3710 Elm Ct. Ct · Brandon, MI 48348

$45,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured · 109 Days on market

Built 2003 4,356 sqft lot ↓ 17% since listing

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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 +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Sashabaw Meadows Manufactured Home Community, this spacious 3-bedroom, 2-full-bath manufactured home offers nearly 1,400 square feet with an open-concept layout perfect for everyday living and entertaining. The large kitchen features abundant cabinet space and a large pantry, and flows seamlessly into a separate dining room. The primary bedroom includes a private bath complete with a soaking tub, separate shower, and double sinks. A storage shed provides additional space for tools and outdoor equipment. All appliances are included, even the washer and dryer. Enjoy the outstanding community amenities including a baseball field, basketball courts, playground, picnic area, clubhouse, and fitness center. Lot rent is $895 per month and includes community amenities. There are no property taxes on the home, and pets are welcome. Buyers must be approved by the community after an accepted offer. Manufactured home financing is available. Contact the listing agent for lender information. BATAVI.

Key facts

• Separate dining room
• Private bath
• Large kitchen

Tags

• OPEN-CONCEPT LAYOUT
• LARGE KITCHEN
• ABUNDANT CABINET SPACE
• LARGE PANTRY
• SEPARATE DINING ROOM
• PRIVATE BATH

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Lot approximately 0.1 acre (50 x 100)
• HOA & community: Community clubhouse; Community fitness center; Pets allowed

Exterior

• Parking: Driveway; No garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof; Built above grade: 1,352 finished square feet
• Exterior features: Paved road; Shed(s); No pool

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Gas water heater; Disposal; Crawl space basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% 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: 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 18% of the median local income ($129k/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 $311 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.23% ✓
• Cap rate: 38.05%
• Cash-on-cash: 113.43%
• DSCR: 6.05
• GRM: 2.0

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: —
• Equity multiple: 6.44×
• Total profit: $68,593
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 13.50×
• Total profit: $157,523
• Equity at exit: $3,891

Cash invested: $12,600 (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 48348

• Active inventory: 147
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,191

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 32%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	1d	1	0.17mi
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	1d	1	0.19mi
4000 Brookside Rd Clarkston, MI	2.0	2.0	1672	$3,032	$1.81	1d	1	0.20mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	1d	1	0.27mi

Listing history 50 events

1. 2026-06-18
   days on market $45,000 Active 109 DOM
2. 2026-06-17
   days on market $45,000 Active 108 DOM
3. 2026-06-16
   days on market $45,000 Active 107 DOM
4. 2026-06-15
   days on market $45,000 Active 106 DOM
5. 2026-06-13
   days on market $45,000 Active 104 DOM
6. 2026-06-09
   days on market $45,000 Active 100 DOM
7. 2026-06-08
   days on market $45,000 Active 99 DOM
8. 2026-06-07
   days on market $45,000 Active 98 DOM
9. 2026-06-04
   days on market $45,000 Active 95 DOM
10. 2026-06-03
    days on market $45,000 Active 94 DOM
11. 2026-06-02
    days on market $45,000 Active 93 DOM
12. 2026-06-01
    days on market $45,000 Active 92 DOM
13. 2026-05-31
    days on market $45,000 Active 91 DOM
14. 2026-04-12
    price $45,000 1024-char remark

    Show marketing remark (1024 chars)

    Located in the desirable Sashabaw Meadows Manufactured Home Community, this spacious 3-bedroom, 2-full-bath manufactured home offers nearly 1,400 square feet with an open-concept layout perfect for everyday living and entertaining. The large kitchen features abundant cabinet space and a large pantry, and flows seamlessly into a separate dining room. The primary bedroom includes a private bath complete with a soaking tub, separate shower, and double sinks. A storage shed provides additional space for tools and outdoor equipment. All appliances are included, even the washer and dryer. Enjoy the outstanding community amenities including a baseball field, basketball courts, playground, picnic area, clubhouse, and fitness center. Lot rent is $895 per month and includes community amenities. There are no property taxes on the home, and pets are welcome. Buyers must be approved by the community after an accepted offer. Manufactured home financing is available. Contact the listing agent for lender information. BATAVI.

15. 2026-04-12
    price $45,000

    Show marketing remark (1024 chars)

    Located in the desirable Sashabaw Meadows Manufactured Home Community, this spacious 3-bedroom, 2-full-bath manufactured home offers nearly 1,400 square feet with an open-concept layout perfect for everyday living and entertaining. The large kitchen features abundant cabinet space and a large pantry, and flows seamlessly into a separate dining room. The primary bedroom includes a private bath complete with a soaking tub, separate shower, and double sinks. A storage shed provides additional space for tools and outdoor equipment. All appliances are included, even the washer and dryer. Enjoy the outstanding community amenities including a baseball field, basketball courts, playground, picnic area, clubhouse, and fitness center. Lot rent is $895 per month and includes community amenities. There are no property taxes on the home, and pets are welcome. Buyers must be approved by the community after an accepted offer. Manufactured home financing is available. Contact the listing agent for lender information. BATAVI.

