2695 Gary Ave · Brighton, MI 48114

$45,000

2 bd · 1.0 ba · 780 sqft · Manufactured public records · 21 Days on market

Built 1970 9,148 sqft lot $25/mo HOA · 2% of rent ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Located in desirable Brighton mailing area with Howell School, this property presents a unique opportunity for investors, builders or buyers seeking the perfect location to build or put a new manufactured home on this lot. The home has been unoccupied for approximately 15 years * * DO NOT ENTER HOME * * Property is being SOLD AS IS and considered a TEARDOWN. Situated on a spacious . 21 acre lot, the true value is in the land. Features include city sewer, existing well and low township taxes helping make this an affordable opportunity. Enjoy lake and beach access to All Sports Woodland Lake while be conveniently located just minutes from I96 & US 23 for an easy commute.

Key facts

• Existing well
• Minutes from i96
• City sewer

Tags

• SPACIOUS .21 ACRE LOT
• CITY SEWER
• EXISTING WELL
• LAKE AND BEACH ACCESS
• ALL SPORTS WOODLAND LAKE
• MINUTES FROM I96

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 150 (0.21 acre); Directions: Grand River to Hacker Rd, right on Woodland Shores, left on Gary Ave; Cross street: north of Grand River & east of Hacker Rd
• HOA & community: Homeowners association with $300 annual fee (about $25/month); Subdivision: Woodland Lake Estates 4

Exterior

• Parking: No garage
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Back yard fencing (fenced); Shed on property; Beach access and lake privileges to Woodland Lake; Wooded lot; Gravel road access

Interior

• Bedrooms: 2 rooms (includes bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.9% 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.
• 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: 136 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $38k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.83% ✓
• Cap rate: 21.89%
• Cash-on-cash: 55.70%
• DSCR: 3.48
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.1%
• Equity multiple: 3.38×
• Total profit: $30,043
• Equity at exit: $6,710

10-year hold

• IRR: 59.3%
• Equity multiple: 6.91×
• Total profit: $74,480
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,276 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$19
• HOA: −$25
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $585

Break-even live

Break-even rent $535

Max offer price $45,000

Occupancy floor 49%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8145 W Grand River Ave Unit 2 Brighton, MI	1.0	1.0	850	$1,250	$1.47	1d	1	0.67mi
8145 W Grand River Ave Unit 2 Brighton, MI	1.0	1.0	750	$1,300	$1.73	24d	1	0.67mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: sewer

Listing history 10 events

1. 2026-06-07
   statusdays on market $45,000 Pending 21 DOM
2. 2026-06-04
   days on market $45,000 Active 20 DOM
3. 2026-06-03
   days on market $45,000 Active 19 DOM
4. 2026-06-02
   days on market $45,000 Active 18 DOM
5. 2026-06-01
   days on market $45,000 Active 17 DOM
6. 2026-05-31
   days on market $45,000 Active 16 DOM
7. 2026-05-15
   listed $45,000 Active 689-char remark

   Show marketing remark (689 chars)

   Located in desirable Brighton mailing area with Howell School, this property presents a unique opportunity for investors, builders or buyers seeking the perfect location to build or put a new manufactured home on this lot. The home has been unoccupied for approximately 15 years * * DO NOT ENTER HOME * * Property is being SOLD AS IS and considered a TEARDOWN. Situated on a spacious . 21 acre lot, the true value is in the land. Features include city sewer, existing well and low township taxes helping make this an affordable opportunity. Enjoy lake and beach access to All Sports Woodland Lake while be conveniently located just minutes from I96 & US 23 for an easy commute.

8. 2026-05-15
   listed $45,000 Active 689-char remark

   Show marketing remark (689 chars)

   Located in desirable Brighton mailing area with Howell School, this property presents a unique opportunity for investors, builders or buyers seeking the perfect location to build or put a new manufactured home on this lot. The home has been unoccupied for approximately 15 years * * DO NOT ENTER HOME * * Property is being SOLD AS IS and considered a TEARDOWN. Situated on a spacious . 21 acre lot, the true value is in the land. Features include city sewer, existing well and low township taxes helping make this an affordable opportunity. Enjoy lake and beach access to All Sports Woodland Lake while be conveniently located just minutes from I96 & US 23 for an easy commute.

9. 2026-05-15
   listed $45,000 Active

   Show marketing remark (689 chars)

   Located in desirable Brighton mailing area with Howell School, this property presents a unique opportunity for investors, builders or buyers seeking the perfect location to build or put a new manufactured home on this lot. The home has been unoccupied for approximately 15 years * * DO NOT ENTER HOME * * Property is being SOLD AS IS and considered a TEARDOWN. Situated on a spacious . 21 acre lot, the true value is in the land. Features include city sewer, existing well and low township taxes helping make this an affordable opportunity. Enjoy lake and beach access to All Sports Woodland Lake while be conveniently located just minutes from I96 & US 23 for an easy commute.

10. 2026-05-15
    listed $45,000 Active

    Show marketing remark (689 chars)

    Located in desirable Brighton mailing area with Howell School, this property presents a unique opportunity for investors, builders or buyers seeking the perfect location to build or put a new manufactured home on this lot. The home has been unoccupied for approximately 15 years * * DO NOT ENTER HOME * * Property is being SOLD AS IS and considered a TEARDOWN. Situated on a spacious . 21 acre lot, the true value is in the land. Features include city sewer, existing well and low township taxes helping make this an affordable opportunity. Enjoy lake and beach access to All Sports Woodland Lake while be conveniently located just minutes from I96 & US 23 for an easy commute.

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,307
• − Mortgage interest: −$2,521
• − Property taxes: −$1,718
• − Insurance: −$225
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − HOA: −$300
• − Depreciation: −$1,309
• Taxable income: $6,785
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $5,389/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 — 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

-16.7% since first listed

14 events — show timeline

• 2026-06-11 Sold (MLS) $37,500 REALCOMP
• 2026-06-11 Sold (MLS) $37,500 MiRealSource-MiMLS
• 2026-06-11 Sold (MLS) $37,500 REALCOMP
• 2026-06-11 Sold (MLS) $37,500 MiRealSource-MiMLS
• 2026-06-05 Pending — MiRealSource-MiMLS
• 2026-06-05 Pending — MiRealSource-MiMLS
• 2026-06-05 Pending — REALCOMP
• 2026-06-05 Pending — REALCOMP
• 2026-05-28 Relisted — REALCOMP
• 2026-05-28 Listing Removed — REALCOMP
• 2026-05-15 Listed $45,000 REALCOMP
• 2026-05-15 Listed $45,000 MiRealSource-MiMLS
• 2026-05-15 Listed $45,000 REALCOMP
• 2026-05-15 Listed $45,000 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $1,718 · +131.2% YoY. Source: county tax records.