725 Mason Rd · Howell, MI 48843

$269,000

4 bd · 1.5 ba · 1,884 sqft · SingleFamily · 14 Days on market

Built 1995 0.68 ac lot $143/sqft · 9% below area Est $294k · 9% under

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +11.3/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming country home on 0.68 acres in desirable Marion Twp! This 4-bedroom, 1.5-bath 1.5-story home offers 1,184 sq ft above grade with an unfinished walk-up basement providing additional potential. Spacious living room with abundant natural light and functional kitchen layout ready for your personal touch. Major features include natural gas, forced air heat, central A/C, well and septic, and paved road access. Large deep lot (99x297) offers plenty of space for outdoor enjoyment, expansion, or future improvements, plus existing shed for storage. Conveniently located just minutes from downtown Howell, Grand River, and major roadways, offering the perfect balance of country setting and accessibility. Ideal opportunity for homeowners, investors, or those looking for a value-add property.

Key facts

• 0.68 acre lot
• Built 1995
• Listed 14 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps
• Construction: Stone exterior; Asphalt roof
• Exterior features: Paved road access; Lot approximately 0.68 acres (99 x 297)

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Dishwasher; Free-standing gas range; Free-standing refrigerator; Unfinished walk-up basement with sump pump; Central air; Forced air heating (natural gas)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Cap rate 7.6% vs local median 3.4% 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.
• Zoned schools: Southwest Elementary School (math 46% / reading 52%, grade D, #425 of 1,397 statewide, top 31%, 551 students, 38% FRL); Parker Middle School (math 38% / reading 53%, grade D+, #161 of 493 statewide, top 33%, 741 students, 34% FRL); Howell High School (math 36% / reading 60%, grade D, #183 of 713 statewide, top 26%, 2,024 students, 25% FRL).
• Market conditions: 345 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 29y 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.

Recommended offer $269,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.01% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $294,103
• List price: $269,000
• Delta: -8.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Mason Rd	0.00mi	4/1.5	1,884 (0%)	1mo	$260,000	$138	99
521 W Crane St	0.43mi	3/2.0 (-1)	1,956 (+4%)	1mo	$315,000	$161	66
523 W Brooks St	0.38mi	3/1.5 (-1)	1,836 (-2%)	12mo	$365,000	$199	63
421 S Walnut St	0.49mi	4/2.0	1,802 (-4%)	8mo	$348,500	$193	61
415 W Sibley St	0.58mi	3/2.5 (-1)	1,900 (+1%)	2mo	$370,000	$195	61
416 Umberland Dr	0.59mi	3/2.5 (-1)	1,908 (+1%)	2mo	$393,900	$206	60
122 S Chestnut St	0.63mi	4/1.5	1,722 (-9%)	8mo	$290,000	$168	49
303 W Washington St	0.55mi	3/1.5 (-1)	2,136 (+13%)	6mo	$263,512	$123	42
1068 Weatherstone Ln	0.60mi	4/2.5	2,100 (+12%)	9mo	$430,000	$205	41
216 E Washington St	0.67mi	5/2.0 (+1)	1,665 (-12%)	2mo	$299,900	$180	40
1055 Kenny Brook Ln	0.71mi	3/2.0 (-1)	2,016 (+7%)	11mo	$359,900	$179	39
750 Dewars St	0.50mi	3/2.5 (-1)	2,160 (+15%)	8mo	$385,000	$178	37

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-24,926
• Equity at exit: $40,109

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,442
• Equity at exit: $23,258

Cash invested: $75,320 (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 48843

• Active inventory: 345
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,723 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $292

Break-even live

Break-even rent $2,353

Max offer price $269,000

Occupancy floor 84%

Sensitivity live

Price	-10% $478	-5% $385	+0% $292	+5% $199	+10% $106
Rent	-10% $77	-5% $185	+0% $292	+5% $400	+10% $508
Rate	-1.0pp $428	-0.5pp $361	base $292	+0.5pp $223	+1.0pp $152

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
684 Glenlivet St Howell, MI	3.0	3.5	1812	$2,500	$1.38	26d	1	0.35mi
1043 Kenny Brook Ln Howell, MI	4.0	2.5	1830	$2,295	$1.25	4d	1	0.73mi

Listing history 34 events

1. 2026-05-15
   listed $269,000 Active 796-char remark

   Show marketing remark (796 chars)

   Charming country home on 0.68 acres in desirable Marion Twp! This 4-bedroom, 1.5-bath 1.5-story home offers 1,184 sq ft above grade with an unfinished walk-up basement providing additional potential. Spacious living room with abundant natural light and functional kitchen layout ready for your personal touch. Major features include natural gas, forced air heat, central A/C, well and septic, and paved road access. Large deep lot (99x297) offers plenty of space for outdoor enjoyment, expansion, or future improvements, plus existing shed for storage. Conveniently located just minutes from downtown Howell, Grand River, and major roadways, offering the perfect balance of country setting and accessibility. Ideal opportunity for homeowners, investors, or those looking for a value-add property.

2. 2026-05-15
   listed $269,000 Active 796-char remark

   Show marketing remark (796 chars)

   Charming country home on 0.68 acres in desirable Marion Twp! This 4-bedroom, 1.5-bath 1.5-story home offers 1,184 sq ft above grade with an unfinished walk-up basement providing additional potential. Spacious living room with abundant natural light and functional kitchen layout ready for your personal touch. Major features include natural gas, forced air heat, central A/C, well and septic, and paved road access. Large deep lot (99x297) offers plenty of space for outdoor enjoyment, expansion, or future improvements, plus existing shed for storage. Conveniently located just minutes from downtown Howell, Grand River, and major roadways, offering the perfect balance of country setting and accessibility. Ideal opportunity for homeowners, investors, or those looking for a value-add property.

