28466 Brentwood St · Southfield, MI 48076

$188,000

3 bd · 1.0 ba · 1,133 sqft · SingleFamily public records · 15 Days on market

Built 1948 7,405 sqft lot $166/sqft · at area comps Est $253k · 26% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.6/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this inviting three-bedroom residence, perfectly situated just a short stroll from the vibrant heart of Berkley. The home features an expansive family room addition that creates the ultimate backdrop for relaxation, while a premium 2026 doorwall includes a 35-year transferable guarantee. The one-car garage serves as a hobbyist's sanctuary with its own powered workshop, adjacent to a tranquil covered patio designed for effortless entertaining. Enjoy total confidence in the home’s integrity with a newer furnace and A/C, alongside professional basement upgrades by Foundation Systems of Michigan. These include a WaterGuard system and structural wall anchors , both featuring lifetime transferable warranties. Miscellaneous updates include new outdoor lights and a new storm door. Having already passed city inspections for its official Certificate of Compliance, this home is fully certified and ready for its next owner.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• Other: Paved public-maintained road; Lot approx. 60 x 125 (0.17 acre); Residential zoning; Subdivision: FREDERICK B GRAYS SOUTHFIELD WOODS; Cross street: Greenfield Rd / Catalpa Dr
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding; Block foundation; Above-grade finished area, one level; Partially finished below-grade area
• Exterior features: Patio; Porch; Fenced yard; Workshop

Interior

• Kitchen: Oven; Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Humidity control; Natural gas heating
• Interior features: Window treatments; Basement with partial finish and sump pump; Crawl space and block foundation in basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $181k (3.7% below list).
• Recommended offer: $181k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.4% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 93 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,951 (3.7% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.96% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $252,536
• List price: $188,000
• Delta: -25.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 Greenfield Rd	0.07mi	3/1.0	1,065 (-6%)	0mo	$245,000	$230	86
28110 Marshall St	0.14mi	3/1.0	1,056 (-7%)	2mo	$181,000	$171	80
28055 Aberdeen St	0.37mi	3/1.0	1,144 (+1%)	2mo	$235,000	$205	80
28578 Marshall St	0.12mi	3/1.5	1,056 (-7%)	2mo	$207,500	$196	79
2654 Royal Ave	0.53mi	3/1.0	1,160 (+2%)	2mo	$332,500	$287	70
2690 Ellwood Ave	0.22mi	3/1.0	998 (-12%)	2mo	$175,000	$175	68
3659 Ellwood Ave	0.41mi	3/1.0	1,025 (-10%)	2mo	$280,000	$273	63
28463 Sutherland St	0.37mi	3/1.0	1,276 (+13%)	3mo	$155,000	$121	59
28464 Stuart Ave	0.53mi	3/1.0	1,036 (-9%)	4mo	$210,000	$203	57
2330 Buckingham Ave	0.68mi	3/1.0	1,053 (-7%)	3mo	$215,000	$204	54
1864 Bacon Ave	0.73mi	4/2.0 (+1)	1,072 (-5%)	1mo	$300,000	$280	48
3626 Prairie Ave	0.47mi	2/2.0 (-1)	976 (-14%)	2mo	$279,900	$287	45

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 · 4.84% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-17,167
• Equity at exit: $28,031

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $12,350
• Equity at exit: $16,255

Cash invested: $52,640 (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 48076

• Rents YoY: 4.8%
• Active inventory: 93
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,810 high
• Mortgage (P&I): −$986
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $155

