8 Brookfield · Swartz Creek, MI 48473

$59,900

3 bd · 2.0 ba · 1,680 sqft · Other · 73 Days on market

Built 1998 $36/sqft · 16% below area Est $71k · 16% under $745/mo HOA · 44% of rent ↓ 21% 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 +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home - perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry - ideal for any home chef. Just off the kitchen, you'll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don't miss your chance to own this move-in ready gem - schedule your showing today!

Key facts

• Ample counter space
• Large center island
• Spacious kitchen

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE CENTER ISLAND
• AMPLE COUNTER SPACE
• AMPLE CABINET SPACE
• GENEROUSLY SIZED BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.9% in Swartz Creek — 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 66/100 on livability (#433 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Swartz Creek Community Schools (suburban): math 23% / reading 44% proficiency, ranked #298 of 540 in MI (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Genesee County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.84% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 2.9

CMA / ARV

• ARV (median comp): $71,437
• List price: $59,900
• Delta: -16.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $5,939
• Equity at exit: $8,931

10-year hold

• IRR: 18.6%
• Equity multiple: 2.58×
• Total profit: $26,568
• Equity at exit: $5,179

Cash invested: $16,772 (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 48473

• Active inventory: 166
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$25
• HOA: −$745
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $239

Break-even live

Break-even rent $1,400

Max offer price $59,900

Occupancy floor 81%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Ashley Cir #134 Swartz Creek, MI	3.0	2.0	1344	$1,669	$1.24	13d	1	0.25mi

HOA detail

• Monthly dues: $745 · $8,940/yr

Listing history 18 events

1. 2026-06-09
   status $59,900 Pending 73 DOM
2. 2026-06-08
   days on market $59,900 Active 73 DOM
3. 2026-06-07
   days on market $59,900 Active 72 DOM
4. 2026-06-05
   days on market $59,900 Active 69 DOM
5. 2026-06-02
   days on market $59,900 Active 67 DOM
6. 2026-06-01
   days on market $59,900 Active 66 DOM
7. 2026-05-31
   days on market $59,900 Active 65 DOM
8. 2026-05-30
   days on market $59,900 Active 64 DOM
9. 2026-05-12
   price $62,900 1177-char remark

   Show marketing remark (1201 chars)

   Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home—perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry—ideal for any home chef. Just off the kitchen, you’ll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don’t miss your chance to own this move-in ready gem—schedule your showing today!

10. 2026-05-12
    price $62,900 1201-char remark

    Show marketing remark (1201 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home—perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry—ideal for any home chef. Just off the kitchen, you’ll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don’t miss your chance to own this move-in ready gem—schedule your showing today!

11. 2026-05-05
    price $67,900 1177-char remark

    Show marketing remark (1201 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home—perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry—ideal for any home chef. Just off the kitchen, you’ll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don’t miss your chance to own this move-in ready gem—schedule your showing today!

12. 2026-05-05
    price $67,900 1201-char remark

    Show marketing remark (1201 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home—perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry—ideal for any home chef. Just off the kitchen, you’ll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don’t miss your chance to own this move-in ready gem—schedule your showing today!

13. 2026-04-23
    price $71,900 1177-char remark

    Show marketing remark (1201 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home—perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry—ideal for any home chef. Just off the kitchen, you’ll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don’t miss your chance to own this move-in ready gem—schedule your showing today!

14. 2026-04-23
    price $71,900 1201-char remark

    Show marketing remark (1201 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home—perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry—ideal for any home chef. Just off the kitchen, you’ll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don’t miss your chance to own this move-in ready gem—schedule your showing today!

15. 2026-04-10
    price $74,900 1177-char remark

    Show marketing remark (1177 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home - perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry - ideal for any home chef. Just off the kitchen, you'll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don't miss your chance to own this move-in ready gem - schedule your showing today!

16. 2026-04-09
    price $74,900 1201-char remark

    Show marketing remark (1201 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home—perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry—ideal for any home chef. Just off the kitchen, you’ll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don’t miss your chance to own this move-in ready gem—schedule your showing today!

17. 2026-03-24
    listed $79,900 Active 1201-char remark

    Show marketing remark (1177 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home - perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry - ideal for any home chef. Just off the kitchen, you'll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don't miss your chance to own this move-in ready gem - schedule your showing today!

18. 2026-03-24
    listed $79,900 Active 1177-char remark

    Show marketing remark (1177 chars)

    Welcome home to this beautifully maintained 1,680 sq ft manufactured home in desirable Swartz Creek Estates! Step inside to an expansive living room filled with abundant natural light, creating a warm and inviting atmosphere. The open-concept layout offers seamless flow and easy access to all areas of the home - perfect for both everyday living and entertaining. The spacious kitchen is a true standout, featuring ample counter and cabinet space, a large center island, and a pantry - ideal for any home chef. Just off the kitchen, you'll find two generously sized bedrooms with ample closet space, along with a full bathroom. Privately situated on the opposite end of the home, the primary suite provides a peaceful retreat. The large primary bedroom offers abundant closet space with convenient access from both the bedroom and the en suite bathroom. The primary bath is designed for relaxation, complete with a large garden tub, separate stand-up shower, and a linen closet for added storage. Additional highlights include a one-car garage, perfect for parking, storage, or a hobby space. Don't miss your chance to own this move-in ready gem - schedule your showing today!

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$330/yr (+$27/mo · 125.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,423
• − Mortgage interest: −$3,355
• − Property taxes: −$263
• − Insurance: −$300
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$8,940
• − Depreciation: −$1,743
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $2,249/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: Swartz Creek Community Schools
• NCES district ID: 2633420
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $53,586
• Composite: 29.37/100
• National rank: #6530
• State rank: #298 of 540 in MI

Livability — Swartz Creek

• Score: 66/100
• State rank: #433
• US rank: #12045

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swartz Creek, MI
• County: Genesee County · 221,329 people
• City population: 22,339
• Metro: Flint, MI
• Population (ZIP): 22,339
• Household income: $77,921
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 310.0

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -216.16%
• Current HPI: 208.5281
• Rent YoY: —
• Metro: Flint, 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

-21.3% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $62,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $62,900 REALCOMP
• 2026-05-05 Price Changed $67,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $67,900 REALCOMP
• 2026-04-23 Price Changed $71,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $71,900 REALCOMP
• 2026-04-10 Price Changed $74,900 MiRealSource-MiMLS
• 2026-04-09 Price Changed $74,900 REALCOMP
• 2026-03-24 Listed $79,900 REALCOMP
• 2026-03-24 Listed $79,900 MiRealSource-MiMLS

Property tax history

+0.5%/yr

Latest (2025): $263 · +2.7% YoY. Source: county tax records.