614 Kinglet St · Rochester Hills, MI 48309

$48,000

3 bd · 2.0 ba · 1,244 sqft · Manufactured · 55 Days on market

Built 2000 Good condition Est $35k · 38% over ↓ 5% 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
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your ideal retreat in this charming three-bedroom, two-bathroom manufactured home located in the vibrant Avon on the Lake, a welcoming 55+ community. This residence boasts thoughtful updates, including a newer hot water tank, AC unit, modern lighting fixtures, and a stylish shower door in the primary bathroom. Equipped with essential appliances, such as a fridge, stove, and washer, the home features newer flooring that enhances its aesthetic appeal. Outdoor space is equally inviting, with an 8 x 10 shed for extra storage and a generous side driveway accommodating multiple vehicles. The large lot behind the home offers opportunities for gardening or relaxation, making it a perfect spot to unwind. Avon on the Lake is a lively active adult community situated in Rochester Hills, conveniently close to M-59 and I-75. Residents can explore nearby restaurants, shopping, entertainment options, golf courses, Crittenton Hospital, and various churches with ease. Community amenities include an on-site library, engaging planned events, a modern fitness center, and a billiards area. This home perfectly blends comfort and community, offering an inviting space for your next chapter. Don’t miss the chance to make it yours!

Key facts

• Built 2000
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $48k. Condition is rated good.

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 $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.8% vs local median 2.8% in Rochester Hills — 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 77/100 on livability (#127 in MI, #3,163 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Avondale School District (suburban): math 34% / reading 48% proficiency, ranked #162 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $332 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.62% ✓
• Cap rate: 41.79%
• Cash-on-cash: 126.78%
• DSCR: 6.64
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $34,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Quail St	0.48mi	3/2.0	1,373 (+10%)	13mo	$38,000	$28	50

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: 7.15×
• Total profit: $82,695
• Equity at exit: $7,157

10-year hold

• IRR: —
• Equity multiple: 15.03×
• Total profit: $188,600
• Equity at exit: $4,150

Cash invested: $13,440 (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 48309

• Active inventory: 155
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $1,420

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,453	-5% $1,437	+0% $1,420	+5% $1,403	+10% $1,387
Rent	-10% $1,245	-5% $1,332	+0% $1,420	+5% $1,508	+10% $1,595
Rate	-1.0pp $1,444	-0.5pp $1,432	base $1,420	+0.5pp $1,408	+1.0pp $1,395

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 W Auburn Rd Rochester Hills, MI	2.0–3.0	2.0	1264	$1,759	$1.39	6d	1	0.40mi
2900 W Hamlin Rd Rochester Hills, MI	1.0–3.0	1.0–2.5	1248	$3,345	$2.68	0d	39	0.53mi
2450 Norfolk Unit 10202 Rochester Hills, MI	2.0	2.0	1340	$1,640	$1.22	0d	1	0.63mi
3017 Tribute Creek Blvd Oakland Charter Township, MI	2.0	2.0	1455	$2,552	$1.75	0d	3	1.13mi
3200 River Oaks Blvd Rochester Hills, MI	2.0	2.0	1625	$2,128	$1.31	0d	10	1.35mi
3280 S Adams Rd Auburn Hills, MI	2.0	1.0	780	$1,426	$1.83	3d	2	1.43mi

Listing history 5 events

1. 2026-05-31
   days on market $48,000 Active 55 DOM
2. 2026-05-07
   price $52,000 1239-char remark

   Show marketing remark (1233 chars)

   Discover your ideal retreat in this charming three-bedroom, two-bathroom manufactured home located in the vibrant Avon on the Lake, a welcoming 55+ community. This residence boasts thoughtful updates, including a newer hot water tank, AC unit, modern lighting fixtures, and a stylish shower door in the primary bathroom. Equipped with essential appliances, such as a fridge, stove, and washer, the home features newer flooring that enhances its aesthetic appeal. Outdoor space is equally inviting, with an 8 x 10 shed for extra storage and a generous side driveway accommodating multiple vehicles. The large lot behind the home offers opportunities for gardening or relaxation, making it a perfect spot to unwind. Avon on the Lake is a lively active adult community situated in Rochester Hills, conveniently close to M-59 and I-75. Residents can explore nearby restaurants, shopping, entertainment options, golf courses, Crittenton Hospital, and various churches with ease. Community amenities include an on-site library, engaging planned events, a modern fitness center, and a billiards area. This home perfectly blends comfort and community, offering an inviting space for your next chapter. Don't miss the chance to make it yours!

