8737 Green Willow St #9 · Brighton, MI 48116

$85,000

2 bd · 1.0 ba · 733 sqft · Condo public records · 14 Days on market

Built 1978 $278/mo HOA · 15% of rent

---

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 +5.8/10.0
• 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

Perfect for investors or handy buyers looking to add value! This upper-level unit overlooking the pond offers 2-bedrooms, 1-bath, a private balcony and is ideally located in the heart of downtown Brighton. Association fees cover exterior maintenance, snow removal, garbage, water, sewer, and access to the common-area laundry facilities for added convenience. Enjoy a prime location just minutes from Main Street restaurants and shops, Mt. Brighton Ski Resort, and easy highway access. Great potential for rental income, renovation, or affordable homeownership opportunity!

Key facts

• Private balcony
• Prime location
• $278 HOA

Tags

• PRIVATE BALCONY
• PRIME LOCATION
• COMMON-AREA LAUNDRY FACILITIES

Property features AI

Finance

• Other: Pets allowed (number limit applies)
• Financial info: Annual property tax reported
• HOA & community: Homeowners association with monthly fee of $278; HOA covers grounds and structure maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Condominium; One story; Ground-level entry with steps; Hidden Harbor Condo subdivision; Faces unspecified
• Construction: Brick and wood siding exterior; Asphalt roof; Slab foundation; Built area above grade: 733 (units recorded in source)
• Exterior features: Paved private road with private maintenance; Sidewalks

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: 5 total rooms; Deck
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 15.9% 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.
• 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.
• Market conditions: 178 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $85,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.24% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.14%
• DSCR: 2.52
• GRM: 3.7

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $29,526
• Equity at exit: $12,674

10-year hold

• IRR: 37.0%
• Equity multiple: 4.44×
• Total profit: $81,957
• Equity at exit: $7,349

Cash invested: $23,800 (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 48116

• Active inventory: 178
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$446
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$35
• HOA: −$278
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $677

Break-even live

Break-even rent $1,048

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 N 2nd St Brighton, MI	1.0–3.0	1.0–2.0	1039	$2,550	$2.45	1d	1	0.06mi
8719 Meadowbrook Dr Brighton, MI	1.0	1.0	566	$1,075	$1.90	16d	1	0.08mi
8699 Meadowbrook Dr Brighton, MI	1.0–2.0	1.0	700	$1,450	$2.07	1d	8	0.12mi
619 Flint Rd Apt 1 Brighton, MI	1.0	1.0	700	$1,145	$1.64	43d	1	0.16mi
898 E Grand River Ave Brighton, MI	1.0–2.0	1.0	740	$1,295	$1.75	1d	1	1.16mi
8145 W Grand River Ave Unit 2 Brighton, MI	1.0	1.0	750	$1,300	$1.73	23d	1	1.27mi

HOA detail condo

• Monthly dues: $278 · $3,336/yr
• Likely covers: watersewertrashsnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-08
   status $85,000 Pending 14 DOM
2. 2026-06-07
   days on market $85,000 Active 14 DOM
3. 2026-06-04
   days on market $85,000 Active 11 DOM
4. 2026-06-03
   days on market $85,000 Active 10 DOM
5. 2026-06-02
   days on market $85,000 Active 9 DOM
6. 2026-06-01
   days on market $85,000 Active 8 DOM
7. 2026-05-31
   days on market $85,000 Active 7 DOM
8. 2026-05-24
   listed $85,000 Active

   Show marketing remark (573 chars)

   Perfect for investors or handy buyers looking to add value! This upper-level unit overlooking the pond offers 2-bedrooms, 1-bath, a private balcony and is ideally located in the heart of downtown Brighton. Association fees cover exterior maintenance, snow removal, garbage, water, sewer, and access to the common-area laundry facilities for added convenience. Enjoy a prime location just minutes from Main Street restaurants and shops, Mt. Brighton Ski Resort, and easy highway access. Great potential for rental income, renovation, or affordable homeownership opportunity!

9. 2026-05-24
   listed $85,000 Active 573-char remark

   Show marketing remark (573 chars)

   Perfect for investors or handy buyers looking to add value! This upper-level unit overlooking the pond offers 2-bedrooms, 1-bath, a private balcony and is ideally located in the heart of downtown Brighton. Association fees cover exterior maintenance, snow removal, garbage, water, sewer, and access to the common-area laundry facilities for added convenience. Enjoy a prime location just minutes from Main Street restaurants and shops, Mt. Brighton Ski Resort, and easy highway access. Great potential for rental income, renovation, or affordable homeownership opportunity!

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$241/yr (+$20/mo · 29.1%)

ⓘ 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 3/10 Moderate 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: $22,864
• − Mortgage interest: −$4,761
• − Property taxes: −$828
• − Insurance: −$425
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$3,336
• − Depreciation: −$2,473
• Taxable income: $7,383
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $6,353/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: 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

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 · 121,626 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: 495.0

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 (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%

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

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

+0.0% since first listed

2 events — show timeline

• 2026-05-24 Listed $85,000 REALCOMP
• 2026-05-24 Listed $85,000 MiRealSource-MiMLS

Property tax history

+1.7%/yr

Latest (2025): $828 · -5.5% YoY. Source: county tax records.