289 Lantana Dr · Brighton, MI 48116

$429,990

3 bd · 2.5 ba · 1,907 sqft · Townhouse · 107 Days on market

Built 2026 Excellent condition Garage $275/mo HOA · 9% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.7/10.0
• Cash flow +5.2/30.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summer move in. Welcome to 289 Lantana Drive, a beautifully designed new construction townhome in West Village of Brighton, located less than half a mile from downtown Brighton. Enjoy walkable access to restaurants, boutique shopping, parks, Mill Pond, and community events, with convenient access to US-23 and I-96. This popular Haven floorplan offers 1,907 square feet of thoughtfully designed living space featuring Pulte's Premier Design Package and Fresh Color Style. The bright, open-concept layout is highlighted by Bellhaven Hickory engineered hardwood flooring, Pure White walls, and elegant satin nickel finishes throughout. The upgraded built-in kitchen showcases Barnett Linen cabinetry, Outer Banks quartz countertops, a designer Artcrafted Dune tile backsplash, oversized island, gas appliance package, convenience storage upgrades, and a premium MotionSense faucet. The kitchen flows seamlessly into the cafe and gathering room, creating an ideal space for entertaining and everyday living. Upstairs, a spacious loft offers flexible living space for a home office, media room, or fitness area. The Owner's Suite features a large walk-in closet and a beautifully finished bath with a tiled walk-in shower and designer Dynamic Beige tile selections. Two additional bedrooms, a full bath, and second-floor laundry complete the upper level. Additional features include smart home technology, LED recessed lighting, and an attached two-car garage featuring a professionally finished epoxy floor and over three plus additional feet of storage space - perfect for bikes, seasonal decor, tools, and outdoor gear. Experience the benefits of brand-new construction and a walkable downtown lifestyle in one of Brighton's most desirable new communities.

Key facts

• Spacious loft
• Oversized island
• $275 HOA

Tags

• NEW CONSTRUCTION TOWNHOME
• WALKABLE ACCESS TO RESTAURANTS
• CONVENIENT ACCESS TO US-23
• UPGRADED BUILT-IN KITCHEN
• OVERSIZED ISLAND
• SPACIOUS LOFT

🏗️ New construction. The $429,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $444,402.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $430k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (31.3% below list).
• Recommended offer: $295k (31.3% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 2.9% in Brighton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Brighton Area Schools (suburban): math 59% / reading 69% proficiency, ranked #22 of 540 in MI (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Hornung Elementary School (math 72% / reading 72%, grade A-, #51 of 1,397 statewide, top 5%, 545 students, 14% FRL); Scranton Middle School (math 56% / reading 71%, grade B+, #42 of 493 statewide, top 8%, 828 students, 16% FRL); Brighton High School (math 54% / reading 75%, grade B-, #46 of 713 statewide, top 7%, 1,961 students, 13% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: 185 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($107k/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 $3k of loan paydown is wiped out by about $13k 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 107 days — a 9% lower offer ($391k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $295,487 (31.3% 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 107 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.66% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 12.5

CMA / ARV

• ARV (median comp): $444,402
• List price: $429,990
• Delta: -3.24%
• 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
301 Lantana Dr	0.01mi	3/2.5	1,907 (0%)	1mo	$399,990	$210	99
228 Lantana Dr	0.04mi	3/2.5	1,907 (0%)	3mo	$476,510	$250	96
253 Lantana Dr	0.05mi	3/2.5	1,907 (0%)	3mo	$399,990	$210	95
216 Lantana Dr	0.05mi	3/2.5	1,907 (0%)	3mo	$434,990	$228	95
210 Lantana Dr	0.06mi	3/2.5	1,907 (0%)	3mo	$462,930	$243	95
222 Lantana Dr	0.39mi	3/2.5	1,907 (0%)	0mo	$404,990	$212	82
293 N 2nd St #106	0.24mi	3/2.0	2,013 (+6%)	12mo	$430,000	$214	67
211 Madison St	0.35mi	2/2.5 (-1)	1,935 (+2%)	12mo	$422,000	$218	66
143 S 2nd St	0.35mi	2/2.5 (-1)	1,768 (-7%)	1mo	$380,000	$215	66
109 S 2nd St	0.33mi	2/2.5 (-1)	2,066 (+8%)	6mo	$414,000	$200	61
215 Madison St	0.35mi	2/2.5 (-1)	1,935 (+2%)	19mo	$365,000	$189	60
105 S 2nd St	0.32mi	2/2.5 (-1)	1,778 (-7%)	13mo	$462,000	$260	58

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: -33.7%
• Equity multiple: -0.09×
• Total profit: $-136,242
• Equity at exit: $66,262