Break-even live

Break-even rent $1,613

Max offer price $188,000

Occupancy floor 86%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28124 Brentwood St Southfield, MI	3.0	1.0	1056	$1,800	$1.70	24d	1	0.12mi
3644 Greenfield Rd Unit 3664 Greenfield Berkley, MI	2.0	1.5	950	$1,700	$1.79	18d	1	0.42mi
27435 Greenfield Rd Southfield, MI	2.0	2.0	1200	$1,399	$1.17	5d	1	0.43mi
28291 Pierce St Southfield, MI	2.0	1.0	1332	$1,580	$1.19	24d	1	0.43mi
3185 Buckingham Ave Berkley, MI	3.0	1.0	1091	$1,895	$1.74	24d	1	0.54mi
28051 Stuart Ave Southfield, MI	3.0	1.5	1441	$2,000	$1.39	16d	1	0.58mi
3936 Royal Ave Berkley, MI	3.0	2.0	900	$2,000	$2.22	43d	1	0.76mi
29890 Everett St Southfield, MI	3.0	1.5	1100	$2,200	$2.00	43d	1	0.77mi
15833 W Eleven Mile Rd Southfield, MI	1.0–2.0	1.0	905	$1,424	$1.57	2d	6	0.83mi
17440 W Eleven Mile Rd Lathrup Village, MI	2.0	2.5	1264	$1,949	$1.54	5d	1	1.01mi
2575 Catalpa Dr Unit 2575-16 Berkley, MI	2.0	1.0	1100	$1,495	$1.36	24d	1	1.02mi
2575 Catalpa Dr Unit 2575-06 Berkley, MI	2.0	2.0	1100	$1,695	$1.54	24d	1	1.02mi
2639 Oxford Rd Berkley, MI	2.0	1.0	1010	$2,495	$2.47	1d	1	1.05mi
18248 W 12 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	902	$2,254	$2.50	1d	1	1.11mi
2330 Wiltshire Rd Berkley, MI	3.0	1.0	1254	$2,400	$1.91	2d	1	1.14mi
30256 Southfield Rd Southfield, MI	3.0	2.0	1238	$1,675	$1.35	24d	1	1.17mi
30256 Southfield Rd Southfield, MI	3.0	2.0	1227	$1,662	$1.35	5d	2	1.17mi
30276 Southfield Rd Unit 215 Southfield, MI	2.0	2.0	956	$1,399	$1.46	20d	1	1.28mi
2200 Berkley Ave Apt 102 Berkley, MI	2.0	1.0	900	$1,340	$1.49	24d	1	1.29mi
4120 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	775	$1,300	$1.68	2d	5	1.30mi
30268 Southfield Rd #230 Southfield, MI	2.0	2.0	956	$1,450	$1.52	43d	1	1.33mi
15075 Lincoln St Oak Park, MI	2.0	1.0–2.0	746	$1,240	$1.66	3d	1	1.33mi
14801 Lincoln St Oak Park, MI	2.0	1.0–1.5	990	$1,240	$1.25	3d	1	1.33mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,600	$2.21	24d	1	1.35mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	20d	1	1.35mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	18d	1	1.35mi
4000 W 13 Mile Rd Royal Oak, MI	2.0	1.0	780	$1,444	$1.85	2d	3	1.38mi
25600 Briar Dr Oak Park, MI	2.0–3.0	1.5	1235	$1,935	$1.57	24d	7	1.39mi
18333 South Dr Southfield, MI	1.0–2.0	1.0–2.0	1044	$1,875	$1.80	2d	6	1.41mi
3264 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,600	$1.75	5d	1	1.43mi
3282 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,650	$1.80	24d	1	1.44mi
25500 Greenfield Rd Oak Park, MI	2.0	1.0	637	$1,310	$2.05	2d	12	1.50mi

Listing history 17 events

1. 2026-05-18
   historical Active Under Contract 934-char remark

   Show marketing remark (940 chars)

   Discover this inviting three-bedroom residence, perfectly situated just a short stroll from the vibrant heart of Berkley. The home features an expansive family room addition that creates the ultimate backdrop for relaxation, while a premium 2026 doorwall includes a 35-year transferable guarantee. The one-car garage serves as a hobbyist's sanctuary with its own powered workshop, adjacent to a tranquil covered patio designed for effortless entertaining. Enjoy total confidence in the home’s integrity with a newer furnace and A/C, alongside professional basement upgrades by Foundation Systems of Michigan. These include a WaterGuard system and structural wall anchors , both featuring lifetime transferable warranties. Miscellaneous updates include new outdoor lights and a new storm door. Having already passed city inspections for its official Certificate of Compliance, this home is fully certified and ready for its next owner.

2. 2026-05-18
   historical Accepting Backup Offers 940-char remark

   Show marketing remark (940 chars)

   Discover this inviting three-bedroom residence, perfectly situated just a short stroll from the vibrant heart of Berkley. The home features an expansive family room addition that creates the ultimate backdrop for relaxation, while a premium 2026 doorwall includes a 35-year transferable guarantee. The one-car garage serves as a hobbyist's sanctuary with its own powered workshop, adjacent to a tranquil covered patio designed for effortless entertaining. Enjoy total confidence in the home’s integrity with a newer furnace and A/C, alongside professional basement upgrades by Foundation Systems of Michigan. These include a WaterGuard system and structural wall anchors , both featuring lifetime transferable warranties. Miscellaneous updates include new outdoor lights and a new storm door. Having already passed city inspections for its official Certificate of Compliance, this home is fully certified and ready for its next owner.