3. 2026-05-14
   historical $269,000 796-char remark

   Show marketing remark (796 chars)

   Charming country home on 0.68 acres in desirable Marion Twp! This 4-bedroom, 1.5-bath 1.5-story home offers 1,184 sq ft above grade with an unfinished walk-up basement providing additional potential. Spacious living room with abundant natural light and functional kitchen layout ready for your personal touch. Major features include natural gas, forced air heat, central A/C, well and septic, and paved road access. Large deep lot (99x297) offers plenty of space for outdoor enjoyment, expansion, or future improvements, plus existing shed for storage. Conveniently located just minutes from downtown Howell, Grand River, and major roadways, offering the perfect balance of country setting and accessibility. Ideal opportunity for homeowners, investors, or those looking for a value-add property.

4. 2021-02-26
   soldstatus $175,000 Sold

   Show marketing remark (229 chars)

   Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

5. 2021-02-01
   status Pending

   Show marketing remark (229 chars)

   Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

6. 2021-02-01
   status Pending

   Show marketing remark (229 chars)

   Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

7. 2021-01-30
   status Active

   Show marketing remark (229 chars)

   Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

8. 2021-01-30
   status Active

   Show marketing remark (229 chars)

   Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

9. 2021-01-28
   historical
10. 2020-11-19
    status Pending

    Show marketing remark (229 chars)

    Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

11. 2020-11-19
    status Pending

    Show marketing remark (229 chars)

    Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

12. 2020-11-13
    listed $170,000 Active

    Show marketing remark (229 chars)

    Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

13. 2020-11-13
    listed $170,000 Active

    Show marketing remark (229 chars)

    Charming stone home just outside the city of Howell with a spacious yard, parking areas and low township taxes. Recently repainted interior, septic replaced July 2016,hardwood floors, 1.5 baths and full basement. Immed occupancy!

14. 2020-06-14
    listed $170,000
15. 2017-03-31
    historical
16. 2016-11-15
    historical
17. 2016-11-13
    historical
18. 2016-10-14
    status Active
19. 2016-10-12
    historical
20. 2016-09-25
    price $129,000
21. 2016-09-24
    price $129,000
22. 2016-09-06
    price $139,000
23. 2016-09-06
    price $139,000
24. 2016-08-26
    listed $144,500 Active
25. 2016-08-26
    listed $144,500 Active
26. 2016-08-03
    listed $129,000
27. 2003-07-03
    historical
28. 2003-03-03
    listed $159,900
29. 2003-03-01
    historical
30. 2002-10-31
    listed $167,900
31. 1998-01-26
    historical
32. 1997-08-18
    listed $127,900
33. 1997-08-18
    historical
34. 1997-06-30
    listed $132,000

ⓘ 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: $32,679
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,614
• − Management: −$2,614
• − Depreciation: −$7,825
• Taxable loss: −$823
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $3,706/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

• County: Livingston County · 121,626 people
• City population: 48,014
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 48,014
• Household income: $94,577
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 644.0

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% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Italian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 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: ▼ -326.17%
• Current HPI: 180.5058
• 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

+97.0% since first listed

38 events — show timeline

• 2026-06-01 Sold (MLS) $260,000 REALCOMP
• 2026-06-01 Sold (MLS) $260,000 MiRealSource-MiMLS
• 2026-05-28 Pending — MiRealSource-MiMLS
• 2026-05-28 Pending — REALCOMP
• 2026-05-15 Listed $269,000 MiRealSource-MiMLS
• 2026-05-15 Listed $269,000 REALCOMP
• 2026-05-14 Coming Soon $269,000 MiRealSource-MiMLS
• 2021-02-26 Sold (MLS) $175,000 REALCOMP
• 2021-02-01 Pending — MiRealSource-MiMLS
• 2021-02-01 Pending — REALCOMP
• 2021-01-30 Relisted — MiRealSource-MiMLS
• 2021-01-30 Relisted — REALCOMP
• 2021-01-28 Listing Removed — MiRealSource-MiMLS
• 2020-11-19 Pending — MiRealSource-MiMLS
• 2020-11-19 Pending — REALCOMP
• 2020-11-13 Listed $170,000 MiRealSource-MiMLS
• 2020-11-13 Listed $170,000 REALCOMP
• 2020-06-14 Listed $170,000 MiRealSource-MiMLS
• 2017-03-31 Listing Removed — MiRealSource-MiMLS
• 2016-11-15 Listing Removed — MiRealSource-MiMLS
• 2016-11-13 Listing Removed — REALCOMP
• 2016-10-14 Relisted — REALCOMP
• 2016-10-12 Listing Removed — REALCOMP
• 2016-09-25 Price Changed $129,000 MiRealSource-MiMLS
• 2016-09-24 Price Changed $129,000 REALCOMP
• 2016-09-06 Price Changed $139,000 MiRealSource-MiMLS
• 2016-09-06 Price Changed $139,000 REALCOMP
• 2016-08-26 Listed $144,500 MiRealSource-MiMLS
• 2016-08-26 Listed $144,500 REALCOMP
• 2016-08-03 Listed $129,000 MiRealSource-MiMLS
• 2003-07-03 Listing Removed — REALCOMP
• 2003-03-03 Listed $159,900 REALCOMP
• 2003-03-01 Listing Removed — REALCOMP
• 2002-10-31 Listed $167,900 REALCOMP
• 1998-01-26 Listing Removed — REALCOMP
• 1997-08-18 Listing Removed — REALCOMP
• 1997-08-18 Listed $127,900 REALCOMP
• 1997-06-30 Listed $132,000 REALCOMP