6485 Breezeway · Brighton, MI 48114

$85,000

3 bd · 2.0 ba · 1,564 sqft · Manufactured · 156 Days on market

Built 1987 Good condition

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY REMODELED cozy home in Brighton. New furnace, water heater, roof, and appliances! The entire home has been updated. This neighborhood has so many great features from brand new zero entry pool, RV storage, lake access, gym access, and a park for the kids.

Key facts

• Rv storage
• Lake access
• Gym access

Tags

• RV STORAGE
• LAKE ACCESS
• GYM ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.8% 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.
• 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: 141 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 3.25% ✓
• Cap rate: 28.83%
• Cash-on-cash: 80.48%
• DSCR: 4.58
• GRM: 2.6

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: 80.7%
• Equity multiple: 4.69×
• Total profit: $87,935
• Equity at exit: $12,674

10-year hold

• IRR: 84.1%
• Equity multiple: 9.72×
• Total profit: $207,654
• Equity at exit: $7,349

Cash invested: $23,800 (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 48114

• Active inventory: 141
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,764 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $1,596

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,655	-5% $1,626	+0% $1,596	+5% $1,567	+10% $1,538
Rent	-10% $1,378	-5% $1,487	+0% $1,596	+5% $1,705	+10% $1,815
Rate	-1.0pp $1,639	-0.5pp $1,618	base $1,596	+0.5pp $1,574	+1.0pp $1,552

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	44d	1	0.38mi
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$3,335	$3.21	0d	1	0.62mi
922 Brighton Lake Rd Brighton, MI	2.0	1.5	1200	$3,100	$2.58	0d	1	0.65mi
4229 Deeside Dr Brighton, MI	2.0–3.0	2.0	1632	$2,669	$1.64	0d	1	0.83mi

Listing history 16 events

1. 2026-06-21
   days on market $85,000 Active 156 DOM
2. 2026-06-18
   days on market $85,000 Active 153 DOM
3. 2026-06-17
   days on market $85,000 Active 152 DOM
4. 2026-06-16
   days on market $85,000 Active 151 DOM
5. 2026-06-15
   days on market $85,000 Active 150 DOM
6. 2026-06-13
   days on market $85,000 Active 148 DOM
7. 2026-06-13
   days on market $85,000 Active 147 DOM
8. 2026-06-09
   days on market $85,000 Active 144 DOM
9. 2026-06-08
   days on market $85,000 Active 143 DOM
10. 2026-06-07
    days on market $85,000 Active 142 DOM
11. 2026-06-04
    days on market $85,000 Active 139 DOM
12. 2026-06-03
    days on market $85,000 Active 138 DOM
13. 2026-06-02
    days on market $85,000 Active 137 DOM
14. 2026-06-01
    days on market $85,000 Active 136 DOM
15. 2026-05-31
    days on market $85,000 Active 135 DOM
16. 2026-01-15
    listed $85,000 Active 260-char remark

    Show marketing remark (260 chars)

    FULLY REMODELED cozy home in Brighton. New furnace, water heater, roof, and appliances! The entire home has been updated. This neighborhood has so many great features from brand new zero entry pool, RV storage, lake access, gym access, and a park for the kids.

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

Taxation est. · year 1

• Rental income: $33,170
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − Depreciation: −$2,473
• Taxable income: $18,929
• Est. tax owed @ 24.0%: −$4,543
• After-tax cash flow: $14,612/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

Fully remodeled and updated home with new appliances, fixtures, and HVAC, ready for move-in.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace light fixtures — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace light fixtures — Improves aesthetics and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 27,289
• Population (ZIP): 21,476

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% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 12% Slovak 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 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: ▼ -253.14%
• Current HPI: 199.3865
• Rent YoY: —
• Metro: —
• 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 event — show timeline

• 2026-01-15 Listed $85,000 Fizber.com