4165 Highcrest Dr · Brighton, MI 48116

$383,900

3 bd · 1.0 ba · 1,478 sqft · SingleFamily public records · 46 Days on market

Built 1945 10,454 sqft lot $260/sqft · 53% below area

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perched on the shores of all sports Clifford Lake with 53 feet of private frontage, this somewhat remodeled 2025 retreat delivers a short distance to Brighton which is one of Livingston County's most charming downtowns. You're just a short drive to downtown, where boutique shops, chef driven restaurants, coffee houses, and small town charm create a vibrant destination. Inside, the home feels brand new with luxury vinyl plank flooring throughout the main level, new carpet upstairs, freshly painted ceilings, trim, and walls, and updated new ceiling fans. The galley style kitchen features new appliances and a clean look with white cabinets. Featuring 3 bedrooms, 1 full bath, and a laundry room with gas/electric hookup. New hot water heater, water softener and water filtration system. Main floor primary bedroom is conveniently situated next to the bathroom. Great room provides lake views and a door wall out to the deck. Investing more updates like new windows, doors, and landscaping will elevate this property into a standout lakefront gem - perfect as a long term investment, a weekend retreat, or a high demand rental. With the major interior updates already complete, the next owner can focus on high impact exterior enhancements that boost value, curb appeal, and rental desirability. This is a wonderful opportunity to get on the lake just in time for summer fun!

Key facts

• Lake views
• New hot water heater
• New appliances

Tags

• PRIVATE FRONTAGE
• GALLEY STYLE KITCHEN
• NEW APPLIANCES
• LAKE VIEWS
• DECK
• NEW HOT WATER HEATER

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Deck; Paved road access; Lakefront on Clifford Lake

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air conditioning
• Interior features: Gas water heater; Garbage disposal; Microwave; Water softener (owned); Has basement (crawl space); 7 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $384k.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $331k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (22.7% below list).
• Recommended offer: $297k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Hornung Elementary School (math 72% / reading 72%, grade A-, #51 of 1,397 statewide, top 5%, 545 students, 14% FRL); Scranton Middle School (math 56% / reading 71%, grade B+, #42 of 493 statewide, top 8%, 828 students, 16% FRL); Brighton High School (math 54% / reading 75%, grade B-, #46 of 713 statewide, top 7%, 1,961 students, 13% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• It's been on market 46 days — a 3% lower offer ($372k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 23y ago; this cycle's ask has dropped $21k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; list at $384k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $296,813 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $810,518
• List price: $383,900
• Delta: -52.64%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4410 Clifford Rd	0.42mi	3/1.5	1,452 (-2%)	21mo	$475,000	$327	58
5661 Crooked Lake Rd	1.49mi	3/1.5	1,426 (-4%)	3mo	$270,000	$189	55
4001 S Latson Rd	0.96mi	3/2.0	1,656 (+12%)	2mo	$475,000	$287	39

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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-81,401
• Equity at exit: $57,241

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-95,483
• Equity at exit: $33,193

Cash invested: $107,492 (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: 181
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,968 medium
• Mortgage (P&I): −$2,013
• Tax from tax record: −$474 /mo · $5,684/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-302

Break-even live

Break-even rent $3,350

Max offer price $330,552

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-193	+0% $-302	+5% $-411	+10% $-519
Rent	-10% $-536	-5% $-419	+0% $-302	+5% $-185	+10% $-68
Rate	-1.0pp $-109	-0.5pp $-204	base $-302	+0.5pp $-401	+1.0pp $-503

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: $95,975
• Closing costs: $11,517
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4071 Homestead Dr Howell, MI	2.0	1.0	1287	$3,200	$2.49	0d	1	0.31mi
4435 Clifford Rd Brighton, MI	3.0	2.0	1600	$2,300	$1.44	0d	1	0.48mi
2895 Spring Hill Dr Unit 2897 Howell, MI	3.0	1.0	960	$1,650	$1.72	12d	1	1.43mi

