2125 Candy Ln · Brighton, MI 48114

$125,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 71 Days on market

Built 2024 Good condition 4,356 sqft lot $74/sqft · 64% below area ↓ 4% 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
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this one. Gorgeous 2024 manufactured home offering 4 bedrooms, 2 full baths, and almost 1,700 square feet in the desirable Sylvan Glen Estates Manufactured Home Community. This spacious home features an open floor plan with 2 living areas, a beautiful kitchen with a large island and stainless steel appliances, and a private primary bathroom. A storage shed provides extra space for your tools and outdoor items. Pets are welcome, there are no property taxes, and low lot rent is just $650 per month. Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. BATAVI.

Key facts

• Open floor plan
• Storage shed
• Large island

Tags

• OPEN FLOOR PLAN
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY BATHROOM
• STORAGE SHED

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$345,994) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($118k) 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. 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: 1.93% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.56%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $345,994
• List price: $125,000
• Delta: -63.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2668 Canfield Trl	0.37mi	4/2.0	1,712 (+2%)	22mo	$444,900	$260	61
2852 Acre Hill Rd	0.67mi	4/2.0	1,700 (+1%)	18mo	$43,000	$25	52
2656 Canfield Trl St	0.34mi	3/2.5 (-1)	1,870 (+11%)	12mo	$315,000	$168	49
6738 Grand Beach Dr	0.20mi	3/1.5 (-1)	1,450 (-14%)	19mo	$375,000	$259	46
1776 S Hughes Rd	0.67mi	3/2.0 (-1)	1,570 (-6%)	19mo	$701,200	$447	37

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: 31.2%
• Equity multiple: 2.31×
• Total profit: $45,842
• Equity at exit: $18,638

10-year hold

• IRR: 38.4%
• Equity multiple: 4.58×
• Total profit: $125,130
• Equity at exit: $10,808

Cash invested: $35,000 (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: 136
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $1,037

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 52%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   statusdays on market $125,000 Pending 71 DOM
2. 2026-04-14
   price $125,000 670-char remark

   Show marketing remark (670 chars)

   Don't miss this one. Gorgeous 2024 manufactured home offering 4 bedrooms, 2 full baths, and almost 1,700 square feet in the desirable Sylvan Glen Estates Manufactured Home Community. This spacious home features an open floor plan with 2 living areas, a beautiful kitchen with a large island and stainless steel appliances, and a private primary bathroom. A storage shed provides extra space for your tools and outdoor items. Pets are welcome, there are no property taxes, and low lot rent is just $650 per month. Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. BATAVI.

3. 2026-04-13
   price $125,000 676-char remark

   Show marketing remark (676 chars)

   Don’t miss this one. Gorgeous 2024 manufactured home offering 4 bedrooms, 2 full baths, and almost 1,700 square feet in the desirable Sylvan Glen Estates Manufactured Home Community. This spacious home features an open floor plan with 2 living areas, a beautiful kitchen with a large island and stainless steel appliances, and a private primary bathroom. A storage shed provides extra space for your tools and outdoor items. Pets are welcome, there are no property taxes, and low lot rent is just $650 per month. Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. BATAVI.

4. 2026-03-20
   listed $129,900 Active 670-char remark

   Show marketing remark (676 chars)

   Don’t miss this one. Gorgeous 2024 manufactured home offering 4 bedrooms, 2 full baths, and almost 1,700 square feet in the desirable Sylvan Glen Estates Manufactured Home Community. This spacious home features an open floor plan with 2 living areas, a beautiful kitchen with a large island and stainless steel appliances, and a private primary bathroom. A storage shed provides extra space for your tools and outdoor items. Pets are welcome, there are no property taxes, and low lot rent is just $650 per month. Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. BATAVI.

5. 2026-03-20
   listed $129,900 Active 676-char remark

   Show marketing remark (676 chars)

   Don’t miss this one. Gorgeous 2024 manufactured home offering 4 bedrooms, 2 full baths, and almost 1,700 square feet in the desirable Sylvan Glen Estates Manufactured Home Community. This spacious home features an open floor plan with 2 living areas, a beautiful kitchen with a large island and stainless steel appliances, and a private primary bathroom. A storage shed provides extra space for your tools and outdoor items. Pets are welcome, there are no property taxes, and low lot rent is just $650 per month. Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. BATAVI.

ⓘ 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: $28,877
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$3,636
• Taxable income: $11,118
• Est. tax owed @ 24.0%: −$2,668
• After-tax cash flow: $9,778/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 · 14 photos

Good 80/100 Cosmetic rehab

This 2024 manufactured home in the Sylvan Glen Estates Manufactured Home Community is in good condition with a good condition score of 80. It features an open floor plan, modern kitchen, and good curb appeal. The home is move-in ready with minor cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Resale paint the exterior — Fresh paint can enhance curb appeal and home value
• Both update flooring — Carpet can be replaced with hardwood or tile for a more modern look and easier maintenance
• Both install smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Resale paint the exterior — Fresh paint can enhance curb appeal and home value ↑
• Both update flooring — Carpet can be replaced with hardwood or tile for a more modern look and easier maintenance ↑
• Both install smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.8% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-13 Price Changed $125,000 REALCOMP
• 2026-03-20 Listed $129,900 REALCOMP
• 2026-03-20 Listed $129,900 MiRealSource-MiMLS