5248 Daniel Dr · Brighton, MI 48114

$350,000

3 bd · 1.5 ba · 1,839 sqft · SingleFamily public records · 20 Days on market

Built 1969 0.50 ac lot $190/sqft · 10% below area Est $389k · 10% under $21/mo HOA · 1% of rent

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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 +16.1/30.0
• ARV discount +12.0/15.0
• Schools +5.8/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! Come and check out this all-brick ranch home located on a large lot with many mature trees, backing up to the community soccer field. This home needs tender loving care, as the flooring has been removed. The roof is newer, the furnace is newer, and the water heater is newer. There is a masonry fireplace in the family room, a covered porch, and an open spacious living room. The flooring remaining is oak hardwood. All kitchen appliances included. This home is priced accurately, based on its current condition. The full finished basement is open and offers a potential 4th bedroom (daylight window but no closet). The laundry room is in the basement. Lake of the Pines features 2 community beaches, lake access, playgrounds, the adjacent soccer field and tennis courts for a nominal association fee ($251/year). This home is a PERFECT candidate for an FHA 203K loan or similar rehab product.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $251 (about $20.92/month)

Exterior

• Parking: Attached garage with direct access (approximately 2.5 spaces)
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Porch; Exterior lighting; Beach access and lake privileges to Lake of the Pines; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave; Disposal
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Microwave; Wood-burning fireplace in family room; Finished daylight walk-out basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (13.8% below list).
• Recommended offer: $302k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% 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.
• Zoned schools: Spencer Road Elementary School (math 72% / reading 72%, grade A-, #51 of 1,397 statewide, top 5%, 510 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: 142 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $10k 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 20 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 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 $301,800 (13.8% below list)

Questions for the listing agent

1. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $389,313
• List price: $350,000
• Delta: -10.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5311 Daniel Dr	0.08mi	3/2.0	1,854 (+1%)	23mo	$370,000	$200	74
5299 Kenicott Trl	0.13mi	3/1.5	1,960 (+7%)	22mo	$340,000	$173	65
10546 Culver Rd	0.39mi	3/3.0	1,928 (+5%)	22mo	$325,000	$169	50
10772 Grassy Knoll Ct	0.53mi	2/2.0 (-1)	1,964 (+7%)	11mo	$425,000	$216	48
4570 River Hills Ct	0.72mi	4/2.5 (+1)	1,987 (+8%)	2mo	$438,000	$220	42
4515 Kenicott Trl	0.74mi	4/2.5 (+1)	2,054 (+12%)	18mo	$422,500	$206	22

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-45,279
• Equity at exit: $52,186

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-24,944
• Equity at exit: $30,262

Cash invested: $98,000 (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: 142
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,018 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$146
• HOA: −$21
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $181

Break-even live

Break-even rent $2,789

Max offer price $350,000

Occupancy floor 89%

Sensitivity live

Price	-10% $379	-5% $280	+0% $181	+5% $82	+10% $-17
Rent	-10% $-58	-5% $62	+0% $181	+5% $300	+10% $419
Rate	-1.0pp $357	-0.5pp $270	base $181	+0.5pp $90	+1.0pp $-2

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11399 Izik's Way Brighton, MI	3.0	2.5	1726	$3,018	$1.75	0d	1	1.05mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: waterlandscaping

Listing history 5 events

1. 2026-05-11
   historical Accepting Backup Offers 913-char remark

   Show marketing remark (913 chars)

   Opportunity knocks! Come and check out this all-brick ranch home located on a large lot with many mature trees, backing up to the community soccer field. This home needs tender loving care, as the flooring has been removed. The roof is newer, the furnace is newer, and the water heater is newer. There is a masonry fireplace in the family room, a covered porch, and an open spacious living room. The flooring remaining is oak hardwood. All kitchen appliances included. This home is priced accurately, based on its current condition. The full finished basement is open and offers a potential 4th bedroom (daylight window but no closet). The laundry room is in the basement. Lake of the Pines features 2 community beaches, lake access, playgrounds, the adjacent soccer field and tennis courts for a nominal association fee ($251/year). This home is a PERFECT candidate for an FHA 203K loan or similar rehab product.

