3723 Pinoak St · Brandon, MI 48348

$23,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 160 Days on market

Built 1985 4,356 sqft lot $895/mo HOA · 61% of rent ↓ 8% since listing

---

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 to your new home! No propery taxes! Seller open to land contract with considerable down payment! Enjoy sunny afternoons basking on your expansive deck, or check out Sashabaw Meadows many amenities! Schedule your showing today before tax season brings everyone out! * HOA fee reflects base lot rent. 12.95 trash fee, 5.5 admin fee, and 3 school tax are additional. *

Key facts

• 4,356 sq ft lot
• Built 1985
• Listed 160 days

Property features AI

Finance

• Other: Pets allowed with breed restrictions; contact for details
• HOA & community: Homeowners association with monthly fee of $895

Exterior

• Parking: No garage
• Security: No security features specified
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built area above grade: 1,000
• Exterior features: Deck; Paved road access; Irregular-shaped lot (~0.1 acre)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall-mounted cooling unit
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: No washer/dryer specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $20k (12.0% 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 14% 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 $159 of loan paydown is wiped out by about $690 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 $6k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 61% of rent.

Recommended offer $20,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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: 6.39% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.02%
• DSCR: 1.89
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $12,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3628 Birch St	0.08mi	2/2.0	1,056 (+6%)	4mo	$13,000	$12	80

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: 14.0%
• Equity multiple: 1.57×
• Total profit: $3,689
• Equity at exit: $3,429

10-year hold

• IRR: 24.0%
• Equity multiple: 3.23×
• Total profit: $14,350
• Equity at exit: $1,989

Cash invested: $6,440 (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: $1,470 medium
• Mortgage (P&I): −$121
• Tax est. 1.5%: −$29 /mo · $345/yr
• Insurance: −$10
• HOA: −$895
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $107

Break-even live

Break-even rent $1,334

Max offer price $23,000

Occupancy floor 88%

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	1d	1	0.09mi
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	1d	1	0.12mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	1d	1	0.19mi

HOA detail

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

Listing history 19 events

1. 2026-06-18
   days on market $23,000 Active 160 DOM
2. 2026-06-17
   days on market $23,000 Active 159 DOM
3. 2026-06-16
   days on market $23,000 Active 158 DOM
4. 2026-06-15
   days on market $23,000 Active 157 DOM
5. 2026-06-13
   days on market $23,000 Active 155 DOM
6. 2026-06-09
   days on market $23,000 Active 151 DOM
7. 2026-06-08
   days on market $23,000 Active 150 DOM
8. 2026-06-07
   days on market $23,000 Active 149 DOM
9. 2026-06-04
   days on market $23,000 Active 146 DOM
10. 2026-06-03
    days on market $23,000 Active 145 DOM
11. 2026-06-02
    days on market $23,000 Active 144 DOM
12. 2026-06-01
    days on market $23,000 Active 143 DOM
13. 2026-05-31
    days on market $23,000 Active 142 DOM
14. 2026-01-09
    listed $23,000 Active

    Show marketing remark (374 chars)

    Welcome to your new home! No propery taxes! Seller open to land contract with considerable down payment! Enjoy sunny afternoons basking on your expansive deck, or check out Sashabaw Meadows many amenities! Schedule your showing today before tax season brings everyone out! * HOA fee reflects base lot rent. 12.95 trash fee, 5.5 admin fee, and 3 school tax are additional. *

15. 2026-01-09
    listed $23,000 Active 374-char remark

    Show marketing remark (374 chars)

    Welcome to your new home! No propery taxes! Seller open to land contract with considerable down payment! Enjoy sunny afternoons basking on your expansive deck, or check out Sashabaw Meadows many amenities! Schedule your showing today before tax season brings everyone out! * HOA fee reflects base lot rent. 12.95 trash fee, 5.5 admin fee, and 3 school tax are additional. *

16. 2025-11-24
    historical
17. 2025-11-24
    historical
18. 2025-05-23
    listed $25,000 Active
19. 2025-05-23
    listed $25,000 Active

ⓘ 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: $17,642
• − Mortgage interest: −$1,288
• − Property taxes: −$345
• − Insurance: −$115
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − HOA: −$10,740
• − Depreciation: −$669
• Taxable income: $1,661
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $891/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

-8.0% since first listed

6 events — show timeline

• 2026-01-09 Listed $23,000 REALCOMP
• 2026-01-09 Listed $23,000 MiRealSource-MiMLS
• 2025-11-24 Listing Removed — MiRealSource-MiMLS
• 2025-11-24 Listing Removed — REALCOMP
• 2025-05-23 Listed $25,000 MiRealSource-MiMLS
• 2025-05-23 Listed $25,000 REALCOMP