2905 Mulberry Dr · Brandon, MI 48348

$39,900

4 bd · 2.0 ba · 1,860 sqft · Manufactured · 76 Days on market

Built 1996 Est $33k · 19% over ↓ 24% since listing

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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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

Key facts

• Large deck
• Hot water tank
• Newer furnace

Tags

• LARGE DECK
• NEWER FURNACE
• HOT WATER TANK
• REFRIGERATOR
• STOVE
• DISHWASHER

Property features AI

Finance

• HOA & community: Homeowners association present with monthly fees

Exterior

• Utilities: Public water; Public sewer
• Home design: One level; Manufactured home; Residential property; Located in Sashabaw Meadows subdivision
• Construction: Pillar/Post/Pier foundation; Above grade finished area approximately 1,860
• Exterior features: No pool

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Oven; Refrigerator; Range; Washer; Total of 4 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $38k (6.0% 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; high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 5.31% ✓
• Cap rate: 48.30%
• Cash-on-cash: 150.03%
• DSCR: 7.68
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $33,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2905 Mulberry Dr	0.00mi	4/2.0	1,860 (0%)	1mo	$34,000	$18	99

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: —
• Equity multiple: 8.39×
• Total profit: $82,527
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 17.70×
• Total profit: $186,545
• Equity at exit: $3,450

Cash invested: $11,172 (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: 1.6×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,397

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 29%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-25
   soldstatus $34,000 Closed 1378-char remark

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

2. 2026-05-25
   soldstatus $34,000 Closed

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

3. 2026-05-17
   status Pending

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

4. 2026-05-17
   status Pending 1378-char remark

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

5. 2026-05-01
   price $39,900 1378-char remark

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

6. 2026-05-01
   price $39,900

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

7. 2026-04-17
   price $42,000 1378-char remark

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

8. 2026-04-17
   price $42,000

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

9. 2026-03-02
   listed $45,000 Active

   Show marketing remark (1378 chars)

   Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

10. 2026-03-02
    listed $45,000 Active 1378-char remark

    Show marketing remark (1378 chars)

    Discover this inviting four-bedroom, two-bathroom manufactured home that offers a unique blend of comfort and outdoor living. Step onto the large deck that overlooks a serene field, providing a peaceful retreat without neighbors behind you. Inside, you’ll find a well-maintained space featuring drywall throughout, creating a cozy and inviting atmosphere. The newer furnace and hot water tank ensure modern convenience, while the kitchen comes equipped with a refrigerator, stove, and dishwasher, making meal preparation a breeze. The bathrooms boast tasteful designs, with attractive tile work in the shower areas. The primary bedroom includes a private bathroom, complete with a deep linen closet and additional shelving for all your storage needs. Located in a vibrant community, this home is just minutes from outdoor adventures at Independence Oaks County Park, Pine Knob Ski Resort, and Pine Knob Music Theater. You’ll also enjoy quick access to bustling Auburn Hills, only 15 minutes away. The community amenities enhance your lifestyle with a banquet room, barbecue and picnic area, a full-size baseball diamond, basketball court, clubhouse, fitness center, playground, and even RV parking. This home presents a wonderful opportunity to embrace a lifestyle filled with both comfort and adventure. * Furniture can also be included in the sale of the home! *

ⓘ 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: $25,405
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$1,161
• Taxable income: $17,147
• Est. tax owed @ 24.0%: −$4,115
• After-tax cash flow: $12,646/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

-24.4% since first listed

10 events — show timeline

• 2026-05-25 Sold (MLS) $34,000 REALCOMP
• 2026-05-25 Sold (MLS) $34,000 MiRealSource-MiMLS
• 2026-05-17 Pending — REALCOMP
• 2026-05-17 Pending — MiRealSource-MiMLS
• 2026-05-01 Price Changed $39,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $39,900 REALCOMP
• 2026-04-17 Price Changed $42,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $42,000 REALCOMP
• 2026-03-02 Listed $45,000 REALCOMP
• 2026-03-02 Listed $45,000 MiRealSource-MiMLS