2. 2026-05-11
   historical Active Under Contract 914-char remark

   Show marketing remark (913 chars)

   Opportunity knocks! Come and check out this all-brick ranch home located on a large lot with many mature trees, backing up to the community soccer field. This home needs tender loving care, as the flooring has been removed. The roof is newer, the furnace is newer, and the water heater is newer. There is a masonry fireplace in the family room, a covered porch, and an open spacious living room. The flooring remaining is oak hardwood. All kitchen appliances included. This home is priced accurately, based on its current condition. The full finished basement is open and offers a potential 4th bedroom (daylight window but no closet). The laundry room is in the basement. Lake of the Pines features 2 community beaches, lake access, playgrounds, the adjacent soccer field and tennis courts for a nominal association fee ($251/year). This home is a PERFECT candidate for an FHA 203K loan or similar rehab product.

3. 2026-05-08
   listed $350,000 Active 913-char remark

   Show marketing remark (913 chars)

   Opportunity knocks! Come and check out this all-brick ranch home located on a large lot with many mature trees, backing up to the community soccer field. This home needs tender loving care, as the flooring has been removed. The roof is newer, the furnace is newer, and the water heater is newer. There is a masonry fireplace in the family room, a covered porch, and an open spacious living room. The flooring remaining is oak hardwood. All kitchen appliances included. This home is priced accurately, based on its current condition. The full finished basement is open and offers a potential 4th bedroom (daylight window but no closet). The laundry room is in the basement. Lake of the Pines features 2 community beaches, lake access, playgrounds, the adjacent soccer field and tennis courts for a nominal association fee ($251/year). This home is a PERFECT candidate for an FHA 203K loan or similar rehab product.

4. 2026-05-08
   listed $350,000 Active 914-char remark

   Show marketing remark (913 chars)

   Opportunity knocks! Come and check out this all-brick ranch home located on a large lot with many mature trees, backing up to the community soccer field. This home needs tender loving care, as the flooring has been removed. The roof is newer, the furnace is newer, and the water heater is newer. There is a masonry fireplace in the family room, a covered porch, and an open spacious living room. The flooring remaining is oak hardwood. All kitchen appliances included. This home is priced accurately, based on its current condition. The full finished basement is open and offers a potential 4th bedroom (daylight window but no closet). The laundry room is in the basement. Lake of the Pines features 2 community beaches, lake access, playgrounds, the adjacent soccer field and tennis courts for a nominal association fee ($251/year). This home is a PERFECT candidate for an FHA 203K loan or similar rehab product.

5. 2026-05-05
   historical $350,000 913-char remark

   Show marketing remark (913 chars)

   Opportunity knocks! Come and check out this all-brick ranch home located on a large lot with many mature trees, backing up to the community soccer field. This home needs tender loving care, as the flooring has been removed. The roof is newer, the furnace is newer, and the water heater is newer. There is a masonry fireplace in the family room, a covered porch, and an open spacious living room. The flooring remaining is oak hardwood. All kitchen appliances included. This home is priced accurately, based on its current condition. The full finished basement is open and offers a potential 4th bedroom (daylight window but no closet). The laundry room is in the basement. Lake of the Pines features 2 community beaches, lake access, playgrounds, the adjacent soccer field and tennis courts for a nominal association fee ($251/year). This home is a PERFECT candidate for an FHA 203K loan or similar rehab product.

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $3,901 · $325/mo
• Expected delta: +$1,489/yr (+$124/mo · 61.7%)

ⓘ 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 2/10 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: $36,216
• − Mortgage interest: −$19,605
• − Property taxes: −$2,412
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,897
• − Management: −$2,897
• − HOA: −$252
• − Depreciation: −$10,182
• Taxable loss: −$3,780
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $3,078/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

• 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

+0.0% since first listed

9 events — show timeline

• 2026-06-17 Sold (MLS) $350,000 MiRealSource-MiMLS
• 2026-06-17 Sold (MLS) $350,000 REALCOMP
• 2026-05-27 Pending — MiRealSource-MiMLS
• 2026-05-27 Pending — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-08 Listed $350,000 MiRealSource-MiMLS
• 2026-05-08 Listed $350,000 REALCOMP
• 2026-05-05 Coming Soon $350,000 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2025): $2,412 · -11.7% YoY. Source: county tax records.