3. 2026-05-07
   listed $188,000 Active 934-char remark

   Show marketing remark (940 chars)

   Discover this inviting three-bedroom residence, perfectly situated just a short stroll from the vibrant heart of Berkley. The home features an expansive family room addition that creates the ultimate backdrop for relaxation, while a premium 2026 doorwall includes a 35-year transferable guarantee. The one-car garage serves as a hobbyist's sanctuary with its own powered workshop, adjacent to a tranquil covered patio designed for effortless entertaining. Enjoy total confidence in the home’s integrity with a newer furnace and A/C, alongside professional basement upgrades by Foundation Systems of Michigan. These include a WaterGuard system and structural wall anchors , both featuring lifetime transferable warranties. Miscellaneous updates include new outdoor lights and a new storm door. Having already passed city inspections for its official Certificate of Compliance, this home is fully certified and ready for its next owner.

4. 2026-05-07
   listed $188,000 Active 940-char remark

   Show marketing remark (940 chars)

   Discover this inviting three-bedroom residence, perfectly situated just a short stroll from the vibrant heart of Berkley. The home features an expansive family room addition that creates the ultimate backdrop for relaxation, while a premium 2026 doorwall includes a 35-year transferable guarantee. The one-car garage serves as a hobbyist's sanctuary with its own powered workshop, adjacent to a tranquil covered patio designed for effortless entertaining. Enjoy total confidence in the home’s integrity with a newer furnace and A/C, alongside professional basement upgrades by Foundation Systems of Michigan. These include a WaterGuard system and structural wall anchors , both featuring lifetime transferable warranties. Miscellaneous updates include new outdoor lights and a new storm door. Having already passed city inspections for its official Certificate of Compliance, this home is fully certified and ready for its next owner.

5. 2026-05-05
   historical $188,000 940-char remark

   Show marketing remark (940 chars)

   Discover this inviting three-bedroom residence, perfectly situated just a short stroll from the vibrant heart of Berkley. The home features an expansive family room addition that creates the ultimate backdrop for relaxation, while a premium 2026 doorwall includes a 35-year transferable guarantee. The one-car garage serves as a hobbyist's sanctuary with its own powered workshop, adjacent to a tranquil covered patio designed for effortless entertaining. Enjoy total confidence in the home’s integrity with a newer furnace and A/C, alongside professional basement upgrades by Foundation Systems of Michigan. These include a WaterGuard system and structural wall anchors , both featuring lifetime transferable warranties. Miscellaneous updates include new outdoor lights and a new storm door. Having already passed city inspections for its official Certificate of Compliance, this home is fully certified and ready for its next owner.

6. 2025-11-06
   historical
7. 2025-11-03
   historical Active Under Contract
8. 2025-11-03
   historical Accepting Backup Offers
9. 2025-10-07
   price $184,900
10. 2025-10-06
    price $184,900
11. 2025-09-24
    status Active
12. 2025-09-24
    status Active
13. 2025-09-18
    historical Active Under Contract
14. 2025-09-18
    historical Accepting Backup Offers
15. 2025-08-22
    listed $185,000 Active
16. 2025-08-22
    listed $185,000 Active
17. 2025-08-21
    historical

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,709 · $226/mo
• Expected delta: +$186/yr (+$16/mo · 7.4%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,714
• − Mortgage interest: −$10,531
• − Property taxes: −$2,523
• − Insurance: −$940
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$5,469
• Taxable loss: −$1,223
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $2,154/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 25,405
• Household income: $90,058
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 607.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 57% White 32% Two or more races 7% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 3% Slovak 1% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 3% Arabic 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.13%
• Current HPI: 229.2304
• Rent YoY: ▲ 4.84%
• 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

+1.6% since first listed

19 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-18 Contingent — REALCOMP
• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-07 Listed $188,000 REALCOMP
• 2026-05-07 Listed $188,000 MiRealSource-MiMLS
• 2026-05-05 Coming Soon $188,000 MiRealSource-MiMLS
• 2025-11-06 Listing Removed — MiRealSource-MiMLS
• 2025-11-03 Contingent — REALCOMP
• 2025-11-03 Contingent — MiRealSource-MiMLS
• 2025-10-07 Price Changed $184,900 MiRealSource-MiMLS
• 2025-10-06 Price Changed $184,900 REALCOMP
• 2025-09-24 Relisted — REALCOMP
• 2025-09-24 Relisted — MiRealSource-MiMLS
• 2025-09-18 Contingent — REALCOMP
• 2025-09-18 Contingent — MiRealSource-MiMLS
• 2025-08-22 Listed $185,000 REALCOMP
• 2025-08-22 Listed $185,000 MiRealSource-MiMLS
• 2025-08-21 Coming Soon — MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $2,523 · +28.7% YoY. Source: county tax records.