7 Brookfield · Swartz Creek, MI 48473

$69,900

3 bd · 2.0 ba · 1,904 sqft · Other · 56 Days on market

Built 1998 $37/sqft · 13% below area Est $80k · 13% under $745/mo HOA · 43% of rent ↓ 7% since listing

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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 +23.2/30.0
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +7.4/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in desirable Swartz Creek Estates. Step inside to a functional and inviting layout featuring a spacious living room with an adjacent family room, both filled with abundant natural light - perfect for everyday living and entertaining. At the heart of the home is a long, expansive kitchen that connects seamlessly from both ends of the home. All appliances stay, and with generous cabinet and counter space, this kitchen is ideal for preparing your favorite meals and gathering with loved ones. The primary bedroom offers a peaceful retreat with an en suite bathroom and two large walk-in closets, providing exceptional storage and comfort. On the opposite end of the home, you'll find two additional generously sized bedrooms and a full bathroom, creating privacy and flexibility for guests, family, or a home office. Additional features include an outdoor storage shed for extra space and a ramp leading to the front porch, making the home handicap accessible. Move-in ready and thoughtfully designed, this home offers comfort, convenience, and easy living - don't miss your opportunity to make it yours!

Key facts

• Adjacent family room
• Spacious living room
• Built 1998

Tags

• SPACIOUS LIVING ROOM
• ADJACENT FAMILY ROOM
• ABUNDANT NATURAL LIGHT
• LONG EXPANSIVE KITCHEN
• GENEROUS CABINET SPACE
• GENEROUS COUNTER SPACE

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $745

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built area above grade: 1,904 (finished)
• Exterior features: Porch; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Free-standing electric range; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: 7 total rooms; Dishwasher; Microwave; Free-standing electric range; Free-standing refrigerator; Gas water heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% in Swartz Creek — 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 66/100 on livability (#433 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Swartz Creek Community Schools (suburban): math 23% / reading 44% proficiency, ranked #298 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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. 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?
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: 2.45% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $79,907
• List price: $69,900
• Delta: -12.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-2,803
• Equity at exit: $10,422

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $9,878
• Equity at exit: $6,044

Cash invested: $19,572 (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 48473

• Active inventory: 166
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$745
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $126

Break-even live

Break-even rent $1,555

Max offer price $69,900

Occupancy floor 88%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Ashley Cir #134 Swartz Creek, MI	3.0	2.0	1344	$1,669	$1.24	13d	1	0.25mi

HOA detail

• Monthly dues: $745 · $8,940/yr

Listing history 23 events

1. 2026-06-18
   days on market $69,900 Active 56 DOM
2. 2026-06-17
   days on market $69,900 Active 55 DOM
3. 2026-06-16
   days on market $69,900 Active 54 DOM
4. 2026-06-15
   days on market $69,900 Active 53 DOM
5. 2026-06-14
   days on market $69,900 Active 51 DOM
6. 2026-06-13
   days on market $69,900 Active 50 DOM
7. 2026-06-10
   days on market $69,900 Active 48 DOM
8. 2026-06-09
   days on market $69,900 Active 47 DOM
9. 2026-06-08
   days on market $69,900 Active 46 DOM
10. 2026-06-07
    days on market $69,900 Active 45 DOM
11. 2026-06-05
    days on market $69,900 Active 42 DOM
12. 2026-06-02
    days on market $69,900 Active 40 DOM
13. 2026-06-01
    days on market $69,900 Active 39 DOM
14. 2026-05-31
    days on market $69,900 Active 38 DOM
15. 2026-05-30
    days on market $69,900 Active 37 DOM
16. 2026-05-13
    price $69,900 1186-char remark

    Show marketing remark (1186 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in desirable Swartz Creek Estates. Step inside to a functional and inviting layout featuring a spacious living room with an adjacent family room, both filled with abundant natural light - perfect for everyday living and entertaining. At the heart of the home is a long, expansive kitchen that connects seamlessly from both ends of the home. All appliances stay, and with generous cabinet and counter space, this kitchen is ideal for preparing your favorite meals and gathering with loved ones. The primary bedroom offers a peaceful retreat with an en suite bathroom and two large walk-in closets, providing exceptional storage and comfort. On the opposite end of the home, you'll find two additional generously sized bedrooms and a full bathroom, creating privacy and flexibility for guests, family, or a home office. Additional features include an outdoor storage shed for extra space and a ramp leading to the front porch, making the home handicap accessible. Move-in ready and thoughtfully designed, this home offers comfort, convenience, and easy living - don't miss your opportunity to make it yours!

