3606 Pinoak St · Brandon, MI 48348

$35,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 62 Days on market

Built 1996 ↓ 42% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this meticulously maintained three-bedroom, two-bathroom manufactured home nestled in the desirable Sashabaw Meadows community. Set on a spacious lot with ample front and back yard areas, this property boasts an inviting atmosphere complemented by front and back decks, perfect for outdoor relaxation. The shed, equipped with electricity, provides additional storage and utility options. Inside, you’ll find a range of modern upgrades, including newer flooring, a furnace, roof, trim, and plumbing. Both electric panels have been updated and include outlets for generator connections, ensuring convenience and reliability. The ductwork has been professionally cleaned, and new heat tape has been installed for added peace of mind. Throughout the home, stylish new ceiling fixtures enhance the ambiance. The updated kitchen is a culinary delight, featuring a refrigerator, stove, and dishwasher, along with a movable kitchen island positioned near the back door for easy access. The primary bedroom offers a spacious closet and an en-suite bathroom, complete with a charming sliding barn door. This home is not just a residence; it’s a well-appointed retreat awaiting your personal touch. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure.

Key facts

• Newer flooring
• Front and back decks
• Updated kitchen

Tags

• FRONT AND BACK DECKS
• SHED EQUIPPED WITH ELECTRICITY
• NEWER FLOORING
• UPDATED KITCHEN
• MOVABLE KITCHEN ISLAND
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Located in the SASHABAW MEADOWS subdivision
• HOA & community: Homeowners association with monthly fees

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single-story
• Construction: Pillar/Post/Pier foundation

Interior

• Kitchen: Includes dishwasher, disposal, oven, range, and refrigerator
• Bedrooms: 3 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Disposal; Oven; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brandon School District In The Counties Of Oakland And Lapee (town): math 35% / reading 48% proficiency, ranked #152 of 540 in MI (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 147 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 15% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.59% ✓
• Cap rate: 41.56%
• Cash-on-cash: 125.96%
• DSCR: 6.60
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $346,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3858 Apple Dr	0.33mi	4/2.0 (+1)	1,214 (+1%)	3mo	$60,000	$49	75
3628 Birch St	0.27mi	2/2.0 (-1)	1,056 (-12%)	4mo	$13,000	$12	59
3224 S Sashabaw Rd	0.53mi	3/1.0	1,270 (+6%)	18mo	$379,900	$299	46
3206 Dartmouth Rd	0.61mi	2/1.0 (-1)	1,316 (+10%)	19mo	$380,000	$289	31

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: —
• Equity multiple: 7.11×
• Total profit: $59,867
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 14.94×
• Total profit: $136,591
• Equity at exit: $3,026

Cash invested: $9,800 (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 48348

• Active inventory: 147
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $1,029

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 31%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	1d	1	0.25mi
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	1d	1	0.27mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	1d	1	0.34mi

Listing history 22 events

1. 2026-06-18
   days on market $35,000 Active 62 DOM
2. 2026-06-17
   days on market $35,000 Active 61 DOM
3. 2026-06-16
   days on market $35,000 Active 60 DOM
4. 2026-06-15
   days on market $35,000 Active 59 DOM
5. 2026-06-13
   days on market $35,000 Active 57 DOM
6. 2026-06-09
   days on market $35,000 Active 53 DOM
7. 2026-06-08
   days on market $35,000 Active 52 DOM
8. 2026-06-07
   days on market $35,000 Active 51 DOM
9. 2026-06-04
   days on market $35,000 Active 48 DOM
10. 2026-06-03
    days on market $35,000 Active 47 DOM
11. 2026-06-02
    days on market $35,000 Active 46 DOM
12. 2026-06-01
    days on market $35,000 Active 45 DOM
13. 2026-05-31
    days on market $35,000 Active 44 DOM
14. 2026-04-17
    price $35,000 1768-char remark

    Show marketing remark (1768 chars)

    Discover this meticulously maintained three-bedroom, two-bathroom manufactured home nestled in the desirable Sashabaw Meadows community. Set on a spacious lot with ample front and back yard areas, this property boasts an inviting atmosphere complemented by front and back decks, perfect for outdoor relaxation. The shed, equipped with electricity, provides additional storage and utility options. Inside, you’ll find a range of modern upgrades, including newer flooring, a furnace, roof, trim, and plumbing. Both electric panels have been updated and include outlets for generator connections, ensuring convenience and reliability. The ductwork has been professionally cleaned, and new heat tape has been installed for added peace of mind. Throughout the home, stylish new ceiling fixtures enhance the ambiance. The updated kitchen is a culinary delight, featuring a refrigerator, stove, and dishwasher, along with a movable kitchen island positioned near the back door for easy access. The primary bedroom offers a spacious closet and an en-suite bathroom, complete with a charming sliding barn door. This home is not just a residence; it’s a well-appointed retreat awaiting your personal touch. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure.

