217 N 5th St · Brighton, MI 48116

$335,000

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 33 Days on market

Built 1950 8,712 sqft lot Est $364k · 8% under

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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).

• ARV discount +11.0/15.0
• Cash flow +10.6/30.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-bedroom, 2-bath home in a convenient Brighton location offering approximately 1823 square feet of comfortable living space. Built in 1949 This well-designed home features a bright and inviting living area, a functional kitchen with plenty of cabinetry, and flexible bedroom space ideal for family, guests, or working from home. Two full baths provide added convenience, while the outdoor space offers room to relax, play, or entertain. Located just minutes from downtown Brighton, where you can walk easily to shopping, dining, parks, and other amenities. This property combines everyday convenience with great potential. Whether you're a first-time buyer, investor, or simply looking for more space in a desirable area, this home is one you won't want to miss. Schedule your private showing today!

Key facts

• Functional kitchen
• Brighton location
• Outdoor space

Tags

• BRIGHTON LOCATION
• FUNCTIONAL KITCHEN
• OUTDOOR SPACE
• MINUTES FROM DOWNTOWN

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation; Asphalt roof; Built on lot approx. 0.2 acres (96 x 157)
• Exterior features: Front and back yard fencing; Fenced yard; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement; Gas water heater; Washer
• Laundry & utility: Washer (in-home)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (25.7% below list).
• Recommended offer: $249k (25.7% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 33 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $129k; list at $335k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $249,014 (25.7% 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 33 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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 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: 0.74% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $363,500
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4860 Dillon St	0.22mi	3/2.0	1,443 (-1%)	19mo	$390,000	$270	69
315 S 1st St	0.38mi	2/2.0 (-1)	1,471 (+1%)	8mo	$370,000	$252	65
304 S 3rd St	0.27mi	3/2.0	1,598 (+10%)	10mo	$400,200	$250	58
838 Devonshire Blvd	0.73mi	3/1.5	1,430 (-2%)	19mo	$355,000	$248	46
725 S 3rd St	0.57mi	3/2.0	1,512 (+4%)	22mo	$265,000	$175	45
1025 Michigan St	0.31mi	2/2.0 (-1)	1,290 (-11%)	18mo	$239,000	$185	42
215 S East St	0.65mi	3/2.0	1,528 (+5%)	22mo	$375,000	$245	39
728 S 3rd St	0.57mi	3/2.0	1,281 (-12%)	16mo	$380,000	$297	37

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-64,801
• Equity at exit: $49,950

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-70,179
• Equity at exit: $28,965

Cash invested: $93,800 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,490 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$235 /mo · $2,817/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-164

Break-even live

Break-even rent $2,698

Max offer price $306,040

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 N 2nd St Brighton, MI	2.0	2.0	1139	$2,300	$2.02	43d	1	0.17mi
512 N 2nd St Brighton, MI	2.0	1.0	929	$2,000	$2.15	2d	1	0.28mi
611 Flint Rd Apt 6 Brighton, MI	2.0	1.0	1000	$1,295	$1.29	24d	1	0.48mi
617 Flint Rd Apt 6 Brighton, MI	2.0	1.0	1000	$1,295	$1.29	43d	1	0.49mi
623 Flint Rd Apt 4 Brighton, MI	2.0	1.0	1000	$1,295	$1.29	4d	1	0.52mi
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$3,335	$3.21	1d	1	0.63mi
4229 Deeside Dr Brighton, MI	2.0–3.0	2.0	1632	$2,669	$1.64	1d	1	0.96mi

Listing history 15 events

1. 2026-04-29
   status Pending 809-char remark

   Show marketing remark (809 chars)

   Charming 4-bedroom, 2-bath home in a convenient Brighton location offering approximately 1823 square feet of comfortable living space. Built in 1949 This well-designed home features a bright and inviting living area, a functional kitchen with plenty of cabinetry, and flexible bedroom space ideal for family, guests, or working from home. Two full baths provide added convenience, while the outdoor space offers room to relax, play, or entertain. Located just minutes from downtown Brighton, where you can walk easily to shopping, dining, parks, and other amenities. This property combines everyday convenience with great potential. Whether you're a first-time buyer, investor, or simply looking for more space in a desirable area, this home is one you won't want to miss. Schedule your private showing today!

2. 2026-04-29
   status Pending

   Show marketing remark (809 chars)

   Charming 4-bedroom, 2-bath home in a convenient Brighton location offering approximately 1823 square feet of comfortable living space. Built in 1949 This well-designed home features a bright and inviting living area, a functional kitchen with plenty of cabinetry, and flexible bedroom space ideal for family, guests, or working from home. Two full baths provide added convenience, while the outdoor space offers room to relax, play, or entertain. Located just minutes from downtown Brighton, where you can walk easily to shopping, dining, parks, and other amenities. This property combines everyday convenience with great potential. Whether you're a first-time buyer, investor, or simply looking for more space in a desirable area, this home is one you won't want to miss. Schedule your private showing today!

3. 2026-03-31
   historical Accepting Backup Offers 809-char remark

   Show marketing remark (809 chars)

   Charming 4-bedroom, 2-bath home in a convenient Brighton location offering approximately 1823 square feet of comfortable living space. Built in 1949 This well-designed home features a bright and inviting living area, a functional kitchen with plenty of cabinetry, and flexible bedroom space ideal for family, guests, or working from home. Two full baths provide added convenience, while the outdoor space offers room to relax, play, or entertain. Located just minutes from downtown Brighton, where you can walk easily to shopping, dining, parks, and other amenities. This property combines everyday convenience with great potential. Whether you're a first-time buyer, investor, or simply looking for more space in a desirable area, this home is one you won't want to miss. Schedule your private showing today!

