400 Liddy Dr · Brighton, MI 48114

$299,800

4 bd · 2.0 ba · 2,913 sqft · SingleFamily public records · 106 Days on market

Built 1975 4.85 ac lot $103/sqft · 15% below area ↓ 11% 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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A rare estate-sized offering in the heart of Brighton Township: Positioned on nearly five wooded acres, this property delivers privacy, scale, and the opportunity to create a truly custom legacy setting. This property presents a compelling opportunity to create something truly special. Whether you envision a custom-built private estate, luxury retreat, or long-term investment hold, the land and location set the stage. The existing structure sustained fire damage and is being sold strictly as-is. The value is in the land, setting, and redevelopment potential. An established driveway and utilities already on site provide a meaningful head start for future plans. Properties offering this level of acreage, privacy, and positioning in Brighton are increasingly difficult to find. Bring your builder, your architect, and your vision. Engineered for those ready to build.

Key facts

• Privacy
• Utilities on site
• Wooded acres

Tags

• WOODED ACRES
• PRIVACY
• CUSTOM LEGACY SETTING
• REDEVELOPMENT POTENTIAL
• ESTABLISHED DRIVEWAY
• UTILITIES ON SITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (20.6% below list).
• Recommended offer: $238k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Hartland Consolidated Schools (suburban): math 52% / reading 62% proficiency, ranked #41 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 136 active listings in the ZIP; 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 $9k 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 106 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $50k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $238,027 (20.6% 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 106 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (median comp): $635,226
• List price: $299,800
• Delta: -52.80%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Liddy Dr	0.05mi	3/3.5 (-1)	2,544 (-13%)	21mo	$894,000	$351	48

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-59,706
• Equity at exit: $44,701

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-66,245
• Equity at exit: $25,921

Cash invested: $83,944 (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: 136
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$1,572
• Tax from tax record: −$358 /mo · $4,301/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-175

Break-even live

Break-even rent $2,602

Max offer price $268,870

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: $74,950
• Closing costs: $8,994
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $299,800 Active 106 DOM
2. 2026-06-17
   days on market $299,800 Active 105 DOM
3. 2026-06-16
   days on market $299,800 Active 104 DOM
4. 2026-06-15
   days on market $299,800 Active 103 DOM
5. 2026-06-13
   days on market $299,800 Active 101 DOM
6. 2026-06-13
   days on market $299,800 Active 100 DOM
7. 2026-06-09
   days on market $299,800 Active 97 DOM
8. 2026-06-08
   days on market $299,800 Active 96 DOM
9. 2026-06-07
   days on market $299,800 Active 95 DOM
10. 2026-06-04
    days on market $299,800 Active 92 DOM
11. 2026-06-03
    days on market $299,800 Active 91 DOM
12. 2026-06-02
    days on market $299,800 Active 90 DOM
13. 2026-06-01
    days on market $299,800 Active 89 DOM
14. 2026-05-31
    days on market $299,800 Active 88 DOM
15. 2026-03-27
    price $299,800 874-char remark

    Show marketing remark (874 chars)

    A rare estate-sized offering in the heart of Brighton Township: Positioned on nearly five wooded acres, this property delivers privacy, scale, and the opportunity to create a truly custom legacy setting. This property presents a compelling opportunity to create something truly special. Whether you envision a custom-built private estate, luxury retreat, or long-term investment hold, the land and location set the stage. The existing structure sustained fire damage and is being sold strictly as-is. The value is in the land, setting, and redevelopment potential. An established driveway and utilities already on site provide a meaningful head start for future plans. Properties offering this level of acreage, privacy, and positioning in Brighton are increasingly difficult to find. Bring your builder, your architect, and your vision. Engineered for those ready to build.

16. 2026-03-27
    price $299,800 874-char remark

    Show marketing remark (874 chars)

    A rare estate-sized offering in the heart of Brighton Township: Positioned on nearly five wooded acres, this property delivers privacy, scale, and the opportunity to create a truly custom legacy setting. This property presents a compelling opportunity to create something truly special. Whether you envision a custom-built private estate, luxury retreat, or long-term investment hold, the land and location set the stage. The existing structure sustained fire damage and is being sold strictly as-is. The value is in the land, setting, and redevelopment potential. An established driveway and utilities already on site provide a meaningful head start for future plans. Properties offering this level of acreage, privacy, and positioning in Brighton are increasingly difficult to find. Bring your builder, your architect, and your vision. Engineered for those ready to build.

