1.5%: −$1,349 /mo · $16,185/yr
• Insurance: −$450
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,461
• Net cashflow: $16,851

Break-even live

Break-even rent $9,439

Max offer price $1,079,000

Occupancy floor 40%

Sensitivity live

Price	-10% $17,596	-5% $17,224	+0% $16,851	+5% $16,478	+10% $16,105
Rent	-10% $14,420	-5% $15,635	+0% $16,851	+5% $18,066	+10% $19,282
Rate	-1.0pp $17,394	-0.5pp $17,125	base $16,851	+0.5pp $16,571	+1.0pp $16,287

18-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 18× units	2	2	$30,762
Total (18 units)			$30,769

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: $269,750
• Closing costs: $32,370
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Flint Rd Apt 1 Brighton, MI	1.0	1.0	700	$1,145	$1.64	44d	1	0.06mi
321 Williamsen Dr Brighton, MI	1.0	1.0	830	$1,385	$1.67	0d	1	0.10mi
611 Flint Rd Apt 6 Brighton, MI	2.0	1.0	1000	$1,295	$1.29	25d	1	0.10mi
617 Flint Rd Apt 6 Brighton, MI	2.0	1.0	1000	$1,295	$1.29	44d	1	0.11mi
8729 Candlewood Trl #1 Brighton, MI	2.0	1.0	800	$950	$1.19	44d	1	0.21mi
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$2,550	$2.45	0d	1	0.22mi
8719 Meadowbrook Dr Brighton, MI	1.0	1.0	—	$1,075	—	18d	1	0.23mi
8719 Meadowbrook Dr Brighton, MI	1.0	1.0	566	$1,075	$1.90	17d	1	0.23mi
8711 Candlewood Trl Brighton, MI	2.0	1.0	—	$1,105	—	44d	1	0.25mi
8699 Meadowbrook Dr Brighton, MI	1.0–2.0	1.0	700	$1,450	$2.07	0d	7	0.28mi
512 N 2nd St Brighton, MI	2.0	1.0	929	$2,000	$2.15	3d	1	0.32mi
293 N 2nd St Brighton, MI	2.0	2.0	1139	$2,300	$2.02	44d	1	0.43mi
4229 Deeside Dr Brighton, MI	2.0–3.0	2.0	1632	$2,161	$1.32	0d	1	0.43mi
4341 Deeside Dr Brighton, MI	2.0	2.0	—	$1,950	—	25d	1	0.47mi
620 Rickett Rd Brighton, MI	2.0	1.0	—	$1,175	—	44d	1	0.75mi
483 S 3rd St Brighton, MI	3.0	1.5	—	$2,500	—	6d	1	0.81mi
922 Brighton Lake Rd Brighton, MI	2.0	1.5	1200	$3,100	$2.58	0d	1	0.98mi
898 E Grand River Ave Brighton, MI	1.0–2.0	1.0	740	$1,295	$1.75	0d	1	1.00mi
8145 W Grand River Ave Unit 2 Brighton, MI	1.0	1.0	750	$1,300	$1.73	24d	1	1.44mi
8145 W Grand River Ave Unit 2 Brighton, MI	1.0	1.0	850	$1,250	$1.47	0d	1	1.44mi

Listing history 30 events

1. 2026-06-18
   days on market $1,079,000 Active 216 DOM
2. 2026-06-17
   days on market $1,079,000 Active 215 DOM
3. 2026-06-16
   days on market $1,079,000 Active 214 DOM
4. 2026-06-15
   days on market $1,079,000 Active 213 DOM
5. 2026-06-13
   days on market $1,079,000 Active 211 DOM
6. 2026-06-13
   days on market $1,079,000 Active 210 DOM
7. 2026-06-09
   days on market $1,079,000 Active 207 DOM
8. 2026-06-08
   days on market $1,079,000 Active 206 DOM
9. 2026-06-07
   days on market $1,079,000 Active 205 DOM
10. 2026-06-04
    days on market $1,079,000 Active 202 DOM
11. 2026-06-03
    days on market $1,079,000 Active 201 DOM
12. 2026-06-02
    days on market $1,079,000 Active 200 DOM
13. 2026-06-01
    days on market $1,079,000 Active 199 DOM
14. 2026-05-31
    days on market $1,079,000 Active 198 DOM
15. 2026-05-09
    price $1,079,000 588-char remark