4. 2026-03-31
   historical Active Under Contract

   Show marketing remark (809 chars)

   Charming 4-bedroom, 2-bath home in a convenient Brighton location offering approximately 1823 square feet of comfortable living space. Built in 1949 This well-designed home features a bright and inviting living area, a functional kitchen with plenty of cabinetry, and flexible bedroom space ideal for family, guests, or working from home. Two full baths provide added convenience, while the outdoor space offers room to relax, play, or entertain. Located just minutes from downtown Brighton, where you can walk easily to shopping, dining, parks, and other amenities. This property combines everyday convenience with great potential. Whether you're a first-time buyer, investor, or simply looking for more space in a desirable area, this home is one you won't want to miss. Schedule your private showing today!

5. 2026-03-23
   listed $335,000 Active 809-char remark

   Show marketing remark (809 chars)

   Charming 4-bedroom, 2-bath home in a convenient Brighton location offering approximately 1823 square feet of comfortable living space. Built in 1949 This well-designed home features a bright and inviting living area, a functional kitchen with plenty of cabinetry, and flexible bedroom space ideal for family, guests, or working from home. Two full baths provide added convenience, while the outdoor space offers room to relax, play, or entertain. Located just minutes from downtown Brighton, where you can walk easily to shopping, dining, parks, and other amenities. This property combines everyday convenience with great potential. Whether you're a first-time buyer, investor, or simply looking for more space in a desirable area, this home is one you won't want to miss. Schedule your private showing today!

6. 2026-03-23
   listed $335,000 Active

   Show marketing remark (809 chars)

   Charming 4-bedroom, 2-bath home in a convenient Brighton location offering approximately 1823 square feet of comfortable living space. Built in 1949 This well-designed home features a bright and inviting living area, a functional kitchen with plenty of cabinetry, and flexible bedroom space ideal for family, guests, or working from home. Two full baths provide added convenience, while the outdoor space offers room to relax, play, or entertain. Located just minutes from downtown Brighton, where you can walk easily to shopping, dining, parks, and other amenities. This property combines everyday convenience with great potential. Whether you're a first-time buyer, investor, or simply looking for more space in a desirable area, this home is one you won't want to miss. Schedule your private showing today!

7. 2009-07-20
   soldstatus $129,000
8. 2009-06-26
   soldstatus $129,000 335-char remark

   Show marketing remark (335 chars)

   CITY OF BRIGHTON. CONVENIENT TO SCHOOLS, SHOPPING, PARADES & MILL POND. POSSIBLE 4TH BEDROOM IN LL. SNACK BAR IN KITCHEN & NEWER CERAMIC COUNTERS & FLOORS. DINING AREA IN GREAT RM. SOME HARDWOOD FLOORS, UPDATED BATHS, BAY WINDOW IN FRONT ROOM, PRIVATE MASTER SUITE, NEWER 12X14 PATIO. Listing agent related to seller.

9. 2009-06-02
   historical
10. 2008-12-12
    listed $129,900 335-char remark

    Show marketing remark (335 chars)

    CITY OF BRIGHTON. CONVENIENT TO SCHOOLS, SHOPPING, PARADES & MILL POND. POSSIBLE 4TH BEDROOM IN LL. SNACK BAR IN KITCHEN & NEWER CERAMIC COUNTERS & FLOORS. DINING AREA IN GREAT RM. SOME HARDWOOD FLOORS, UPDATED BATHS, BAY WINDOW IN FRONT ROOM, PRIVATE MASTER SUITE, NEWER 12X14 PATIO. Listing agent related to seller.

11. 2008-11-24
    historical
12. 2008-06-24
    listed $129,900
13. 2008-06-09
    listed $139,900
14. 2005-09-15
    historical
15. 2005-07-25
    listed $189,900

ⓘ 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: $2,817 · $235/mo
• Projected year-2 tax: $3,988 · $332/mo
• Expected delta: +$1,171/yr (+$98/mo · 41.6%)

ⓘ 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 3/10 Moderate 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: $29,882
• − Mortgage interest: −$18,765
• − Property taxes: −$2,817
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$9,745
• Taxable loss: −$7,903
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-71/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

• Census place: Brighton, MI
• 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

+76.4% since first listed

15 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-03-31 Contingent — MiRealSource-MiMLS
• 2026-03-31 Contingent — REALCOMP
• 2026-03-23 Listed $335,000 REALCOMP
• 2026-03-23 Listed $335,000 MiRealSource-MiMLS
• 2009-07-20 Sold (Public Records) $129,000 Public Records
• 2009-06-26 Sold (MLS) $129,000 REALCOMP
• 2009-06-02 Listing Removed — REALCOMP
• 2008-12-12 Listed $129,900 REALCOMP
• 2008-11-24 Listing Removed — REALCOMP
• 2008-06-24 Listed $129,900 REALCOMP
• 2008-06-09 Listed $139,900 REALCOMP
• 2005-09-15 Listing Removed — REALCOMP
• 2005-07-25 Listed $189,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $2,817 · -5.5% YoY. Source: county tax records.