10-year hold

• IRR: -41.4%
• Equity multiple: -0.61×
• Total profit: $-200,750
• Equity at exit: $38,424

Cash invested: $124,433 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 18 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $439,000 ($231/sqft)
• Median days on market: 15 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +1.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48116

• Active inventory: 185
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,955 high
• Mortgage (P&I): −$2,330
• Tax est. 1.5%: −$556 /mo · $6,666/yr
• Insurance: −$185
• HOA: −$275
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-1,012

Break-even live

Break-even rent $4,236

Max offer price $297,991

Occupancy floor —

Sensitivity live

Price	-10% $-705	-5% $-858	+0% $-1,012	+5% $-1,165	+10% $-1,319
Rent	-10% $-1,245	-5% $-1,129	+0% $-1,012	+5% $-895	+10% $-778
Rate	-1.0pp $-788	-0.5pp $-899	base $-1,012	+0.5pp $-1,127	+1.0pp $-1,244

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: $111,100
• Closing costs: $13,332
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 State St Brighton, MI	3.0	1.5	1437	$2,300	$1.60	61d	1	0.11mi
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$3,335	$3.21	56d	1	0.61mi
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$3,448	$3.32	0d	52	0.61mi
553 Glenwyth Rd Brighton, MI	3.0	2.0	1586	$2,500	$1.58	33d	1	0.94mi
4229 Deeside Dr Brighton, MI	2.0–3.0	2.0	1481	$2,716	$1.83	0d	4	0.95mi
4229 Deeside Dr Brighton, MI	2.0–3.0	2.0	1606	$2,620	$1.63	56d	1	0.95mi
8315 Hilton Rd Brighton, MI	4.0	3.0	2103	$5,430	$2.58	83d	1	1.26mi

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee of $275HOA maintains grounds and provides snow removalCommunity sidewalks

Exterior

• Parking: Attached garage2 garage spacesDrivewayGarage door openerGarage faces rear
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Public waterPublic sewerCable availableUnderground utilitiesDoors, HVAC, insulation, lighting, thermostat, and windows built to green/energy-efficient standardsLow-flow water fixtures
• Home design: Condominium (residential)New constructionTwo levelsGround-level entry
• Construction: Stone and vinyl siding exteriorSlab foundationHome warranty included
• Exterior features: Private entranceCovered porchAsphalt roofPaved road access on a private maintained roadPrivate road frontage

Interior

• Kitchen: Built-in electric ovenGas cooktopDishwasherRange hoodStainless steel appliances
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Exhaust fanCentral air conditioning
• Interior features: Smart thermostatENERGY STAR qualified windowsBuilt-in electric ovenDishwasherGas cooktopRange hoodStainless steel appliancesVented exhaust fanElectric and gas water heatersHumidifierVented moisture control and ventilation (improved indoor air quality)
• Laundry & utility: Laundry room with washer hookupWasher hookup availableElectric dryer hookupGas dryer hookup

