2428 Fisher Rd · Howell, MI 48855

$359,900

3 bd · 3.0 ba · 1,080 sqft · SingleFamily public records · 41 Days on market

Built 2015 0.36 ac lot $333/sqft · 141% above area Est $402k · 10% under

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Why this score? — see what drove the F 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).

• ARV discount +12.2/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2428 Fisher Road in Howell, Michigan - where thoughtful updates and modern comfort come together. This beautifully updated 3-bedroom, 3-bath home offers a perfect blend of style, function, and everyday living. The fully renovated kitchen features top-of-the-line appliances, striking Dekton countertops, and custom cabinetry completed in 2024. Fresh paint throughout enhances the bright, clean feel, while the spacious layout is ideal for both entertaining and daily life. Smart home features elevate the experience, including a smart thermostat, color-changing outdoor lighting, and a primary bathroom fan with integrated lighting and built-in music. The home is also prepped for a generator, offering added convenience and peace of mind. Step outside to a private Trex and cedar deck - perfect for relaxing or hosting. Permanent roofline holiday lighting is already installed and easily controlled by a switch in the garage, adding year-round charm. For additional relaxation you can sit on the waters edge and fish in the large creek. Located just minutes from shopping, dining, and schools, this move-in-ready home combines comfort, convenience, and modern upgrades. Don't miss this opportunity.

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• Financial info: Annual property tax listed

Exterior

• Parking: Attached 2-car garage with direct access and garage door opener
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Porch; Exterior lighting; Creek on the property; Gravel road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Free-standing refrigerator; Microwave; Stainless steel appliances; Gas water heater
• Bedrooms: Total rooms: 7
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Entrance foyer; High-speed internet; Smart thermostat; Finished walk-out daylight basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-560 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (40.4% below list).
• Recommended offer: $215k (40.4% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.6% in Howell — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#107 in MI, #2,598 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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.
• Market conditions: 148 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 41 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago 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.
• Current owner paid $190k; list at $360k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $214,639 (40.4% 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 41 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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: 0.60% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 14.0

CMA / ARV

• ARV (median comp): $401,639
• List price: $359,900
• Delta: -10.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Henderson Rd	0.34mi	3/1.5	1,075 (-0%)	11mo	$300,000	$279	68
136 Meadow Ln	0.12mi	2/1.5 (-1)	1,080 (0%)	19mo	$238,000	$220	68
142 Henderson Rd	0.39mi	3/1.5	1,008 (-7%)	18mo	$300,000	$298	49

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: -27.9%
• Equity multiple: 0.07×
• Total profit: $-94,070
• Equity at exit: $53,662

10-year hold

• IRR: -26.7%
• Equity multiple: -0.27×
• Total profit: $-128,254
• Equity at exit: $31,118

Cash invested: $100,772 (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 48855

• Active inventory: 148
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-560

Break-even live

Break-even rent $2,855

Max offer price $261,047

Occupancy floor —

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Henderson Rd Howell, MI	3.0	2.5	1447	$2,125	$1.47	43d	1	0.34mi
1575 Mallard Pond Dr Howell, MI	1.0–3.0	1.0–3.0	1558	$2,225	$1.43	1d	1	1.17mi

Listing history 29 events

1. 2026-06-18
   days on market $359,900 Active 41 DOM
2. 2026-06-17
   days on market $359,900 Active 40 DOM
3. 2026-06-16
   days on market $359,900 Active 39 DOM
4. 2026-06-15
   days on market $359,900 Active 38 DOM
5. 2026-06-13
   days on market $359,900 Active 36 DOM
6. 2026-06-13
   days on market $359,900 Active 35 DOM
7. 2026-06-09
   days on market $359,900 Active 32 DOM
8. 2026-06-08
   days on market $359,900 Active 31 DOM
9. 2026-06-07
   days on market $359,900 Active 30 DOM
10. 2026-06-04
    days on market $359,900 Active 27 DOM
11. 2026-06-03
    days on market $359,900 Active 26 DOM
12. 2026-06-02
    pricedays on market $359,900 Active 25 DOM

    Show marketing remark (1210 chars)

    Welcome to 2428 Fisher Road in Howell, Michigan - where thoughtful updates and modern comfort come together. This beautifully updated 3-bedroom, 3-bath home offers a perfect blend of style, function, and everyday living. The fully renovated kitchen features top-of-the-line appliances, striking Dekton countertops, and custom cabinetry completed in 2024. Fresh paint throughout enhances the bright, clean feel, while the spacious layout is ideal for both entertaining and daily life. Smart home features elevate the experience, including a smart thermostat, color-changing outdoor lighting, and a primary bathroom fan with integrated lighting and built-in music. The home is also prepped for a generator, offering added convenience and peace of mind. Step outside to a private Trex and cedar deck - perfect for relaxing or hosting. Permanent roofline holiday lighting is already installed and easily controlled by a switch in the garage, adding year-round charm. For additional relaxation you can sit on the waters edge and fish in the large creek. Located just minutes from shopping, dining, and schools, this move-in-ready home combines comfort, convenience, and modern upgrades. Don't miss this opportunity.

