4441 Beechwood St · Brandon, MI 48346

$24,900

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 35 Days on market

Built 1986 2,000 sqft lot $819/mo HOA · 51% of rent

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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 +3.8/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * MOTIVATED SELLERS * * * * * * HOUSE SHOWING FRIDAY 1st-Sunday 3rd * * * Come see this beautiful single wide manufactured home! 3 bedroom 2 bathroom with a open floor plan between the kitchen, living room and dining room. Attached you’ll see a porch with plenty of room to sit and enjoy the summer weather! Located inside of Sashabaw Meadows within the Brandon Township school District. Minutes away from enjoying downtown Clarkston! Must get approved by the park office before purchase. This home can not be moved out of the park per the parks rules.

Key facts

• Kitchen appliances
• Clubhouse
• Washer and dryer

Tags

• KITCHEN APPLIANCES
• WASHER AND DRYER
• PETS ALLOWED
• CLUBHOUSE
• BANQUET ROOM
• BASEBALL FIELD

Property features AI

Finance

• Other: Lot dimensions approximately 20 x 100; Located in a mobile home park (Lot 598 Sashbaw Meadows Mobile Home Park); Cross streets: Sashbaw & Seymour Lake
• HOA & community: Homeowners association with monthly fee; Association fee: $819 per month; Community amenities include pool, clubhouse, and fitness center

Exterior

• Parking: No garage; Parking pad
• Utilities: Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Metal roof; Slab foundation; Built as a single-level home
• Exterior features: Porch; Community pool; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Portable dishwasher; Free-standing refrigerator; Free-standing gas oven; Free-standing gas range; Range hood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: 6 total rooms; Dishwasher; Portable dishwasher; Free-standing refrigerator; Free-standing gas oven; Free-standing gas range; Range hood
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brandon School District In The Counties Of Oakland And Lapee (town): math 35% / reading 48% proficiency, ranked #152 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 144 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $7k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $24,153 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.43% ✓
• Cap rate: 19.44%
• Cash-on-cash: 46.96%
• DSCR: 3.09
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $12,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3628 Birch St	0.51mi	2/2.0 (-1)	1,056 (+6%)	4mo	$13,000	$12	59

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 2.47×
• Total profit: $10,265
• Equity at exit: $3,713

10-year hold

• IRR: 40.9%
• Equity multiple: 3.77×
• Total profit: $19,330
• Equity at exit: $2,153

Cash invested: $6,972 (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 48346

• Rents YoY: 0.7%
• Active inventory: 144
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$819
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $273

Break-even live

Break-even rent $1,255

Max offer price $24,900

Occupancy floor 78%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	2d	1	0.51mi
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	2d	1	0.52mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	2d	1	0.59mi

HOA detail

• Monthly dues: $819 · $9,828/yr

Listing history 16 events

1. 2026-06-18
   days on market $24,900 Active 35 DOM
2. 2026-06-17
   days on market $24,900 Active 34 DOM
3. 2026-06-16
   days on market $24,900 Active 33 DOM
4. 2026-06-15
   days on market $24,900 Active 32 DOM
5. 2026-06-13
   days on market $24,900 Active 30 DOM
6. 2026-06-09
   days on market $24,900 Active 26 DOM
7. 2026-06-08
   days on market $24,900 Active 25 DOM
8. 2026-06-07
   days on market $24,900 Active 24 DOM
9. 2026-06-04
   days on market $24,900 Active 21 DOM
10. 2026-06-03
    days on market $24,900 Active 20 DOM
11. 2026-06-02
    days on market $24,900 Active 19 DOM
12. 2026-06-01
    days on market $24,900 Active 18 DOM
13. 2026-05-31
    days on market $24,900 Active 17 DOM
14. 2026-05-13
    price $29,900 590-char remark

    Show marketing remark (590 chars)

    * * * MOTIVATED SELLERS * * * * * * HOUSE SHOWING FRIDAY 1st-Sunday 3rd * * * Come see this beautiful single wide manufactured home! 3 bedroom 2 bathroom with a open floor plan between the kitchen, living room and dining room. Attached you’ll see a porch with plenty of room to sit and enjoy the summer weather! Located inside of Sashabaw Meadows within the Brandon Township school District. Minutes away from enjoying downtown Clarkston! Must get approved by the park office before purchase. This home can not be moved out of the park per the parks rules.

15. 2026-05-13
    listed $24,900 Active

    Show marketing remark (590 chars)

    * * * MOTIVATED SELLERS * * * * * * HOUSE SHOWING FRIDAY 1st-Sunday 3rd * * * Come see this beautiful single wide manufactured home! 3 bedroom 2 bathroom with a open floor plan between the kitchen, living room and dining room. Attached you’ll see a porch with plenty of room to sit and enjoy the summer weather! Located inside of Sashabaw Meadows within the Brandon Township school District. Minutes away from enjoying downtown Clarkston! Must get approved by the park office before purchase. This home can not be moved out of the park per the parks rules.

16. 2026-05-12
    listed $29,999 Active 590-char remark

    Show marketing remark (590 chars)

    * * * MOTIVATED SELLERS * * * * * * HOUSE SHOWING FRIDAY 1st-Sunday 3rd * * * Come see this beautiful single wide manufactured home! 3 bedroom 2 bathroom with a open floor plan between the kitchen, living room and dining room. Attached you’ll see a porch with plenty of room to sit and enjoy the summer weather! Located inside of Sashabaw Meadows within the Brandon Township school District. Minutes away from enjoying downtown Clarkston! Must get approved by the park office before purchase. This home can not be moved out of the park per the parks rules.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,198
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$9,828
• − Depreciation: −$724
• Taxable income: $3,682
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $2,390/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: Brandon School District In The Counties Of Oakland And Lapee
• NCES district ID: 2606570
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $73,593
• Composite: 37.94/100
• National rank: #4306
• State rank: #152 of 540 in MI

Livability — Brandon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 23,167
• Household income: $101,477
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 397.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Black 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -293.12%
• Current HPI: 184.0221
• Rent YoY: ▲ 0.71%
• 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

-0.3% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $29,900 FSBO.com
• 2026-05-13 Listed $24,900 REALCOMP
• 2026-05-12 Listed $29,999 FSBO.com