2218 Brent St #63 · Peck, MI 48422

$79,900

3 bd · 2.0 ba · 1,600 sqft · Other · 25 Days on market

Built 1995 8,000 sqft 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 +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great 5 x 4 Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Roof was replaced about 2 years ago The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Eagles Landing Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Eagles Landing is also an Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

Key facts

• Central island
• Open concept
• Back yard patio

Tags

• OPEN CONCEPT
• CENTRAL ISLAND
• LARGE LIVING ROOM
• FRONT PORCH
• SPACIOUS GARAGE
• BACK YARD PATIO

Property features AI

Finance

• Other: Paved road access; Lot dimensions approximately 100 x 80; Accessible entrance and accessible bedroom; Accessible central living area, kitchen, kitchen appliances, and washer/dryer; Pets allowed (cats and dogs; breed restrictions may apply)

Exterior

• Parking: Detached garage; Garage faces front; Garage door opener; Assigned parking; Driveway; Approximately 1.5 garage spaces
• Utilities: Public sewer; Circuit breaker electrical panel; Cable available; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding exterior; Facing direction not provided
• Construction: Composition roof; Block and pier/pillar foundation; Built with vinyl siding
• Exterior features: Deck; Patio; Front porch; Barbecue

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling indicated
• Interior features: High-speed internet; Smart thermostat; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#502 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Croswell-Lexington Community Schools (rural): math 30% / reading 47% proficiency, ranked #239 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frostick School (math 42% / reading 37%, grade F, #606 of 1,397 statewide, top 48%, 344 students, 67% FRL); Croswelllexington Middle School (math 21% / reading 45%, grade F, #306 of 493 statewide, top 63%, 553 students, 56% FRL); Croswelllexington High School (math 32% / reading 57%, grade F, #214 of 713 statewide, top 36%, 579 students, 45% FRL).
• Market conditions: 51 active listings in the ZIP; 63 units permitted in Sanilac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $64k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.70% ✓
• Cap rate: 14.13%
• Cash-on-cash: 28.00%
• DSCR: 2.25
• GRM: 4.9

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: 22.2%
• Equity multiple: 1.91×
• Total profit: $20,316
• Equity at exit: $11,913

10-year hold

• IRR: 30.2%
• Equity multiple: 3.71×
• Total profit: $60,580
• Equity at exit: $6,908

Cash invested: $22,372 (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 48422

• Home prices YoY: -10.2%
• Active inventory: 51
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $522

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $577	-5% $550	+0% $522	+5% $494	+10% $467
Rent	-10% $415	-5% $468	+0% $522	+5% $576	+10% $629
Rate	-1.0pp $562	-0.5pp $542	base $522	+0.5pp $501	+1.0pp $480

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $79,900 Active 25 DOM
2. 2026-06-18
   days on market $79,900 Active 22 DOM
3. 2026-06-17
   days on market $79,900 Active 21 DOM
4. 2026-06-16
   days on market $79,900 Active 20 DOM
5. 2026-06-15
   days on market $79,900 Active 19 DOM
6. 2026-06-13
   days on market $79,900 Active 17 DOM
7. 2026-06-13
   days on market $79,900 Active 16 DOM
8. 2026-06-09
   days on market $79,900 Active 13 DOM
9. 2026-06-08
   days on market $79,900 Active 12 DOM
10. 2026-06-07
    days on market $79,900 Active 11 DOM
11. 2026-06-04
    days on market $79,900 Active 8 DOM
12. 2026-06-03
    days on market $79,900 Active 7 DOM
13. 2026-06-02
    days on market $79,900 Active 6 DOM
14. 2026-06-01
    days on market $79,900 Active 5 DOM
15. 2026-05-31
    days on market $79,900 Active 4 DOM
16. 2026-05-28
    listed $79,900 Active
17. 2026-05-27
    listed $79,900 Active 1217-char remark

    Show marketing remark (1217 chars)

    1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great 5 x 4 Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Roof was replaced about 2 years ago The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Eagles Landing Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Eagles Landing is also an Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

18. 2022-12-08
    soldstatus $64,000 Closed 1157-char remark

    Show marketing remark (1157 chars)

    1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Buel Hills Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Buel Hills is a Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

19. 2022-12-08
    soldstatus $64,000

    Show marketing remark (1157 chars)

    1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Buel Hills Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Buel Hills is a Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

20. 2022-11-16
    status Pending 1157-char remark

    Show marketing remark (1157 chars)

    1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Buel Hills Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Buel Hills is a Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

21. 2022-10-02
    historical Accepting Backup Offers 1157-char remark

    Show marketing remark (1157 chars)

    1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Buel Hills Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Buel Hills is a Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

22. 2022-09-27
    listed $69,900 Active 1157-char remark

    Show marketing remark (1157 chars)

    1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Buel Hills Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Buel Hills is a Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

23. 2022-09-27
    listed $69,900

    Show marketing remark (1157 chars)

    1995 SCHULT Manufactured home Serial # M269162 Home has 3 bedrooms and two full baths, living space is Open concept with vaulted ceilings, The Dining room is adjacent to the kitchen and Living room. Kitchen which has a beautiful central island for additional workspace and a snack bar for stools and a great Pantry for storage with loads of counter space. There is a large living room front door open onto the front porch/deck. Home has Natural gas forced air furnace & Central air. The Garage is spacious and has a rear door to the back yard patio lined with bushes that give you privacy. The home sits on a beautiful treed lot next to a vacant lot so has a country feel to it. There is a stairs and porch on the garage side for entry and a large front deck and a nice yard, High Speed Fiber Optic Internet is available in Buel Hills Estates, Manufactured Home Park in Croswell. This is a great starter, permanent or vacation home for those of you that go south in the winter. Comcast Exfinity and satellite is available in the park. Buel Hills is a Agri-valley Fiber-net community We have High Speed Internet through an efficient Fiber Optic network

ⓘ 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: $16,316
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,324
• Taxable income: $5,307
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $4,990/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: Croswell-Lexington Community Schools
• NCES district ID: 2611140
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 47% ▼ -6.00%
• Median HH income: $42,784
• Composite: 32.49/100
• National rank: #5707
• State rank: #239 of 540 in MI

Livability — Peck

• Score: 64/100
• State rank: #502
• US rank: #14853

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,172

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 9% Slovak 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.65%
• Current HPI: 268.6695
• 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

+14.3% since first listed

8 events — show timeline

• 2026-05-28 Listed $79,900 REALCOMP
• 2026-05-27 Listed $79,900 MiRealSource-MiMLS
• 2022-12-08 Sold (MLS) $64,000 MiRealSource-MiMLS
• 2022-12-08 Sold (MLS) $64,000 MiRealSource-MiMLS
• 2022-11-16 Pending — MiRealSource-MiMLS
• 2022-10-02 Contingent — MiRealSource-MiMLS
• 2022-09-27 Listed $69,900 MiRealSource-MiMLS
• 2022-09-27 Listed $69,900 MiRealSource-MiMLS

Property tax history

-6.4%/yr

Latest (2025): $50 · -56.8% YoY. Source: county tax records.