672 Red Oaks Dr · Brighton, MI 48843

$229,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 7 Days on market

Built 2000 0.33 ac lot Est $290k · 21% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and ideally located in Genoa Township, this 3-bedroom, 2-bath home offers comfort, convenience, and a great everyday lifestyle. Enjoy the benefit of low township taxes while being located within the desirable Hartland School District and just a short walk to Lake Chemung. Inside, the home is clean, functional, and ready for its next owner, with a layout that works well for everyday living. The two-car garage adds excellent utility, featuring dual garage doors for convenient drive-through access - perfect for trailers, toys, projects, or easy backyard access. With its strong location, practical features, and move-in-ready condition, this home is a great opportunity in a highly convenient area close to lakes, shopping, dining, and major commuting routes.

Key facts

• Backyard access
• Drive-through access
• Two-car garage

Tags

• HARTLAND SCHOOL DISTRICT
• TWO-CAR GARAGE
• DRIVE-THROUGH ACCESS
• BACKYARD ACCESS

Property features AI

Exterior

• Parking: Detached 2-car garage with drive-through access
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Crawl space foundation; Home warranty included
• Exterior features: Asphalt roof; Paved road access; Lot dimensions approximately 70 x 103 x 169 x 177 (0.33 acre)

Interior

• Kitchen: Dishwasher; Free‑standing gas range; Free‑standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Crawl space basement; Deck
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/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 $230k (0.1% below list).
• Recommended offer: $230k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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.
• Hartland Consolidated Schools (suburban): math 52% / reading 62% proficiency, ranked #41 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 340 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $110k; list at $230k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $229,558 (0.1% 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: 1.00% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $289,536
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1060 Apple Blossom Dr	0.30mi	3/2.0	1,200 (-4%)	10mo	$195,000	$163	71
693 N Red Oaks Dr	0.05mi	3/2.0	1,344 (+8%)	18mo	$170,000	$126	70
5806 Commanche Ln	0.22mi	3/2.0	1,392 (+12%)	10mo	$165,000	$119	62
515 Cheyenne Trl	0.24mi	3/2.0	1,312 (+5%)	24mo	$165,000	$126	61
584 Black Oaks Trl	0.52mi	3/2.0	1,356 (+9%)	6mo	$530,000	$391	56
401 Cherokee Bnd	0.39mi	3/2.0	1,144 (-8%)	14mo	$284,500	$249	56
1197 Chemung Dr	0.48mi	3/2.0	1,300 (+4%)	20mo	$331,500	$255	54
5410 Ridgemont St	0.67mi	3/1.0	1,227 (-2%)	12mo	$285,000	$232	52
5332 Wildwood Dr	0.58mi	4/1.0 (+1)	1,200 (-4%)	11mo	$333,000	$278	48
1339 Elmhurst Dr	0.51mi	2/1.5 (-1)	1,431 (+15%)	7mo	$287,000	$201	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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-14,624
• Equity at exit: $34,279

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $16,278
• Equity at exit: $19,878

Cash invested: $64,372 (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 48843

• Active inventory: 340
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$156 /mo · $1,873/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $356

Break-even live

Break-even rent $1,845

Max offer price $229,900

Occupancy floor 79%

Sensitivity live

Price	-10% $486	-5% $421	+0% $356	+5% $291	+10% $226
Rent	-10% $175	-5% $265	+0% $356	+5% $447	+10% $537
Rate	-1.0pp $472	-0.5pp $415	base $356	+0.5pp $296	+1.0pp $236

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Arundell Ave Howell, MI	2.0–3.0	2.0	1317	$2,350	$1.78	0d	7	1.19mi

Listing history 10 events

1. 2026-06-02
   statusdays on market $229,900 Pending 7 DOM
2. 2026-06-01
   days on market $229,900 Active 6 DOM
3. 2026-05-31
   days on market $229,900 Active 5 DOM
4. 2026-05-26
   listed $229,900 Active

   Show marketing remark (778 chars)

   Move-in ready and ideally located in Genoa Township, this 3-bedroom, 2-bath home offers comfort, convenience, and a great everyday lifestyle. Enjoy the benefit of low township taxes while being located within the desirable Hartland School District and just a short walk to Lake Chemung. Inside, the home is clean, functional, and ready for its next owner, with a layout that works well for everyday living. The two-car garage adds excellent utility, featuring dual garage doors for convenient drive-through access - perfect for trailers, toys, projects, or easy backyard access. With its strong location, practical features, and move-in-ready condition, this home is a great opportunity in a highly convenient area close to lakes, shopping, dining, and major commuting routes.

5. 2026-05-26
   listed $229,900 Active 778-char remark

   Show marketing remark (778 chars)

   Move-in ready and ideally located in Genoa Township, this 3-bedroom, 2-bath home offers comfort, convenience, and a great everyday lifestyle. Enjoy the benefit of low township taxes while being located within the desirable Hartland School District and just a short walk to Lake Chemung. Inside, the home is clean, functional, and ready for its next owner, with a layout that works well for everyday living. The two-car garage adds excellent utility, featuring dual garage doors for convenient drive-through access - perfect for trailers, toys, projects, or easy backyard access. With its strong location, practical features, and move-in-ready condition, this home is a great opportunity in a highly convenient area close to lakes, shopping, dining, and major commuting routes.

6. 2015-01-31
   historical
7. 2014-10-29
   listed $1,250
8. 2008-07-11
   soldstatus $110,000
9. 2008-07-03
   soldstatus $110,000
10. 2007-06-26
    listed $130,000

ⓘ 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: $1,873 · $156/mo
• Projected year-2 tax: $2,707 · $226/mo
• Expected delta: +$834/yr (+$69/mo · 44.5%)

ⓘ 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 ≥95°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: $27,547
• − Mortgage interest: −$12,878
• − Property taxes: −$1,873
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$6,688
• Taxable income: $551
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $4,140/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: Hartland Consolidated Schools
• NCES district ID: 2617910
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $85,269
• Composite: 51.93/100
• National rank: #1647
• State rank: #41 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): 48,014
• Household income: $94,577
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 644.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Italian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -326.17%
• Current HPI: 180.5058
• 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

+76.8% since first listed

7 events — show timeline

• 2026-05-26 Listed $229,900 REALCOMP
• 2026-05-26 Listed $229,900 MiRealSource-MiMLS
• 2015-01-31 Listing Removed — MiRealSource-MiMLS
• 2014-10-29 Listed $1,250 MiRealSource-MiMLS
• 2008-07-11 Sold (MLS) $110,000 REALCOMP
• 2008-07-03 Sold (Public Records) $110,000 Public Records
• 2007-06-26 Listed $130,000 REALCOMP

Property tax history

-2.0%/yr

Latest (2025): $1,873 · -3.8% YoY. Source: county tax records.