    Show marketing remark (588 chars)

    A developer’s dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton’s most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

16. 2026-05-08
    price $1,079,000 576-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

17. 2026-04-23
    price $1,099,000 588-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

18. 2026-04-23
    price $1,099,000 576-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

19. 2026-03-05
    price $1,150,000 588-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

20. 2026-03-05
    price $1,150,000 576-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

21. 2026-02-03
    price $1,250,000

    Show marketing remark (588 chars)

    A developer’s dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton’s most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

22. 2026-02-03
    price $1,250,000 588-char remark

    Show marketing remark (588 chars)

    A developer’s dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton’s most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

23. 2026-02-02
    price $1,250,000 576-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

24. 2025-11-18
    price $1,300,000
25. 2025-11-14
    listed $1,300,000 Active 588-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

26. 2025-11-14
    listed $1,300,000 Active 576-char remark

    Show marketing remark (576 chars)

    A developer's dream in downtown Brighton! Located just steps into all that downtown has to offer, this 1.4 acre parcel is prime for development into luxury townhouse condos or upscale apartments. With one of the last remaining downtown lots to be developed and situated across from the Brighton mill pond, this peaceful lot is ready to be transformed into Brighton's most in-demand community! Currently zoned for high density residential and all utility infrastructure is in place. Potential to develop 18 units with garages. Property has been surveyed and Phase I completed.

27. 2025-08-05
    listed $900
28. 2025-07-30
    listed $1,300
29. 2024-08-07
    historical $850
30. 2024-07-30
    listed $850

ⓘ 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: $369,228
• − Mortgage interest: −$60,441
• − Property taxes: −$16,185
• − Insurance: −$5,395
• − Repairs & maintenance: −$29,538
• − Management: −$29,538
• − Depreciation: −$31,389
• Taxable income: $196,742
• Est. tax owed @ 24.0%: −$47,218
• After-tax cash flow: $154,991/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and landscaping to improve its condition and increase its resale and rental value.

Repairs flagged

• Major siding — Decaying and missing
• Major roof — Missing shingles and visible damage
• Major landscaping — Overgrown vegetation and unkempt lawn

Value-add opportunities

• Both extensive exterior repairs and landscaping — Improves curb appeal and property value
• Both interior repairs and updates — Enhances living space and rental potential

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Decaying and missing	Major	$15,000–50,000
roof · Missing shingles and visible damage	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt lawn	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both extensive exterior repairs and landscaping — Improves curb appeal and property value ↑
• Both interior repairs and updates — Enhances living space and rental potential ↑

ⓘ 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: 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

+82900.0% since first listed

16 events — show timeline

• 2026-05-09 Price Changed $1,079,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $1,079,000 REALCOMP
• 2026-04-23 Price Changed $1,099,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $1,099,000 REALCOMP
• 2026-03-05 Price Changed $1,150,000 MiRealSource-MiMLS
• 2026-03-05 Price Changed $1,150,000 REALCOMP
• 2026-02-03 Price Changed $1,250,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $1,250,000 MiRealSource-MiMLS
• 2026-02-02 Price Changed $1,250,000 REALCOMP
• 2025-11-18 Price Changed $1,300,000 MiRealSource-MiMLS
• 2025-11-14 Listed $1,300,000 REALCOMP
• 2025-11-14 Listed $1,300,000 MiRealSource-MiMLS
• 2025-08-05 Listed for Rent $900 APPFOLIO
• 2025-07-30 Listed for Rent $1,300 APPFOLIO
• 2024-08-07 Rental Removed $850 RENT.
• 2024-07-30 Listed for Rent $850 RENT.