5551 Woodruff Shore Dr · Brighton, MI 48116

$310,000

2 bd · 2.5 ba · 1,438 sqft · Condo public records · 22 Days on market

Built 2002 $345/mo HOA · 13% of rent

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU'LL LOVE THE CONVENIENCE AND QUIET OF THIS COMMUNITY. PRIVATE LAKE AND PARK AREA. CLOSE TO BRIGHTON AND EXPRESSWAYS. END UNIT, FRESHLY PAINTED, NEW CARPET. KITCHEN IS OPEN TO FAMILY ROOM WITH PLENTY OF SPACE FOR A DINING ROOM. WOODS OFF THE DECK OFFERS PRIVACY. 2 BEDROOMS AND BATH UPSTAIRS. PRIMARY BATHROOM COMPLETELY REDONE W NEW JETTED TUB, SHOWER AND VANITY. BASEMENT HAS AN EGRESS WINDOW AND IS PLUMBED FOR A FULL BATH. 1 CAR GARAGE WITH UNIT. 2 ADDITIONAL GARAGES AVAILABLE FOR $25,000 EACH. (5550 & 5554 WOODRUFF SHR, ACROSS FROM UNIT)

Key facts

• $345 HOA
• Garage
• Built 2002

Property features AI

Finance

• Other: Pet policy allows cats and dogs with breed, number, and size restrictions
• HOA & community: Monthly association fee of $280; Association covers lawn maintenance, snow removal, trash removal, and exterior maintenance

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Natural gas service
• Home design: Condominium, 2-story; Built in 2002; Private entry
• Construction: Brick and vinyl siding exterior; Basement foundation
• Exterior features: Exterior balcony; Porch; Paved street access

Interior

• Kitchen: Kitchen (Entry level) — 8 x 11, ceramic flooring; Appliances: Dishwasher, Disposal, Range/Oven, Refrigerator
• Bedrooms: Bedroom 1 (Second level) — 13 x 14, carpet; Bedroom 2 (Second level) — 11 x 14, carpet
• Flooring: Carpet in living areas and dining room; Ceramic tile in kitchen, bathrooms, and laundry
• Bathrooms: Two full bathrooms; total of three baths/lavatories; Bathroom 1 (Second level) — 8 x 5, ceramic flooring (lavatory 6 x 5 at entry level); Bathroom 2 (Second level) — 9 x 8, ceramic flooring
• Heating & cooling: Forced air heating (natural gas); Central A/C
• Interior features: Living room fireplace; Unfinished basement
• Laundry & utility: Laundry room (Entry level) — 5 x 7, ceramic flooring; Washer and Dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (11.2% below list).
• Recommended offer: $275k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% 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.
• Market conditions: 178 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $9k 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 22 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $275,143 (11.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 9.4

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-59,726
• Equity at exit: $46,222

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-63,806
• Equity at exit: $26,803

Cash invested: $86,800 (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: 178
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,751 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$129
• HOA: −$345
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-151

Break-even live

Break-even rent $2,943

Max offer price $283,243

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11399 Izik's Way Brighton, MI	3.0	2.5	1726	$3,018	$1.75	2d	1	0.27mi
12640 Grand River Ave Unit 11A Brighton, MI	2.0	1.0	900	$900	$1.00	22d	1	1.39mi

HOA detail condo

• Monthly dues: $345 · $4,140/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $310,000 Active 22 DOM
2. 2026-06-17
   days on market $310,000 Active 21 DOM
3. 2026-06-16
   days on market $310,000 Active 20 DOM
4. 2026-06-15
   days on market $310,000 Active 19 DOM
5. 2026-06-13
   days on market $310,000 Active 17 DOM
6. 2026-06-13
   days on market $310,000 Active 16 DOM
7. 2026-06-09
   days on market $310,000 Active 13 DOM
8. 2026-06-08
   days on market $310,000 Active 12 DOM
9. 2026-06-07
   days on market $310,000 Active 11 DOM
10. 2026-06-04
    days on market $310,000 Active 8 DOM
11. 2026-06-03
    days on market $310,000 Active 7 DOM
12. 2026-06-02
    days on market $310,000 Active 6 DOM
13. 2026-06-01
    days on market $310,000 Active 5 DOM
14. 2026-05-31
    days on market $310,000 Active 4 DOM
15. 2026-05-26
    historical $310,000
16. 2023-06-29
    soldstatus $273,000
17. 2023-05-31
    soldstatus $273,000 Sold 552-char remark