15. 2026-04-17
    price $35,000

    Show marketing remark (1768 chars)

    Discover this meticulously maintained three-bedroom, two-bathroom manufactured home nestled in the desirable Sashabaw Meadows community. Set on a spacious lot with ample front and back yard areas, this property boasts an inviting atmosphere complemented by front and back decks, perfect for outdoor relaxation. The shed, equipped with electricity, provides additional storage and utility options. Inside, you’ll find a range of modern upgrades, including newer flooring, a furnace, roof, trim, and plumbing. Both electric panels have been updated and include outlets for generator connections, ensuring convenience and reliability. The ductwork has been professionally cleaned, and new heat tape has been installed for added peace of mind. Throughout the home, stylish new ceiling fixtures enhance the ambiance. The updated kitchen is a culinary delight, featuring a refrigerator, stove, and dishwasher, along with a movable kitchen island positioned near the back door for easy access. The primary bedroom offers a spacious closet and an en-suite bathroom, complete with a charming sliding barn door. This home is not just a residence; it’s a well-appointed retreat awaiting your personal touch. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure.

16. 2026-04-17
    listed $40,000 Active 1768-char remark

    Show marketing remark (1768 chars)

    Discover this meticulously maintained three-bedroom, two-bathroom manufactured home nestled in the desirable Sashabaw Meadows community. Set on a spacious lot with ample front and back yard areas, this property boasts an inviting atmosphere complemented by front and back decks, perfect for outdoor relaxation. The shed, equipped with electricity, provides additional storage and utility options. Inside, you’ll find a range of modern upgrades, including newer flooring, a furnace, roof, trim, and plumbing. Both electric panels have been updated and include outlets for generator connections, ensuring convenience and reliability. The ductwork has been professionally cleaned, and new heat tape has been installed for added peace of mind. Throughout the home, stylish new ceiling fixtures enhance the ambiance. The updated kitchen is a culinary delight, featuring a refrigerator, stove, and dishwasher, along with a movable kitchen island positioned near the back door for easy access. The primary bedroom offers a spacious closet and an en-suite bathroom, complete with a charming sliding barn door. This home is not just a residence; it’s a well-appointed retreat awaiting your personal touch. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure.

17. 2026-04-17
    listed $40,000 Active

    Show marketing remark (1768 chars)

    Discover this meticulously maintained three-bedroom, two-bathroom manufactured home nestled in the desirable Sashabaw Meadows community. Set on a spacious lot with ample front and back yard areas, this property boasts an inviting atmosphere complemented by front and back decks, perfect for outdoor relaxation. The shed, equipped with electricity, provides additional storage and utility options. Inside, you’ll find a range of modern upgrades, including newer flooring, a furnace, roof, trim, and plumbing. Both electric panels have been updated and include outlets for generator connections, ensuring convenience and reliability. The ductwork has been professionally cleaned, and new heat tape has been installed for added peace of mind. Throughout the home, stylish new ceiling fixtures enhance the ambiance. The updated kitchen is a culinary delight, featuring a refrigerator, stove, and dishwasher, along with a movable kitchen island positioned near the back door for easy access. The primary bedroom offers a spacious closet and an en-suite bathroom, complete with a charming sliding barn door. This home is not just a residence; it’s a well-appointed retreat awaiting your personal touch. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure.

18. 2025-05-13
    historical
19. 2025-04-07
    price $50,000
20. 2025-04-07
    price $50,000
21. 2025-03-28
    listed $50,000 Active
22. 2025-03-28
    listed $60,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,299
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$1,018
• Taxable income: $12,532
• Est. tax owed @ 24.0%: −$3,008
• After-tax cash flow: $9,336/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: Brandon School District In The Counties Of Oakland And Lapee
• NCES district ID: 2606570
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $73,593
• Composite: 37.94/100
• National rank: #4306
• State rank: #152 of 540 in MI

Livability — Brandon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Oakland County · 1,009,092 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,574
• Household income: $129,410
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 10% Slovak 4% Lithuanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -275.65%
• Current HPI: 196.4302
• 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

-41.7% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $35,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $35,000 REALCOMP
• 2026-04-17 Listed $40,000 REALCOMP
• 2026-04-17 Listed $40,000 MiRealSource-MiMLS
• 2025-05-13 Listing Removed — MiRealSource-MiMLS
• 2025-04-07 Price Changed $50,000 MiRealSource-MiMLS
• 2025-04-07 Price Changed $50,000 REALCOMP
• 2025-03-28 Listed $50,000 MiRealSource-MiMLS
• 2025-03-28 Listed $60,000 REALCOMP