5920 Campbell Corners Dr · Howell, MI 48855

$324,900

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 18 Days on market

Built 1975 1.90 ac lot $188/sqft · 36% below area Est $505k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely stunning ranch home on a sprawling 2-acre property with a picturesque pond! This home is a true gem, offering a blend of modern comfort and the tranquility of country living. Nestled on a generous 2-acre lot, this ranch-style home boasts the perfect blend of privacy and natural beauty. The serene pond adds an extra layer of charm, making it a nature lover's paradise. With 5 bedrooms and 3 baths, this home offers ample space for families of all sizes. The large entertaining area is the heart of this home. Whether you're hosting family gatherings, parties, or simply relaxing with loved ones, this space is perfect for creating unforgettable memories. This ranch home seamlessly combines the appeal of a rural setting with modern conveniences. The spacious kitchen, updated bathrooms, and well-maintained interior make it a comfortable place to call home. Beyond the pond, the expansive 2-acre lot offers endless possibilities for outdoor activities and gardening. Enjoy the changing seasons and embrace the tranquility of the countryside. The private driveway adds an extra layer of exclusivity and security to the property. You'll feel a sense of seclusion while still being conveniently located to nearby amenities. In summary, this ranch home is a rare find, offering the best of both worlds: a tranquil country setting with modern amenities. Don't miss your chance to experience the beauty and serenity this property has to offer.

Key facts

• Spacious kitchen
• Updated bathrooms
• Picturesque pond

Tags

• SPRAWLING 2-ACRE PROPERTY
• PICTURESQUE POND
• LARGE ENTERTAINING AREA
• SPACIOUS KITCHEN
• UPDATED BATHROOMS
• WELL-MAINTAINED INTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (33.5% below list).
• Recommended offer: $216k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in Howell — 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 (#107 in MI, #2,598 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 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 $10k 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 18 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago 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.
• Current owner paid $100k; list at $325k implies a 227% gain — meaningful room to come down on a strong offer.

Recommended offer $216,137 (33.5% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.67% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 12.5

CMA / ARV

• ARV (median comp): $504,616
• List price: $324,900
• Delta: -35.61%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5956 Kerri Ln	0.08mi	3/2.0	1,707 (-1%)	10mo	$455,000	$267	86

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-73,916
• Equity at exit: $48,444

10-year hold

• IRR: -18.9%
• Equity multiple: -0.01×
• Total profit: $-92,011
• Equity at exit: $28,091

Cash invested: $90,972 (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 48855

• Active inventory: 148
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-332

Break-even live

Break-even rent $2,582

Max offer price $266,169

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-03
   status Pending 1450-char remark

   Show marketing remark (1450 chars)

   Absolutely stunning ranch home on a sprawling 2-acre property with a picturesque pond! This home is a true gem, offering a blend of modern comfort and the tranquility of country living. Nestled on a generous 2-acre lot, this ranch-style home boasts the perfect blend of privacy and natural beauty. The serene pond adds an extra layer of charm, making it a nature lover's paradise. With 5 bedrooms and 3 baths, this home offers ample space for families of all sizes. The large entertaining area is the heart of this home. Whether you're hosting family gatherings, parties, or simply relaxing with loved ones, this space is perfect for creating unforgettable memories. This ranch home seamlessly combines the appeal of a rural setting with modern conveniences. The spacious kitchen, updated bathrooms, and well-maintained interior make it a comfortable place to call home. Beyond the pond, the expansive 2-acre lot offers endless possibilities for outdoor activities and gardening. Enjoy the changing seasons and embrace the tranquility of the countryside. The private driveway adds an extra layer of exclusivity and security to the property. You'll feel a sense of seclusion while still being conveniently located to nearby amenities. In summary, this ranch home is a rare find, offering the best of both worlds: a tranquil country setting with modern amenities. Don't miss your chance to experience the beauty and serenity this property has to offer.

2. 2026-05-02
   status Pending 1450-char remark

   Show marketing remark (1450 chars)

   Absolutely stunning ranch home on a sprawling 2-acre property with a picturesque pond! This home is a true gem, offering a blend of modern comfort and the tranquility of country living. Nestled on a generous 2-acre lot, this ranch-style home boasts the perfect blend of privacy and natural beauty. The serene pond adds an extra layer of charm, making it a nature lover's paradise. With 5 bedrooms and 3 baths, this home offers ample space for families of all sizes. The large entertaining area is the heart of this home. Whether you're hosting family gatherings, parties, or simply relaxing with loved ones, this space is perfect for creating unforgettable memories. This ranch home seamlessly combines the appeal of a rural setting with modern conveniences. The spacious kitchen, updated bathrooms, and well-maintained interior make it a comfortable place to call home. Beyond the pond, the expansive 2-acre lot offers endless possibilities for outdoor activities and gardening. Enjoy the changing seasons and embrace the tranquility of the countryside. The private driveway adds an extra layer of exclusivity and security to the property. You'll feel a sense of seclusion while still being conveniently located to nearby amenities. In summary, this ranch home is a rare find, offering the best of both worlds: a tranquil country setting with modern amenities. Don't miss your chance to experience the beauty and serenity this property has to offer.