3. 2026-05-07
   price $52,000 1233-char remark

   Show marketing remark (1233 chars)

   Discover your ideal retreat in this charming three-bedroom, two-bathroom manufactured home located in the vibrant Avon on the Lake, a welcoming 55+ community. This residence boasts thoughtful updates, including a newer hot water tank, AC unit, modern lighting fixtures, and a stylish shower door in the primary bathroom. Equipped with essential appliances, such as a fridge, stove, and washer, the home features newer flooring that enhances its aesthetic appeal. Outdoor space is equally inviting, with an 8 x 10 shed for extra storage and a generous side driveway accommodating multiple vehicles. The large lot behind the home offers opportunities for gardening or relaxation, making it a perfect spot to unwind. Avon on the Lake is a lively active adult community situated in Rochester Hills, conveniently close to M-59 and I-75. Residents can explore nearby restaurants, shopping, entertainment options, golf courses, Crittenton Hospital, and various churches with ease. Community amenities include an on-site library, engaging planned events, a modern fitness center, and a billiards area. This home perfectly blends comfort and community, offering an inviting space for your next chapter. Don't miss the chance to make it yours!

4. 2026-04-06
   listed $55,000 Active 1233-char remark

   Show marketing remark (1239 chars)

   Discover your ideal retreat in this charming three-bedroom, two-bathroom manufactured home located in the vibrant Avon on the Lake, a welcoming 55+ community. This residence boasts thoughtful updates, including a newer hot water tank, AC unit, modern lighting fixtures, and a stylish shower door in the primary bathroom. Equipped with essential appliances, such as a fridge, stove, and washer, the home features newer flooring that enhances its aesthetic appeal. Outdoor space is equally inviting, with an 8 x 10 shed for extra storage and a generous side driveway accommodating multiple vehicles. The large lot behind the home offers opportunities for gardening or relaxation, making it a perfect spot to unwind. Avon on the Lake is a lively active adult community situated in Rochester Hills, conveniently close to M-59 and I-75. Residents can explore nearby restaurants, shopping, entertainment options, golf courses, Crittenton Hospital, and various churches with ease. Community amenities include an on-site library, engaging planned events, a modern fitness center, and a billiards area. This home perfectly blends comfort and community, offering an inviting space for your next chapter. Don’t miss the chance to make it yours!

5. 2026-04-06
   listed $55,000 Active 1239-char remark

   Show marketing remark (1239 chars)

   Discover your ideal retreat in this charming three-bedroom, two-bathroom manufactured home located in the vibrant Avon on the Lake, a welcoming 55+ community. This residence boasts thoughtful updates, including a newer hot water tank, AC unit, modern lighting fixtures, and a stylish shower door in the primary bathroom. Equipped with essential appliances, such as a fridge, stove, and washer, the home features newer flooring that enhances its aesthetic appeal. Outdoor space is equally inviting, with an 8 x 10 shed for extra storage and a generous side driveway accommodating multiple vehicles. The large lot behind the home offers opportunities for gardening or relaxation, making it a perfect spot to unwind. Avon on the Lake is a lively active adult community situated in Rochester Hills, conveniently close to M-59 and I-75. Residents can explore nearby restaurants, shopping, entertainment options, golf courses, Crittenton Hospital, and various churches with ease. Community amenities include an on-site library, engaging planned events, a modern fitness center, and a billiards area. This home perfectly blends comfort and community, offering an inviting space for your next chapter. Don’t miss the chance to make it yours!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,608
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$1,396
• Taxable income: $17,306
• Est. tax owed @ 24.0%: −$4,153
• After-tax cash flow: $12,886/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 · 12 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with cosmetic updates needed to enhance curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Replace outdated kitchen cabinets — Modernizes kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Replace outdated kitchen cabinets — Modernizes kitchen and adds value ↑

ⓘ 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: Avondale School District
• NCES district ID: 2603690
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $71,549
• Composite: 37.33/100
• National rank: #4442
• State rank: #162 of 540 in MI

Livability — Rochester Hills

• Score: 77/100
• State rank: #127
• US rank: #3163

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester Hills, MI
• City population: 44,714
• Population (ZIP): 30,254

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 (75%)
• Race & ethnicity: White 75% Asian 12% Two or more races 6% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 80% English-only · Other Indo-European 6% Chinese 3% Russian/Polish/Slavic 2%

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: ▼ -136.99%
• Current HPI: 201.9197
• 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

-5.5% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $52,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $52,000 REALCOMP
• 2026-04-06 Listed $55,000 REALCOMP
• 2026-04-06 Listed $55,000 MiRealSource-MiMLS