13. 2026-06-01
    days on market $365,000 Active 24 DOM
14. 2026-05-31
    days on market $365,000 Active 23 DOM
15. 2026-05-09
    listed $370,000 Active 1124-char remark

    Show marketing remark (1210 chars)

    Welcome to 2428 Fisher Road in Howell, Michigan - where thoughtful updates and modern comfort come together. This beautifully updated 3-bedroom, 3-bath home offers a perfect blend of style, function, and everyday living. The fully renovated kitchen features top-of-the-line appliances, striking Dekton countertops, and custom cabinetry completed in 2024. Fresh paint throughout enhances the bright, clean feel, while the spacious layout is ideal for both entertaining and daily life. Smart home features elevate the experience, including a smart thermostat, color-changing outdoor lighting, and a primary bathroom fan with integrated lighting and built-in music. The home is also prepped for a generator, offering added convenience and peace of mind. Step outside to a private Trex and cedar deck - perfect for relaxing or hosting. Permanent roofline holiday lighting is already installed and easily controlled by a switch in the garage, adding year-round charm. For additional relaxation you can sit on the waters edge and fish in the large creek. Located just minutes from shopping, dining, and schools, this move-in-ready home combines comfort, convenience, and modern upgrades. Don't miss this opportunity.

16. 2026-05-09
    listed $370,000 Active 1138-char remark

    Show marketing remark (1210 chars)

    Welcome to 2428 Fisher Road in Howell, Michigan - where thoughtful updates and modern comfort come together. This beautifully updated 3-bedroom, 3-bath home offers a perfect blend of style, function, and everyday living. The fully renovated kitchen features top-of-the-line appliances, striking Dekton countertops, and custom cabinetry completed in 2024. Fresh paint throughout enhances the bright, clean feel, while the spacious layout is ideal for both entertaining and daily life. Smart home features elevate the experience, including a smart thermostat, color-changing outdoor lighting, and a primary bathroom fan with integrated lighting and built-in music. The home is also prepped for a generator, offering added convenience and peace of mind. Step outside to a private Trex and cedar deck - perfect for relaxing or hosting. Permanent roofline holiday lighting is already installed and easily controlled by a switch in the garage, adding year-round charm. For additional relaxation you can sit on the waters edge and fish in the large creek. Located just minutes from shopping, dining, and schools, this move-in-ready home combines comfort, convenience, and modern upgrades. Don't miss this opportunity.

17. 2026-05-05
    historical $370,000 1124-char remark

    Show marketing remark (1210 chars)

    Welcome to 2428 Fisher Road in Howell, Michigan - where thoughtful updates and modern comfort come together. This beautifully updated 3-bedroom, 3-bath home offers a perfect blend of style, function, and everyday living. The fully renovated kitchen features top-of-the-line appliances, striking Dekton countertops, and custom cabinetry completed in 2024. Fresh paint throughout enhances the bright, clean feel, while the spacious layout is ideal for both entertaining and daily life. Smart home features elevate the experience, including a smart thermostat, color-changing outdoor lighting, and a primary bathroom fan with integrated lighting and built-in music. The home is also prepped for a generator, offering added convenience and peace of mind. Step outside to a private Trex and cedar deck - perfect for relaxing or hosting. Permanent roofline holiday lighting is already installed and easily controlled by a switch in the garage, adding year-round charm. For additional relaxation you can sit on the waters edge and fish in the large creek. Located just minutes from shopping, dining, and schools, this move-in-ready home combines comfort, convenience, and modern upgrades. Don't miss this opportunity.

18. 2026-04-28
    historical
19. 2026-04-28
    historical
20. 2026-04-17
    listed $360,000 Active
21. 2026-04-17
    listed $360,000 Active
22. 2026-04-16
    historical
23. 2017-06-15
    soldstatus $190,000
24. 2017-06-02
    soldstatus $190,000 Sold
25. 2017-06-02
    soldstatus $190,000 Closed
26. 2017-05-26
    status Pending
27. 2017-05-26
    status Pending
28. 2017-05-24
    listed $199,900 Active
29. 2017-05-24
    listed $199,900 Active

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $4,079 · $340/mo
• Expected delta: +$1,464/yr (+$122/mo · 56.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,757
• − Mortgage interest: −$20,160
• − Property taxes: −$2,615
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$10,470
• Taxable loss: −$13,409
• Est. tax savings @ 24.0%: +$3,218
• After-tax cash flow: $-3,497/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: 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 — Howell

• Score: 78/100
• State rank: #107
• US rank: #2598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 48,014
• Population (ZIP): 16,625

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 3%
• Common ancestry: Romanian 13% Italian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -263.08%
• Current HPI: 215.0884
• Rent YoY: —
• Metro: —
• 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

+80.0% since first listed

19 events — show timeline

• 2026-06-02 Price Changed $359,900 MiRealSource-MiMLS
• 2026-06-02 Price Changed $359,900 REALCOMP
• 2026-05-24 Price Changed $365,000 MiRealSource-MiMLS
• 2026-05-23 Price Changed $365,000 REALCOMP
• 2026-05-09 Listed $370,000 MiRealSource-MiMLS
• 2026-05-09 Listed $370,000 REALCOMP
• 2026-05-05 Coming Soon $370,000 MiRealSource-MiMLS
• 2026-04-28 Listing Removed — MiRealSource-MiMLS
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-17 Listed $360,000 MiRealSource-MiMLS
• 2026-04-17 Listed $360,000 REALCOMP
• 2026-04-16 Coming Soon — MiRealSource-MiMLS
• 2017-06-15 Sold (Public Records) $190,000 Public Records
• 2017-06-02 Sold (MLS) $190,000 MiRealSource-MiMLS
• 2017-06-02 Sold (MLS) $190,000 REALCOMP
• 2017-05-26 Pending — MiRealSource-MiMLS
• 2017-05-26 Pending — REALCOMP
• 2017-05-24 Listed $199,900 MiRealSource-MiMLS
• 2017-05-24 Listed $199,900 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $2,615 · -11.2% YoY. Source: county tax records.