Listing history 50 events

1. 2026-06-21
   days on market $383,900 Active 46 DOM
2. 2026-06-18
   days on market $383,900 Active 43 DOM
3. 2026-06-17
   days on market $383,900 Active 42 DOM
4. 2026-06-16
   days on market $383,900 Active 41 DOM
5. 2026-06-15
   days on market $383,900 Active 40 DOM
6. 2026-06-13
   days on market $383,900 Active 38 DOM
7. 2026-06-13
   days on market $383,900 Active 37 DOM
8. 2026-06-09
   days on market $383,900 Active 34 DOM
9. 2026-06-08
   days on market $383,900 Active 33 DOM
10. 2026-06-07
    days on market $383,900 Active 32 DOM
11. 2026-06-04
    days on market $383,900 Active 29 DOM
12. 2026-06-03
    days on market $383,900 Active 28 DOM
13. 2026-06-02
    days on market $383,900 Active 27 DOM
14. 2026-06-01
    days on market $383,900 Active 26 DOM
15. 2026-05-31
    days on market $383,900 Active 25 DOM
16. 2026-05-06
    listed $405,000 Active 1395-char remark

    Show marketing remark (1379 chars)

    Perched on the shores of all sports Clifford Lake with 53 feet of private frontage, this somewhat remodeled 2025 retreat delivers a short distance to Brighton which is one of Livingston County's most charming downtowns. You're just a short drive to downtown, where boutique shops, chef driven restaurants, coffee houses, and small town charm create a vibrant destination. Inside, the home feels brand new with luxury vinyl plank flooring throughout the main level, new carpet upstairs, freshly painted ceilings, trim, and walls, and updated new ceiling fans. The galley style kitchen features new appliances and a clean look with white cabinets. Featuring 3 bedrooms, 1 full bath, and a laundry room with gas/electric hookup. New hot water heater, water softener and water filtration system. Main floor primary bedroom is conveniently situated next to the bathroom. Great room provides lake views and a door wall out to the deck. Investing more updates like new windows, doors, and landscaping will elevate this property into a standout lakefront gem - perfect as a long term investment, a weekend retreat, or a high demand rental. With the major interior updates already complete, the next owner can focus on high impact exterior enhancements that boost value, curb appeal, and rental desirability. This is a wonderful opportunity to get on the lake just in time for summer fun!

17. 2026-05-06
    listed $405,000 Active 1379-char remark

    Show marketing remark (1379 chars)

    Perched on the shores of all sports Clifford Lake with 53 feet of private frontage, this somewhat remodeled 2025 retreat delivers a short distance to Brighton which is one of Livingston County's most charming downtowns. You're just a short drive to downtown, where boutique shops, chef driven restaurants, coffee houses, and small town charm create a vibrant destination. Inside, the home feels brand new with luxury vinyl plank flooring throughout the main level, new carpet upstairs, freshly painted ceilings, trim, and walls, and updated new ceiling fans. The galley style kitchen features new appliances and a clean look with white cabinets. Featuring 3 bedrooms, 1 full bath, and a laundry room with gas/electric hookup. New hot water heater, water softener and water filtration system. Main floor primary bedroom is conveniently situated next to the bathroom. Great room provides lake views and a door wall out to the deck. Investing more updates like new windows, doors, and landscaping will elevate this property into a standout lakefront gem - perfect as a long term investment, a weekend retreat, or a high demand rental. With the major interior updates already complete, the next owner can focus on high impact exterior enhancements that boost value, curb appeal, and rental desirability. This is a wonderful opportunity to get on the lake just in time for summer fun!