3. 2026-04-14
   listed $324,900 Active 1450-char remark

   Show marketing remark (1450 chars)

   Absolutely stunning ranch home on a sprawling 2-acre property with a picturesque pond! This home is a true gem, offering a blend of modern comfort and the tranquility of country living. Nestled on a generous 2-acre lot, this ranch-style home boasts the perfect blend of privacy and natural beauty. The serene pond adds an extra layer of charm, making it a nature lover's paradise. With 5 bedrooms and 3 baths, this home offers ample space for families of all sizes. The large entertaining area is the heart of this home. Whether you're hosting family gatherings, parties, or simply relaxing with loved ones, this space is perfect for creating unforgettable memories. This ranch home seamlessly combines the appeal of a rural setting with modern conveniences. The spacious kitchen, updated bathrooms, and well-maintained interior make it a comfortable place to call home. Beyond the pond, the expansive 2-acre lot offers endless possibilities for outdoor activities and gardening. Enjoy the changing seasons and embrace the tranquility of the countryside. The private driveway adds an extra layer of exclusivity and security to the property. You'll feel a sense of seclusion while still being conveniently located to nearby amenities. In summary, this ranch home is a rare find, offering the best of both worlds: a tranquil country setting with modern amenities. Don't miss your chance to experience the beauty and serenity this property has to offer.

4. 2026-04-14
   listed $324,900 Active 1450-char remark

   Show marketing remark (1450 chars)

   Absolutely stunning ranch home on a sprawling 2-acre property with a picturesque pond! This home is a true gem, offering a blend of modern comfort and the tranquility of country living. Nestled on a generous 2-acre lot, this ranch-style home boasts the perfect blend of privacy and natural beauty. The serene pond adds an extra layer of charm, making it a nature lover's paradise. With 5 bedrooms and 3 baths, this home offers ample space for families of all sizes. The large entertaining area is the heart of this home. Whether you're hosting family gatherings, parties, or simply relaxing with loved ones, this space is perfect for creating unforgettable memories. This ranch home seamlessly combines the appeal of a rural setting with modern conveniences. The spacious kitchen, updated bathrooms, and well-maintained interior make it a comfortable place to call home. Beyond the pond, the expansive 2-acre lot offers endless possibilities for outdoor activities and gardening. Enjoy the changing seasons and embrace the tranquility of the countryside. The private driveway adds an extra layer of exclusivity and security to the property. You'll feel a sense of seclusion while still being conveniently located to nearby amenities. In summary, this ranch home is a rare find, offering the best of both worlds: a tranquil country setting with modern amenities. Don't miss your chance to experience the beauty and serenity this property has to offer.

5. 2023-12-11
   historical
6. 2023-12-11
   historical
7. 2023-09-15
   listed $355,000 Active
8. 2023-09-15
   listed $355,000 Active
9. 2008-06-27
   soldstatus $99,500
10. 2008-06-27
    soldstatus $99,500
11. 2008-05-20
    historical
12. 2008-03-23
    historical
13. 2008-01-29
    listed $115,000
14. 2008-01-05
    historical
15. 2007-07-09
    listed $99,500
16. 2007-07-09
    listed $99,500
17. 2007-07-09
    listed $125,000
18. 2007-04-10
    historical
19. 2006-05-08
    listed $229,900
20. 2005-09-29
    soldstatus $209,000

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $3,706 · $309/mo
• Expected delta: +$1,297/yr (+$108/mo · 53.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,936
• − Mortgage interest: −$18,199
• − Property taxes: −$2,409
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$9,452
• Taxable loss: −$9,898
• Est. tax savings @ 24.0%: +$2,376
• After-tax cash flow: $-1,614/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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 of 540 in MI

Livability — Howell

• Score: 78/100
• State rank: #107
• US rank: #2598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 48,014
• Population (ZIP): 16,625

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 13% Italian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · 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: ▼ -263.08%
• Current HPI: 215.0884
• 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

+55.5% since first listed

20 events — show timeline

• 2026-05-03 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-04-14 Listed $324,900 MiRealSource-MiMLS
• 2026-04-14 Listed $324,900 REALCOMP
• 2023-12-11 Listing Removed — MiRealSource-MiMLS
• 2023-12-11 Listing Removed — REALCOMP
• 2023-09-15 Listed $355,000 MiRealSource-MiMLS
• 2023-09-15 Listed $355,000 REALCOMP
• 2008-06-27 Sold (MLS) $99,500 REALCOMP
• 2008-06-27 Sold (MLS) $99,500 MiRealSource-MiMLS
• 2008-05-20 Listing Removed — MiRealSource-MiMLS
• 2008-03-23 Listing Removed — REALCOMP
• 2008-01-29 Listed $115,000 REALCOMP
• 2008-01-05 Listing Removed — REALCOMP
• 2007-07-09 Listed $125,000 REALCOMP
• 2007-07-09 Listed $99,500 REALCOMP
• 2007-07-09 Listed $99,500 MiRealSource-MiMLS
• 2007-04-10 Listing Removed — REALCOMP
• 2006-05-08 Listed $229,900 REALCOMP
• 2005-09-29 Sold (Public Records) $209,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,409 · +3.1% YoY. Source: county tax records.