8098 N Brookston Dr · Augusta, MI 48191

$119,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 267 Days on market

Built 1999 $66/sqft · 29% below area Est $167k · 29% under ↓ 23% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

Key facts

• Move-in ready
• Exterior ramp
• Basketball courts

Tags

• MOVE-IN READY
• WOOD BURNING FIREPLACE
• EXTERIOR RAMP
• GREAT VIEW OF THE POND
• BASKETBALL COURTS
• CLUBHOUSE FOR RENTAL USE

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$167,325) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#463 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, schools D-.
• Lincoln Consolidated School District (rural): math 17% / reading 33% proficiency, ranked #393 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 996 units permitted in Washtenaw County in 2024 (492 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washtenaw County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $36k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.45% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $167,325
• List price: $119,000
• Delta: -28.88%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8124 N Morley Dr	0.15mi	3/2.0	1,802 (+0%)	19mo	$89,000	$49	73
10873 Edwards Ln	0.32mi	3/2.0	1,800 (0%)	14mo	$180,000	$100	70
10748 Edwards Ln	0.36mi	3/2.0	1,818 (+1%)	13mo	$175,000	$96	67
8447 S Brookston Dr	0.30mi	3/2.0	1,568 (-13%)	5mo	$149,900	$96	56
7455 Elliott Ln	0.71mi	3/2.0	1,600 (-11%)	2mo	$310,000	$194	43
8611 Boyer Dr	0.45mi	3/2.0	1,540 (-14%)	16mo	$139,900	$91	38

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $15,361
• Equity at exit: $17,743

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $58,057
• Equity at exit: $10,289

Cash invested: $33,320 (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 48191

• Active inventory: 16
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $544

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 64%

Sensitivity live

Price	-10% $626	-5% $585	+0% $544	+5% $502	+10% $461
Rent	-10% $407	-5% $475	+0% $544	+5% $612	+10% $680
Rate	-1.0pp $603	-0.5pp $574	base $544	+0.5pp $513	+1.0pp $481

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50333 Willis Rd Belleville, MI	2.0–3.0	2.0	1232	$1,729	$1.40	0d	1	1.47mi

Listing history 20 events

1. 2026-05-31
   days on market $119,000 Active 267 DOM
2. 2026-05-30
   days on market $119,000 Active 266 DOM
3. 2026-03-19
   price $119,000 545-char remark

   Show marketing remark (545 chars)

   Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

4. 2026-03-18
   price $119,000 545-char remark

   Show marketing remark (545 chars)

   Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

5. 2026-03-18
   price $119,000

   Show marketing remark (545 chars)

   Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

6. 2026-02-13
   price $124,000 545-char remark

   Show marketing remark (545 chars)

   Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

7. 2026-02-12
   price $124,000 545-char remark

   Show marketing remark (545 chars)

   Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

8. 2026-02-12
   price $124,000

   Show marketing remark (545 chars)

   Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

9. 2026-01-06
   price $134,000 545-char remark

   Show marketing remark (545 chars)

   Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

10. 2026-01-06
    price $134,000 545-char remark

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

11. 2026-01-06
    price $134,000

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

12. 2025-10-21
    price $139,000 545-char remark

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

13. 2025-10-21
    price $139,000 545-char remark

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

14. 2025-10-21
    price $139,000

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

15. 2025-09-27
    price $149,900 545-char remark

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

16. 2025-09-27
    price $149,900 545-char remark

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

17. 2025-09-27
    price $149,900

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

18. 2025-09-06
    listed $154,900 Active 545-char remark

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

19. 2025-09-05
    listed $154,900 Active 545-char remark

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

20. 2025-09-05
    listed $154,900 Active

    Show marketing remark (545 chars)

    Motivated Seller!!! Large move-in ready manufactured home in Augusta Woods Manufactured Home Community for sale. With 1800 sq. ft. of living space, this home offers 3 bedrooms, 2 full baths, living room + additional family room with a wood burning fireplace, new flooring, exterior ramp, shed and a great view of the pond behind the home. Augusta Woods is just a short drive to Ann Arbor, Ypsilanti and Detroit Metro Airport. Amenities include basketball courts, a clubhouse for rental use and a pool. Lot rent will be $620/mo starting Jan 2026.

ⓘ 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: $20,748
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$3,462
• Taxable income: $4,921
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $5,341/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: Lincoln Consolidated School District
• NCES district ID: 2621570
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $68,001
• Composite: 23.72/100
• National rank: #7827
• State rank: #393 of 540 in MI

Livability — Augusta

• Score: 65/100
• State rank: #463
• US rank: #13012

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,253

Population outlook (Washtenaw County) Hauer SSP2

• Today (2025): 402,878 people
• By 2030: 424,104 · +5.3%
• By 2040: 464,633 · +15.3%
• By 2050: 504,728 · +25.3%
• By 2075: 614,463 · +52.5%
• By 2100: 676,181 · +67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 12% Black 9%
• Common ancestry: Romanian 7% Slovak 4% Portuguese 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Washtenaw

• 2024 margin: Solid D (+44.4) · D 71.0% · R 26.6% · Other 2.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 41.0pp · 2024: 44.4pp
• All cycles: 2024: D+44.4 2020: D+46.6 2016: D+41.5 2012: D+36.0 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.34%
• Current HPI: 175.5446
• 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

-23.2% since first listed

18 events — show timeline

• 2026-03-19 Price Changed $119,000 MiRealSource-MiMLS
• 2026-03-18 Price Changed $119,000 REALCOMP
• 2026-03-18 Price Changed $119,000 SW Michigan MLS
• 2026-02-13 Price Changed $124,000 MiRealSource-MiMLS
• 2026-02-12 Price Changed $124,000 REALCOMP
• 2026-02-12 Price Changed $124,000 SW Michigan MLS
• 2026-01-06 Price Changed $134,000 MiRealSource-MiMLS
• 2026-01-06 Price Changed $134,000 REALCOMP
• 2026-01-06 Price Changed $134,000 SW Michigan MLS
• 2025-10-21 Price Changed $139,000 MiRealSource-MiMLS
• 2025-10-21 Price Changed $139,000 REALCOMP
• 2025-10-21 Price Changed $139,000 SW Michigan MLS
• 2025-09-27 Price Changed $149,900 MiRealSource-MiMLS
• 2025-09-27 Price Changed $149,900 REALCOMP
• 2025-09-27 Price Changed $149,900 SW Michigan MLS
• 2025-09-06 Listed $154,900 REALCOMP
• 2025-09-05 Listed $154,900 SW Michigan MLS
• 2025-09-05 Listed $154,900 MiRealSource-MiMLS