17. 2026-05-13
    price $69,900 1206-char remark

    Show marketing remark (1186 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in desirable Swartz Creek Estates. Step inside to a functional and inviting layout featuring a spacious living room with an adjacent family room, both filled with abundant natural light - perfect for everyday living and entertaining. At the heart of the home is a long, expansive kitchen that connects seamlessly from both ends of the home. All appliances stay, and with generous cabinet and counter space, this kitchen is ideal for preparing your favorite meals and gathering with loved ones. The primary bedroom offers a peaceful retreat with an en suite bathroom and two large walk-in closets, providing exceptional storage and comfort. On the opposite end of the home, you'll find two additional generously sized bedrooms and a full bathroom, creating privacy and flexibility for guests, family, or a home office. Additional features include an outdoor storage shed for extra space and a ramp leading to the front porch, making the home handicap accessible. Move-in ready and thoughtfully designed, this home offers comfort, convenience, and easy living - don't miss your opportunity to make it yours!

18. 2026-04-22
    listed $74,900 Active 1186-char remark

    Show marketing remark (1186 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in desirable Swartz Creek Estates. Step inside to a functional and inviting layout featuring a spacious living room with an adjacent family room, both filled with abundant natural light - perfect for everyday living and entertaining. At the heart of the home is a long, expansive kitchen that connects seamlessly from both ends of the home. All appliances stay, and with generous cabinet and counter space, this kitchen is ideal for preparing your favorite meals and gathering with loved ones. The primary bedroom offers a peaceful retreat with an en suite bathroom and two large walk-in closets, providing exceptional storage and comfort. On the opposite end of the home, you'll find two additional generously sized bedrooms and a full bathroom, creating privacy and flexibility for guests, family, or a home office. Additional features include an outdoor storage shed for extra space and a ramp leading to the front porch, making the home handicap accessible. Move-in ready and thoughtfully designed, this home offers comfort, convenience, and easy living - don't miss your opportunity to make it yours!

19. 2026-04-22
    listed $74,900 Active 1206-char remark

    Show marketing remark (1186 chars)

    Welcome home to this well-maintained 3-bedroom, 2-bath manufactured home located in desirable Swartz Creek Estates. Step inside to a functional and inviting layout featuring a spacious living room with an adjacent family room, both filled with abundant natural light - perfect for everyday living and entertaining. At the heart of the home is a long, expansive kitchen that connects seamlessly from both ends of the home. All appliances stay, and with generous cabinet and counter space, this kitchen is ideal for preparing your favorite meals and gathering with loved ones. The primary bedroom offers a peaceful retreat with an en suite bathroom and two large walk-in closets, providing exceptional storage and comfort. On the opposite end of the home, you'll find two additional generously sized bedrooms and a full bathroom, creating privacy and flexibility for guests, family, or a home office. Additional features include an outdoor storage shed for extra space and a ramp leading to the front porch, making the home handicap accessible. Move-in ready and thoughtfully designed, this home offers comfort, convenience, and easy living - don't miss your opportunity to make it yours!

20. 2026-04-10
    historical
21. 2026-04-10
    historical
22. 2026-02-02
    listed $74,900 Active
23. 2026-02-02
    listed $74,900 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: $20,572
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$8,940
• − Depreciation: −$2,033
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $1,277/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: Swartz Creek Community Schools
• NCES district ID: 2633420
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $53,586
• Composite: 29.37/100
• National rank: #6530
• State rank: #298 of 540 in MI

Livability — Swartz Creek

• Score: 66/100
• State rank: #433
• US rank: #12045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swartz Creek, MI
• County: Genesee County · 221,329 people
• City population: 22,339
• Metro: Flint, MI
• Population (ZIP): 22,339
• Household income: $77,921
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 310.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.16%
• Current HPI: 208.5281
• Rent YoY: —
• Metro: Flint, 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

-6.7% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $69,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $69,900 REALCOMP
• 2026-04-22 Listed $74,900 REALCOMP
• 2026-04-22 Listed $74,900 MiRealSource-MiMLS
• 2026-04-10 Listing Removed — MiRealSource-MiMLS
• 2026-04-10 Listing Removed — REALCOMP
• 2026-02-02 Listed $74,900 REALCOMP
• 2026-02-02 Listed $74,900 MiRealSource-MiMLS

Property tax history

-2.1%/yr

Latest (2025): $18 · -0.5% YoY. Source: county tax records.