17 Sunset Ln · Brighton, MI 48430

$119,000

1 bd · 1.0 ba · 504 sqft · SingleFamily · 11 Days on market

Built 2025 Good condition 1,152 sqft lot

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Why this score? — see what drove the C- 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 +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ponemah Lakeside Retreat, Fenton’s newest second-home resort community on all-sports Lake Ponemah. A rare opportunity to secure your own lakeside getaway! Lake Ponemah connects to Tupper and Squaw lakes, and the Shiawassee river runs through this waterway. This lake has an association called PST. PST hosts many family friendly events such as Ladies Day, Poker Run and kids fishing tournament. The private fireworks for lake residents is second to none! This custom-built tiny home is perfect for relaxing and enjoying lake breezes. Inside, the bright, open layout includes a shaker kitchen with farmhouse sink, stainless steel appliances, thoughtful storage, a comfortable bedroom

Key facts

• Sandy beach
• Lakeside getaway
• Splash pad

Tags

• LAKESIDE GETAWAY
• RESIDENT-ONLY BOAT SLIPS
• SANDY BEACH
• COMMUNITY FIRE PIT
• PLAYGROUND
• SPLASH PAD

Property features AI

Finance

• Other: Lot dimensions approximately 24 x 48 acres (lot size units listed as acres); Water body: Lake Ponemah
• HOA & community: Located inside Ponemah Lakeside Retreat; Pets allowed

Exterior

• Parking: No garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; New construction
• Construction: Vinyl siding; One-level construction
• Exterior features: Covered porch; Beach access and lake privileges (Lake Ponemah); Private maintained, paved road frontage

Interior

• Bedrooms: 2 total rooms (includes living and bedroom spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (2.3% below list).
• Recommended offer: $116k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Zoned schools: Three Fires Elementary (math 40% / reading 45%, grade F, #544 of 1,397 statewide, top 39%, 670 students, 40% FRL); Parker Middle School (math 38% / reading 53%, grade D+, #161 of 493 statewide, top 33%, 741 students, 34% FRL); Howell High School (math 36% / reading 60%, grade D, #183 of 713 statewide, top 26%, 2,024 students, 25% FRL).
• Market conditions: Rents rising (+2.6%/yr); 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($100k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Recommended offer $116,232 (2.3% 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 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?
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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.59% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-13,638
• Equity at exit: $17,743

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-5,887
• Equity at exit: $10,289

Cash invested: $33,320 (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 48430

• Rents YoY: 2.6%
• Active inventory: 315
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $96

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 87%

Sensitivity live

Price	-10% $178	-5% $137	+0% $96	+5% $55	+10% $14
Rent	-10% $4	-5% $50	+0% $96	+5% $142	+10% $188
Rate	-1.0pp $156	-0.5pp $126	base $96	+0.5pp $65	+1.0pp $34

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8145 W Grand River Ave Unit 2 Brighton, MI	1.0	1.0	750	$1,300	$1.73	25d	1	1.07mi

Listing history 17 events

1. 2026-06-21
   days on market $119,000 Active 11 DOM
2. 2026-06-18
   days on market $119,000 Active 8 DOM
3. 2026-06-17
   days on market $119,000 Active 7 DOM
4. 2026-06-16
   days on market $119,000 Active 6 DOM
5. 2026-06-15
   days on market $119,000 Active 5 DOM
6. 2026-06-13
   days on market $119,000 Active 3 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   days on marketlisting id $119,000 Active 2 DOM
9. 2026-06-02
   days on market $119,000 Active 208 DOM
10. 2026-06-01
    days on market $119,000 Active 207 DOM
11. 2026-05-31
    days on market $119,000 Active 206 DOM
12. 2025-11-06
    listed $119,000 Active 1003-char remark
13. 2025-11-06
    listed $119,000 Active 981-char remark
14. 2025-11-05
    historical
15. 2025-11-05
    historical
16. 2025-09-24
    listed $119,000 Active
17. 2025-09-24
    listed $119,000 Active

ⓘ 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: $13,948
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,462
• Taxable loss: −$791
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $1,340/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-family home in Ponemah Lakeside Retreat is in good condition with a modern and well-maintained interior and exterior. It offers a spacious covered porch and a bright, open layout, making it an ideal lakeside getaway.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value.
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding a functional and attractive outdoor space.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value. ↑
• Both Adding a small outdoor seating area — Can increase both resale and rental value by adding a functional and attractive outdoor space. ↑

ⓘ 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

• County: Livingston County · 121,626 people
• City population: 27,289
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,309
• Household income: $100,193
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 642.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -298.66%
• Current HPI: 238.8371
• Rent YoY: ▲ 2.59%
• 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

+0.0% since first listed

9 events — show timeline

• 2026-06-10 Listed $119,000 REALCOMP
• 2026-06-03 Listing Removed — MiRealSource-MiMLS
• 2026-06-03 Listing Removed — REALCOMP
• 2025-11-06 Listed $119,000 MiRealSource-MiMLS
• 2025-11-06 Listed $119,000 REALCOMP
• 2025-11-05 Listing Removed — REALCOMP
• 2025-11-05 Listing Removed — MiRealSource-MiMLS
• 2025-09-24 Listed $119,000 REALCOMP
• 2025-09-24 Listed $119,000 MiRealSource-MiMLS