    Show marketing remark (552 chars)

    YOU'LL LOVE THE CONVENIENCE AND QUIET OF THIS COMMUNITY. PRIVATE LAKE AND PARK AREA. CLOSE TO BRIGHTON AND EXPRESSWAYS. END UNIT, FRESHLY PAINTED, NEW CARPET. KITCHEN IS OPEN TO FAMILY ROOM WITH PLENTY OF SPACE FOR A DINING ROOM. WOODS OFF THE DECK OFFERS PRIVACY. 2 BEDROOMS AND BATH UPSTAIRS. PRIMARY BATHROOM COMPLETELY REDONE W NEW JETTED TUB, SHOWER AND VANITY. BASEMENT HAS AN EGRESS WINDOW AND IS PLUMBED FOR A FULL BATH. 1 CAR GARAGE WITH UNIT. 2 ADDITIONAL GARAGES AVAILABLE FOR $25,000 EACH. (5550 & 5554 WOODRUFF SHR, ACROSS FROM UNIT)

18. 2023-05-31
    soldstatus $273,000 Closed

    Show marketing remark (552 chars)

    YOU'LL LOVE THE CONVENIENCE AND QUIET OF THIS COMMUNITY. PRIVATE LAKE AND PARK AREA. CLOSE TO BRIGHTON AND EXPRESSWAYS. END UNIT, FRESHLY PAINTED, NEW CARPET. KITCHEN IS OPEN TO FAMILY ROOM WITH PLENTY OF SPACE FOR A DINING ROOM. WOODS OFF THE DECK OFFERS PRIVACY. 2 BEDROOMS AND BATH UPSTAIRS. PRIMARY BATHROOM COMPLETELY REDONE W NEW JETTED TUB, SHOWER AND VANITY. BASEMENT HAS AN EGRESS WINDOW AND IS PLUMBED FOR A FULL BATH. 1 CAR GARAGE WITH UNIT. 2 ADDITIONAL GARAGES AVAILABLE FOR $25,000 EACH. (5550 & 5554 WOODRUFF SHR, ACROSS FROM UNIT)

19. 2023-04-26
    status Pending

    Show marketing remark (552 chars)

    YOU'LL LOVE THE CONVENIENCE AND QUIET OF THIS COMMUNITY. PRIVATE LAKE AND PARK AREA. CLOSE TO BRIGHTON AND EXPRESSWAYS. END UNIT, FRESHLY PAINTED, NEW CARPET. KITCHEN IS OPEN TO FAMILY ROOM WITH PLENTY OF SPACE FOR A DINING ROOM. WOODS OFF THE DECK OFFERS PRIVACY. 2 BEDROOMS AND BATH UPSTAIRS. PRIMARY BATHROOM COMPLETELY REDONE W NEW JETTED TUB, SHOWER AND VANITY. BASEMENT HAS AN EGRESS WINDOW AND IS PLUMBED FOR A FULL BATH. 1 CAR GARAGE WITH UNIT. 2 ADDITIONAL GARAGES AVAILABLE FOR $25,000 EACH. (5550 & 5554 WOODRUFF SHR, ACROSS FROM UNIT)

20. 2023-04-26
    status Pending 552-char remark

    Show marketing remark (552 chars)

