2880 Mulberry Dr · Brandon, MI 48348

$25,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily · 65 Days on market

Built 1996 1,144 sqft lot $895/mo HOA · 56% of rent ↓ 29% 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

Welcome home to this 3-bedroom, 2-bath home on a large corner lot in Sashabaw Meadows. Spacious kitchen with eat-in dining area. Primary suite features a large walk-in closet, garden tub, and separate stand-up shower. Driveway offers parking for 3–4 cars. Updates include a brand new roof by Victors Home Solutions (11/2025) and a new furnace blower motor (2/2026). Convenient location close to shopping, restaurants, and highways. Community amenities include a clubhouse, fitness center, picnic area, and more. Priced to sell, bring all offers. Located in Sashabaw Meadows Manufactured Home Community on a leased lot.

Key facts

• Stand-up shower
• Large corner lot
• Walk-in closet

Tags

• LARGE CORNER LOT
• SPACIOUS KITCHEN
• PRIMARY SUITE
• WALK-IN CLOSET
• GARDEN TUB
• STAND-UP SHOWER

Property features AI

Finance

• Other: Pets allowed with breed restrictions; contact for details
• Financial info: Not specified
• HOA & community: Homeowners association with monthly fee of $895; Community clubhouse; Community fitness center

Exterior

• Parking: Driveway; No garage
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Asphalt roof; Corner lot; Paved road access

Interior

• Kitchen: Electric range; Gas oven; Refrigerator; Microwave
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Free-standing electric range; Free-standing gas oven; Free-standing refrigerator; Microwave; Total of 6 rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.43% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.69%
• DSCR: 2.54
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $56,056
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3858 Apple Dr	0.58mi	4/2.0 (+1)	1,214 (+6%)	3mo	$60,000	$49	55
3628 Birch St	0.63mi	2/2.0 (-1)	1,056 (-8%)	4mo	$13,000	$12	49

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: 31.5%
• Equity multiple: 2.34×
• Total profit: $9,410
• Equity at exit: $3,728

10-year hold

• IRR: 39.3%
• Equity multiple: 4.87×
• Total profit: $27,121
• Equity at exit: $2,162

Cash invested: $7,000 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$895
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $202

Break-even live

Break-even rent $1,352

Max offer price $25,000

Occupancy floor 82%

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: $6,250
• Closing costs: $750
• 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	0.58mi
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	1d	1	0.61mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	1d	1	0.66mi

HOA detail

• Monthly dues: $895 · $10,740/yr
• Likely covers: gym

Listing history 19 events

1. 2026-06-18
   days on market $25,000 Active 65 DOM
2. 2026-06-17
   days on market $25,000 Active 64 DOM
3. 2026-06-16
   days on market $25,000 Active 63 DOM
4. 2026-06-15
   days on market $25,000 Active 62 DOM
5. 2026-06-13
   days on market $25,000 Active 60 DOM
6. 2026-06-09
   days on market $25,000 Active 56 DOM
7. 2026-06-08
   days on market $25,000 Active 55 DOM
8. 2026-06-07
   days on market $25,000 Active 54 DOM
9. 2026-06-04
   days on market $25,000 Active 51 DOM
10. 2026-06-03
    days on market $25,000 Active 50 DOM
11. 2026-06-02
    days on market $25,000 Active 49 DOM
12. 2026-06-01
    days on market $25,000 Active 48 DOM
13. 2026-05-31
    days on market $25,000 Active 47 DOM
14. 2026-05-21
    price $25,000 637-char remark

    Show marketing remark (637 chars)

    Welcome home to this 3-bedroom, 2-bath home on a large corner lot in Sashabaw Meadows. Spacious kitchen with eat-in dining area. Primary suite features a large walk-in closet, garden tub, and separate stand-up shower. Driveway offers parking for 3–4 cars. Updates include a brand new roof by Victors Home Solutions (11/2025) and a new furnace blower motor (2/2026). Convenient location close to shopping, restaurants, and highways. Community amenities include a clubhouse, fitness center, picnic area, and more. Priced to sell, bring all offers. Located in Sashabaw Meadows Manufactured Home Community on a leased lot.

15. 2026-05-21
    price $25,000

    Show marketing remark (637 chars)

    Welcome home to this 3-bedroom, 2-bath home on a large corner lot in Sashabaw Meadows. Spacious kitchen with eat-in dining area. Primary suite features a large walk-in closet, garden tub, and separate stand-up shower. Driveway offers parking for 3–4 cars. Updates include a brand new roof by Victors Home Solutions (11/2025) and a new furnace blower motor (2/2026). Convenient location close to shopping, restaurants, and highways. Community amenities include a clubhouse, fitness center, picnic area, and more. Priced to sell, bring all offers. Located in Sashabaw Meadows Manufactured Home Community on a leased lot.

16. 2026-04-27
    price $30,000 637-char remark

    Show marketing remark (637 chars)

    Welcome home to this 3-bedroom, 2-bath home on a large corner lot in Sashabaw Meadows. Spacious kitchen with eat-in dining area. Primary suite features a large walk-in closet, garden tub, and separate stand-up shower. Driveway offers parking for 3–4 cars. Updates include a brand new roof by Victors Home Solutions (11/2025) and a new furnace blower motor (2/2026). Convenient location close to shopping, restaurants, and highways. Community amenities include a clubhouse, fitness center, picnic area, and more. Priced to sell, bring all offers. Located in Sashabaw Meadows Manufactured Home Community on a leased lot.

17. 2026-04-26
    price $30,000
18. 2026-04-14
    listed $35,000 Active 637-char remark

    Show marketing remark (637 chars)

    Welcome home to this 3-bedroom, 2-bath home on a large corner lot in Sashabaw Meadows. Spacious kitchen with eat-in dining area. Primary suite features a large walk-in closet, garden tub, and separate stand-up shower. Driveway offers parking for 3–4 cars. Updates include a brand new roof by Victors Home Solutions (11/2025) and a new furnace blower motor (2/2026). Convenient location close to shopping, restaurants, and highways. Community amenities include a clubhouse, fitness center, picnic area, and more. Priced to sell, bring all offers. Located in Sashabaw Meadows Manufactured Home Community on a leased lot.

19. 2026-04-14
    listed $35,000 Active

    Show marketing remark (637 chars)

    Welcome home to this 3-bedroom, 2-bath home on a large corner lot in Sashabaw Meadows. Spacious kitchen with eat-in dining area. Primary suite features a large walk-in closet, garden tub, and separate stand-up shower. Driveway offers parking for 3–4 cars. Updates include a brand new roof by Victors Home Solutions (11/2025) and a new furnace blower motor (2/2026). Convenient location close to shopping, restaurants, and highways. Community amenities include a clubhouse, fitness center, picnic area, and more. Priced to sell, bring all offers. Located in Sashabaw Meadows Manufactured Home Community on a leased lot.

ⓘ 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: $19,293
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$10,740
• − Depreciation: −$727
• Taxable income: $2,838
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $1,747/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

-28.6% since first listed

6 events — show timeline

• 2026-05-21 Price Changed $25,000 MiRealSource-MiMLS
• 2026-05-21 Price Changed $25,000 REALCOMP
• 2026-04-27 Price Changed $30,000 MiRealSource-MiMLS
• 2026-04-26 Price Changed $30,000 REALCOMP
• 2026-04-14 Listed $35,000 REALCOMP
• 2026-04-14 Listed $35,000 MiRealSource-MiMLS