2015 Plum St · Brandon, MI 48348

$74,999

3 bd · 1.0 ba · 1,680 sqft · Other public records · 108 Days on market

Built 1996

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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 +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

Key facts

• Spacious backyard
• Included shed
• Oversized kitchen

Tags

• SPACIOUS BACKYARD
• OVERSIZED KITCHEN
• BRAND NEW WINDOWS
• INCLUDED APPLIANCES
• INCLUDED GENERATOR
• INCLUDED SHED

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Community pool; Paved road access; Irregular lot shape

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Dishwasher; Dryer; Free-standing gas range; Free-standing refrigerator; Washer; Crawl space basement; Seven total rooms
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $75k.

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 $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 17% of the median local income ($129k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $68,249 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 2.48% ✓
• Cap rate: 22.79%
• Cash-on-cash: 58.90%
• DSCR: 3.62
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 57.5%
• Equity multiple: 3.55×
• Total profit: $53,481
• Equity at exit: $11,183

10-year hold

• IRR: 62.4%
• Equity multiple: 7.24×
• Total profit: $131,030
• Equity at exit: $6,485

Cash invested: $21,000 (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 48348

• Active inventory: 147
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$17 /mo · $199/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,031

Break-even live

Break-even rent $558

Max offer price $74,999

Occupancy floor 40%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 Juniper St Unit 795 Village of Clarkston, MI	3.0	2.0	1056	$1,399	$1.32	1d	1	0.15mi
3628 Birch St Unit 837 Village of Clarkston, MI	2.0	2.0	1056	$1,379	$1.31	1d	1	0.18mi
3684 Willow Ct Unit 747 Village of Clarkston, MI	3.0	2.0	1216	$1,329	$1.09	1d	1	0.24mi
4000 Brookside Rd Clarkston, MI	2.0	2.0	1672	$3,032	$1.81	1d	1	0.33mi

Listing history 29 events

1. 2026-06-18
   days on market $74,999 Active 108 DOM
2. 2026-06-17
   days on market $74,999 Active 107 DOM
3. 2026-06-16
   days on market $74,999 Active 106 DOM
4. 2026-06-15
   days on market $74,999 Active 105 DOM
5. 2026-06-13
   days on market $74,999 Active 103 DOM
6. 2026-06-09
   days on market $74,999 Active 99 DOM
7. 2026-06-08
   days on market $74,999 Active 98 DOM
8. 2026-06-07
   days on market $74,999 Active 97 DOM
9. 2026-06-04
   days on market $74,999 Active 94 DOM
10. 2026-06-03
    days on market $74,999 Active 93 DOM
11. 2026-06-02
    days on market $74,999 Active 92 DOM
12. 2026-06-01
    days on market $74,999 Active 91 DOM
13. 2026-05-31
    days on market $74,999 Active 90 DOM
14. 2026-05-08
    price $74,999 420-char remark

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

15. 2026-05-07
    status Active 420-char remark

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

16. 2026-05-07
    status Active

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

17. 2026-05-07
    price $74,999

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

18. 2026-05-04
    historical 420-char remark

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

19. 2026-04-07
    price $79,999 420-char remark

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

20. 2026-04-07
    price $79,999

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

21. 2026-02-27
    listed $89,999 Active 420-char remark

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

22. 2026-02-27
    listed $89,999 Active

    Show marketing remark (420 chars)

    Take a look at this stunning 3 bedroom 2 bath mobile home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don't miss out and schedule your showing today!

23. 2024-12-17
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Take a look at this stunning 3 bedroom 2 bath modular home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don’t miss out and schedule your showing today!

24. 2023-12-13
    soldstatus $70,000 Closed 427-char remark

    Show marketing remark (427 chars)

    Take a look at this stunning 3 bedroom 2 bath modular home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don’t miss out and schedule your showing today!

25. 2023-12-13
    soldstatus $70,000 Closed

    Show marketing remark (427 chars)

    Take a look at this stunning 3 bedroom 2 bath modular home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don’t miss out and schedule your showing today!

26. 2023-11-10
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Take a look at this stunning 3 bedroom 2 bath modular home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don’t miss out and schedule your showing today!

27. 2023-11-10
    historical

    Show marketing remark (427 chars)

    Take a look at this stunning 3 bedroom 2 bath modular home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don’t miss out and schedule your showing today!

28. 2023-10-30
    listed $69,999 Active 427-char remark

    Show marketing remark (427 chars)

    Take a look at this stunning 3 bedroom 2 bath modular home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don’t miss out and schedule your showing today!

29. 2023-10-30
    listed $69,999

    Show marketing remark (427 chars)

    Take a look at this stunning 3 bedroom 2 bath modular home in the heart of Clarkston! boasts a spacious backyard and a oversized kitchen, perfect for those who love to entertain or enjoy family gatherings. The home features brand new windows with a lifetime warranty, ensuring both energy efficiency and peace of mind. All Appliances, generator, and shed are also included. Don’t miss out and 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: $199 · $17/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$478/yr (+$40/mo · 240.7%)

ⓘ 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 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: $22,358
• − Mortgage interest: −$4,201
• − Property taxes: −$199
• − Insurance: −$375
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$2,182
• Taxable income: $11,824
• Est. tax owed @ 24.0%: −$2,838
• After-tax cash flow: $9,532/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

+7.1% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $74,999 MiRealSource-MiMLS
• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-05-07 Price Changed $74,999 REALCOMP
• 2026-05-04 Listing Removed — MiRealSource-MiMLS
• 2026-04-07 Price Changed $79,999 MiRealSource-MiMLS
• 2026-04-07 Price Changed $79,999 REALCOMP
• 2026-02-27 Listed $89,999 REALCOMP
• 2026-02-27 Listed $89,999 MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2023-12-13 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2023-12-13 Sold (MLS) $70,000 REALCOMP
• 2023-11-10 Pending — REALCOMP
• 2023-11-10 Listing Removed — MiRealSource-MiMLS
• 2023-10-30 Listed $69,999 MiRealSource-MiMLS
• 2023-10-30 Listed $69,999 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $199 · +2.9% YoY. Source: county tax records.