16. 2026-03-02
    listed $47,500 Active
17. 2026-03-01
    listed $47,500 Active 1024-char remark

    Show marketing remark (1024 chars)

    Located in the desirable Sashabaw Meadows Manufactured Home Community, this spacious 3-bedroom, 2-full-bath manufactured home offers nearly 1,400 square feet with an open-concept layout perfect for everyday living and entertaining. The large kitchen features abundant cabinet space and a large pantry, and flows seamlessly into a separate dining room. The primary bedroom includes a private bath complete with a soaking tub, separate shower, and double sinks. A storage shed provides additional space for tools and outdoor equipment. All appliances are included, even the washer and dryer. Enjoy the outstanding community amenities including a baseball field, basketball courts, playground, picnic area, clubhouse, and fitness center. Lot rent is $895 per month and includes community amenities. There are no property taxes on the home, and pets are welcome. Buyers must be approved by the community after an accepted offer. Manufactured home financing is available. Contact the listing agent for lender information. BATAVI.

18. 2025-10-01
    historical
19. 2025-10-01
    historical
20. 2025-08-27
    price $42,000
21. 2025-08-27
    price $42,000
22. 2025-08-14
    price $44,500
23. 2025-08-13
    price $44,500
24. 2025-08-01
    price $46,000
25. 2025-08-01
    price $46,000
26. 2025-07-25
    price $46,250
27. 2025-07-25
    price $46,250
28. 2025-07-14
    price $46,500
29. 2025-07-14
    price $46,500
30. 2025-07-09
    price $47,000
31. 2025-07-08
    price $47,000
32. 2025-07-03
    price $48,500
33. 2025-07-03
    price $48,500
34. 2025-06-30
    price $49,500
35. 2025-06-29
    price $49,500
36. 2025-06-27
    listed $50,000 Active
37. 2025-06-27
    listed $50,000 Active
38. 2025-06-13
    historical
39. 2025-06-13
    historical
40. 2025-06-02
    price $53,000
41. 2025-06-02
    price $53,000
42. 2025-04-24
    price $57,000
43. 2025-04-24
    price $57,000
44. 2025-02-22
    price $60,000
45. 2025-02-21
    price $60,000
46. 2025-02-01
    listed $65,000 Active
47. 2025-01-31
    listed $60,000 Active
48. 2024-02-23
    soldstatus $38,000 Sold
49. 2024-02-23
    soldstatus $38,000
50. 2024-02-23
    soldstatus $38,000 Closed

ⓘ 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: $22,815
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − Depreciation: −$1,309
• Taxable income: $14,435
• Est. tax owed @ 24.0%: −$3,464
• After-tax cash flow: $10,828/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): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -275.65%
• Current HPI: 196.4302
• 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

-16.7% since first listed

44 events — show timeline

• 2026-04-12 Price Changed $45,000 MiRealSource-MiMLS
• 2026-04-12 Price Changed $45,000 REALCOMP
• 2026-03-02 Listed $47,500 REALCOMP
• 2026-03-01 Listed $47,500 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-08-27 Price Changed $42,000 MiRealSource-MiMLS
• 2025-08-27 Price Changed $42,000 REALCOMP
• 2025-08-14 Price Changed $44,500 MiRealSource-MiMLS
• 2025-08-13 Price Changed $44,500 REALCOMP
• 2025-08-01 Price Changed $46,000 MiRealSource-MiMLS
• 2025-08-01 Price Changed $46,000 REALCOMP
• 2025-07-25 Price Changed $46,250 MiRealSource-MiMLS
• 2025-07-25 Price Changed $46,250 REALCOMP
• 2025-07-14 Price Changed $46,500 MiRealSource-MiMLS
• 2025-07-14 Price Changed $46,500 REALCOMP
• 2025-07-09 Price Changed $47,000 MiRealSource-MiMLS
• 2025-07-08 Price Changed $47,000 REALCOMP
• 2025-07-03 Price Changed $48,500 MiRealSource-MiMLS
• 2025-07-03 Price Changed $48,500 REALCOMP
• 2025-06-30 Price Changed $49,500 MiRealSource-MiMLS
• 2025-06-29 Price Changed $49,500 REALCOMP
• 2025-06-27 Listed $50,000 MiRealSource-MiMLS
• 2025-06-27 Listed $50,000 REALCOMP
• 2025-06-13 Listing Removed — REALCOMP
• 2025-06-13 Listing Removed — MiRealSource-MiMLS
• 2025-06-02 Price Changed $53,000 MiRealSource-MiMLS
• 2025-06-02 Price Changed $53,000 REALCOMP
• 2025-04-24 Price Changed $57,000 MiRealSource-MiMLS
• 2025-04-24 Price Changed $57,000 REALCOMP
• 2025-02-22 Price Changed $60,000 MiRealSource-MiMLS
• 2025-02-21 Price Changed $60,000 REALCOMP
• 2025-02-01 Listed $65,000 REALCOMP
• 2025-01-31 Listed $60,000 MiRealSource-MiMLS
• 2024-02-23 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2024-02-23 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2024-02-23 Sold (MLS) $38,000 REALCOMP
• 2024-02-07 Pending — MiRealSource-MiMLS
• 2024-02-07 Pending — REALCOMP
• 2023-11-07 Price Changed $49,500 MiRealSource-MiMLS
• 2023-11-07 Price Changed $49,500 REALCOMP
• 2023-10-04 Listed $54,000 MiRealSource-MiMLS
• 2023-10-04 Listed $49,500 MiRealSource-MiMLS
• 2023-10-04 Listed $54,000 REALCOMP