18. 2014-12-31
    historical
19. 2014-11-03
    historical
20. 2014-07-11
    listed $179,000
21. 2014-07-11
    listed $179,000
22. 2014-07-10
    historical
23. 2014-07-10
    historical
24. 2014-05-20
    listed $219,000
25. 2014-05-20
    listed $219,000
26. 2014-05-20
    historical
27. 2014-05-19
    historical
28. 2014-04-25
    listed $227,900
29. 2014-04-25
    listed $227,900
30. 2011-08-30
    historical
31. 2011-08-30
    historical
32. 2011-08-19
    listed $152,000
33. 2011-08-19
    listed $152,000
34. 2010-10-08
    historical
35. 2010-10-08
    historical
36. 2010-09-01
    listed $169,900
37. 2010-09-01
    listed $169,900
38. 2007-11-02
    historical
39. 2007-08-25
    listed $199,900
40. 2007-08-25
    historical
41. 2007-06-27
    listed $219,900
42. 2006-11-13
    historical
43. 2006-11-13
    historical
44. 2006-11-13
    historical
45. 2006-08-11
    listed $229,000
46. 2006-08-11
    listed $229,000
47. 2006-08-11
    historical
48. 2006-05-12
    listed $234,900
49. 2006-05-12
    listed $234,900
50. 2004-04-14
    soldstatus $164,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $5,684 · $474/mo
• Projected year-2 tax: $5,798 · $483/mo
• Expected delta: +$114/yr (+$10/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,618
• − Mortgage interest: −$21,504
• − Property taxes: −$5,684
• − Insurance: −$1,920
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$11,168
• Taxable loss: −$10,357
• Est. tax savings @ 24.0%: +$2,486
• After-tax cash flow: $-1,138/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: 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

• 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

+92.0% since first listed

39 events — show timeline

• 2026-05-22 Price Changed $383,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $383,900 REALCOMP
• 2026-05-06 Listed $405,000 REALCOMP
• 2026-05-06 Listed $405,000 MiRealSource-MiMLS
• 2014-12-31 Listing Removed — MiRealSource-MiMLS
• 2014-11-03 Listing Removed — REALCOMP
• 2014-07-11 Listed $179,000 REALCOMP
• 2014-07-11 Listed $179,000 MiRealSource-MiMLS
• 2014-07-10 Listing Removed — MiRealSource-MiMLS
• 2014-07-10 Listing Removed — REALCOMP
• 2014-05-20 Listing Removed — MiRealSource-MiMLS
• 2014-05-20 Listed $219,000 MiRealSource-MiMLS
• 2014-05-20 Listed $219,000 REALCOMP
• 2014-05-19 Listing Removed — REALCOMP
• 2014-04-25 Listed $227,900 REALCOMP
• 2014-04-25 Listed $227,900 MiRealSource-MiMLS
• 2011-08-30 Listing Removed — REALCOMP
• 2011-08-30 Listing Removed — MiRealSource-MiMLS
• 2011-08-19 Listed $152,000 REALCOMP
• 2011-08-19 Listed $152,000 MiRealSource-MiMLS
• 2010-10-08 Listing Removed — MiRealSource-MiMLS
• 2010-10-08 Listing Removed — REALCOMP
• 2010-09-01 Listed $169,900 MiRealSource-MiMLS
• 2010-09-01 Listed $169,900 REALCOMP
• 2007-11-02 Listing Removed — REALCOMP
• 2007-08-25 Listing Removed — REALCOMP
• 2007-08-25 Listed $199,900 REALCOMP
• 2007-06-27 Listed $219,900 REALCOMP
• 2006-11-13 Listing Removed — MiRealSource-MiMLS
• 2006-11-13 Listing Removed — REALCOMP
• 2006-11-13 Listing Removed — MiRealSource-MiMLS
• 2006-08-11 Listing Removed — REALCOMP
• 2006-08-11 Listed $229,000 REALCOMP
• 2006-08-11 Listed $229,000 MiRealSource-MiMLS
• 2006-05-12 Listed $234,900 REALCOMP
• 2006-05-12 Listed $234,900 MiRealSource-MiMLS
• 2004-04-14 Sold (Public Records) $164,000 Public Records
• 2004-04-01 Sold (MLS) $164,000 REALCOMP
• 2003-10-05 Listed $199,900 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $5,684 · -2.7% YoY. Source: county tax records.