17. 2026-03-04
    listed $349,900 Active 874-char remark

    Show marketing remark (874 chars)

    A rare estate-sized offering in the heart of Brighton Township: Positioned on nearly five wooded acres, this property delivers privacy, scale, and the opportunity to create a truly custom legacy setting. This property presents a compelling opportunity to create something truly special. Whether you envision a custom-built private estate, luxury retreat, or long-term investment hold, the land and location set the stage. The existing structure sustained fire damage and is being sold strictly as-is. The value is in the land, setting, and redevelopment potential. An established driveway and utilities already on site provide a meaningful head start for future plans. Properties offering this level of acreage, privacy, and positioning in Brighton are increasingly difficult to find. Bring your builder, your architect, and your vision. Engineered for those ready to build.

18. 2026-03-04
    listed $349,900 Active 874-char remark

    Show marketing remark (874 chars)

    A rare estate-sized offering in the heart of Brighton Township: Positioned on nearly five wooded acres, this property delivers privacy, scale, and the opportunity to create a truly custom legacy setting. This property presents a compelling opportunity to create something truly special. Whether you envision a custom-built private estate, luxury retreat, or long-term investment hold, the land and location set the stage. The existing structure sustained fire damage and is being sold strictly as-is. The value is in the land, setting, and redevelopment potential. An established driveway and utilities already on site provide a meaningful head start for future plans. Properties offering this level of acreage, privacy, and positioning in Brighton are increasingly difficult to find. Bring your builder, your architect, and your vision. Engineered for those ready to build.

19. 2026-02-19
    soldstatus $307,500
20. 2011-08-19
    historical
21. 2011-08-19
    historical
22. 2011-02-19
    listed $314,900
23. 2011-02-19
    listed $314,900
24. 2011-02-18
    historical
25. 2011-02-18
    historical
26. 2010-08-22
    listed $329,900
27. 2010-08-22
    listed $329,900
28. 2010-04-10
    historical
29. 2009-10-03
    listed $324,900
30. 2009-10-02
    historical
31. 2009-04-02
    listed $335,000

ⓘ 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: $4,301 · $358/mo
• Projected year-2 tax: $4,459 · $372/mo
• Expected delta: +$158/yr (+$13/mo · 3.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $28,563
• − Mortgage interest: −$16,793
• − Property taxes: −$4,301
• − Insurance: −$1,499
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$8,721
• Taxable loss: −$7,322
• Est. tax savings @ 24.0%: +$1,757
• After-tax cash flow: $-344/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: Hartland Consolidated Schools
• NCES district ID: 2617910
• Math proficiency: 52% ▼ -8.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $85,269
• Composite: 51.93/100
• National rank: #1647
• State rank: #41 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

• 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

-10.5% since first listed

17 events — show timeline

• 2026-03-27 Price Changed $299,800 MiRealSource-MiMLS
• 2026-03-27 Price Changed $299,800 REALCOMP
• 2026-03-04 Listed $349,900 REALCOMP
• 2026-03-04 Listed $349,900 MiRealSource-MiMLS
• 2026-02-19 Sold (Public Records) $307,500 Public Records
• 2011-08-19 Listing Removed — REALCOMP
• 2011-08-19 Listing Removed — MiRealSource-MiMLS
• 2011-02-19 Listed $314,900 REALCOMP
• 2011-02-19 Listed $314,900 MiRealSource-MiMLS
• 2011-02-18 Listing Removed — REALCOMP
• 2011-02-18 Listing Removed — MiRealSource-MiMLS
• 2010-08-22 Listed $329,900 REALCOMP
• 2010-08-22 Listed $329,900 MiRealSource-MiMLS
• 2010-04-10 Listing Removed — REALCOMP
• 2009-10-03 Listed $324,900 REALCOMP
• 2009-10-02 Listing Removed — REALCOMP
• 2009-04-02 Listed $335,000 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $4,301 · +2.9% YoY. Source: county tax records.