    YOU'LL LOVE THE CONVENIENCE AND QUIET OF THIS COMMUNITY. PRIVATE LAKE AND PARK AREA. CLOSE TO BRIGHTON AND EXPRESSWAYS. END UNIT, FRESHLY PAINTED, NEW CARPET. KITCHEN IS OPEN TO FAMILY ROOM WITH PLENTY OF SPACE FOR A DINING ROOM. WOODS OFF THE DECK OFFERS PRIVACY. 2 BEDROOMS AND BATH UPSTAIRS. PRIMARY BATHROOM COMPLETELY REDONE W NEW JETTED TUB, SHOWER AND VANITY. BASEMENT HAS AN EGRESS WINDOW AND IS PLUMBED FOR A FULL BATH. 1 CAR GARAGE WITH UNIT. 2 ADDITIONAL GARAGES AVAILABLE FOR $25,000 EACH. (5550 & 5554 WOODRUFF SHR, ACROSS FROM UNIT)

21. 2023-04-16
    listed $270,000 Active 552-char remark

    Show marketing remark (552 chars)

    YOU'LL LOVE THE CONVENIENCE AND QUIET OF THIS COMMUNITY. PRIVATE LAKE AND PARK AREA. CLOSE TO BRIGHTON AND EXPRESSWAYS. END UNIT, FRESHLY PAINTED, NEW CARPET. KITCHEN IS OPEN TO FAMILY ROOM WITH PLENTY OF SPACE FOR A DINING ROOM. WOODS OFF THE DECK OFFERS PRIVACY. 2 BEDROOMS AND BATH UPSTAIRS. PRIMARY BATHROOM COMPLETELY REDONE W NEW JETTED TUB, SHOWER AND VANITY. BASEMENT HAS AN EGRESS WINDOW AND IS PLUMBED FOR A FULL BATH. 1 CAR GARAGE WITH UNIT. 2 ADDITIONAL GARAGES AVAILABLE FOR $25,000 EACH. (5550 & 5554 WOODRUFF SHR, ACROSS FROM UNIT)

22. 2023-04-16
    listed $270,000 Active

    Show marketing remark (552 chars)

    YOU'LL LOVE THE CONVENIENCE AND QUIET OF THIS COMMUNITY. PRIVATE LAKE AND PARK AREA. CLOSE TO BRIGHTON AND EXPRESSWAYS. END UNIT, FRESHLY PAINTED, NEW CARPET. KITCHEN IS OPEN TO FAMILY ROOM WITH PLENTY OF SPACE FOR A DINING ROOM. WOODS OFF THE DECK OFFERS PRIVACY. 2 BEDROOMS AND BATH UPSTAIRS. PRIMARY BATHROOM COMPLETELY REDONE W NEW JETTED TUB, SHOWER AND VANITY. BASEMENT HAS AN EGRESS WINDOW AND IS PLUMBED FOR A FULL BATH. 1 CAR GARAGE WITH UNIT. 2 ADDITIONAL GARAGES AVAILABLE FOR $25,000 EACH. (5550 & 5554 WOODRUFF SHR, ACROSS FROM UNIT)

23. 2016-09-16
    soldstatus $6,340

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $3,739 · $312/mo
• Expected delta: +$1,035/yr (+$86/mo · 38.3%)

ⓘ 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: $33,017
• − Mortgage interest: −$17,365
• − Property taxes: −$2,703
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − HOA: −$4,140
• − Depreciation: −$9,018
• Taxable loss: −$7,042
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-128/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

+4789.6% since first listed

9 events — show timeline

• 2026-05-26 Coming Soon $310,000 MiRealSource-MiMLS
• 2023-06-29 Sold (Public Records) $273,000 Public Records
• 2023-05-31 Sold (MLS) $273,000 MiRealSource-MiMLS
• 2023-05-31 Sold (MLS) $273,000 REALCOMP
• 2023-04-26 Pending — MiRealSource-MiMLS
• 2023-04-26 Pending — REALCOMP
• 2023-04-16 Listed $270,000 MiRealSource-MiMLS
• 2023-04-16 Listed $270,000 REALCOMP
• 2016-09-16 Sold (Public Records) $6,340 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,703 · -7.9% YoY. Source: county tax records.