HOA detail $275/mo · $3,300/yr

• Likely covers: gas

Listing history 50 events

1. 2026-09-23
   days on market $429,990 Active 107 DOM
2. 2026-09-22
   days on market $429,990 Active 106 DOM
3. 2026-09-21
   days on market $429,990 Active 105 DOM
4. 2026-09-20
   days on market $429,990 Active 104 DOM
5. 2026-09-19
   days on market $429,990 Active 103 DOM
6. 2026-09-18
   days on market $429,990 Active 102 DOM
7. 2026-09-17
   days on market $429,990 Active 101 DOM
8. 2026-09-16
   days on market $429,990 Active 100 DOM
9. 2026-09-15
   days on market $429,990 Active 99 DOM
10. 2026-09-14
    days on market $429,990 Active 98 DOM
11. 2026-09-13
    days on market $429,990 Active 97 DOM
12. 2026-09-12
    days on market $429,990 Active 96 DOM
13. 2026-09-11
    days on market $429,990 Active 95 DOM
14. 2026-09-05
    days on market $429,990 Active 89 DOM
15. 2026-09-04
    days on market $429,990 Active 88 DOM
16. 2026-09-03
    days on market $429,990 Active 87 DOM
17. 2026-08-31
    days on market $429,990 Active 84 DOM
18. 2026-08-30
    days on market $429,990 Active 83 DOM
19. 2026-08-29
    days on market $429,990 Active 82 DOM
20. 2026-08-28
    days on market $429,990 Active 81 DOM
21. 2026-08-27
    days on market $429,990 Active 80 DOM
22. 2026-08-26
    days on market $429,990 Active 79 DOM
23. 2026-08-25
    days on market $429,990 Active 78 DOM
24. 2026-08-24
    days on market $429,990 Active 77 DOM
25. 2026-08-23
    days on market $429,990 Active 76 DOM
26. 2026-08-22
    days on market $429,990 Active 75 DOM
27. 2026-08-21
    pricedays on market $429,990 Active 74 DOM
28. 2026-08-20
    days on market $434,990 Active 73 DOM
29. 2026-08-19
    days on market $434,990 Active 72 DOM
30. 2026-08-18
    days on market $434,990 Active 71 DOM
31. 2026-08-17
    days on market $434,990 Active 70 DOM
32. 2026-08-16
    days on market $434,990 Active 69 DOM
33. 2026-08-15
    days on market $434,990 Active 68 DOM
34. 2026-08-14
    days on market $434,990 Active 67 DOM
35. 2026-08-13
    days on market $434,990 Active 66 DOM
36. 2026-08-12
    days on market $434,990 Active 65 DOM
37. 2026-08-11
    days on market $434,990 Active 64 DOM
38. 2026-08-10
    days on market $434,990 Active 63 DOM
39. 2026-08-09
    days on market $434,990 Active 62 DOM
40. 2026-08-08
    days on market $434,990 Active 61 DOM
41. 2026-08-06
    days on market $434,990 Active 59 DOM
42. 2026-08-05
    days on market $434,990 Active 58 DOM
43. 2026-08-04
    days on market $434,990 Active 57 DOM
44. 2026-08-03
    days on market $434,990 Active 56 DOM
45. 2026-07-31
    days on market $434,990 Active 53 DOM
46. 2026-07-30
    days on market $434,990 Active 52 DOM
47. 2026-07-30
    days on market $434,990 Active 51 DOM
48. 2026-07-28
    days on market $434,990 Active 50 DOM
49. 2026-07-26
    days on market $434,990 Active 48 DOM
50. 2026-07-24
    days on market $434,990 Active 46 DOM

ⓘ 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: $35,458
• − Mortgage interest: −$24,893
• − Property taxes: −$6,666
• − Insurance: −$2,222
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − HOA: −$3,300
• − Depreciation: −$12,928
• Taxable loss: −$20,224
• Est. tax savings @ 24.0%: +$4,854
• After-tax cash flow: $-7,288/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This beautifully designed new construction townhome is move-in ready with excellent condition and a fresh design package. It offers a bright, open-concept layout and is located in a prime location with easy access to downtown Brighton and local amenities.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Interior touch-ups — Maintains and enhances the home's aesthetic appeal. ↑

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Hornung Elementary School A- MI #51/1,397 Nat'l #2,792/41,679 Middle Scranton Middle School B+ MI #42/493 Nat'l #1,406/14,009 High Brighton High School B- MI #46/713 Nat'l #2,821/17,239

Schools (NCES district)

• District: Brighton Area Schools
• NCES district ID: 2606870
• Math proficiency: 59% ▼ -3.00%
• Reading proficiency: 69% ▼ -2.00%
• Median HH income: $84,114
• Composite: 57.62/100
• National rank: #1062
• State rank: #22 of 540 in MI

B Composite livability gradescore 78/100

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

• Census place: Brighton, MI
• County: Livingston County · 202,920 people
• City population: 27,289
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,289
• Household income: $106,763
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 12% Italian 6% Lithuanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Other Indo-European 1% German/W. Germanic 1% Russian/Polish/Slavic 1%

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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: ▼ -300.62%
• Current HPI: 183.6902
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee of $275HOA maintains grounds and provides snow removalCommunity sidewalks

Exterior

• Parking: Attached garage2 garage spacesDrivewayGarage door openerGarage faces rear
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Public waterPublic sewerCable availableUnderground utilitiesDoors, HVAC, insulation, lighting, thermostat, and windows built to green/energy-efficient standardsLow-flow water fixtures
• Home design: Condominium (residential)New constructionTwo levelsGround-level entry
• Construction: Stone and vinyl siding exteriorSlab foundationHome warranty included
• Exterior features: Private entranceCovered porchAsphalt roofPaved road access on a private maintained roadPrivate road frontage

Interior

• Kitchen: Built-in electric ovenGas cooktopDishwasherRange hoodStainless steel appliances
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Exhaust fanCentral air conditioning
• Interior features: Smart thermostatENERGY STAR qualified windowsBuilt-in electric ovenDishwasherGas cooktopRange hoodStainless steel appliancesVented exhaust fanElectric and gas water heatersHumidifierVented moisture control and ventilation (improved indoor air quality)
• Laundry & utility: Laundry room with washer hookupWasher hookup availableElectric dryer hookupGas dryer hookup

Price history

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $434,990 MiRealSource-MiMLS
• 2026-06-08 Listed $434,990 REALCOMP
• 2026-06-08 Listed $434,990 Zillow