2377 Walton Blvd #11 · Rochester Hills, MI 48309

$137,000

1 bd · 1.0 ba · 782 sqft · Condo public records · 39 Days on market

Built 1967 $175/sqft · 5% below area Est $145k · 5% under $215/mo HOA · 15% of rent

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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 +11.9/30.0
• ARV discount +9.9/15.0
• Schools +5.9/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location! Minutes to downtown Rochester, Oakland University, I-75, hospitals and area employers. Completely updated first floor condo has a spacious living room with plenty of natural light. The updated kitchen features solid wood cabinetry, granite counter tops, all stainless steel appliances and eat-in space for your dining table. Huge 16 x 13 bedroom has a large walk-in closet and easy access to the fully renovated bathroom with ceramic tile, vessel sink, wainscoting and updated hardware and fixtures. Newer flooring throughout. In-unit washer and dryer are only a year old. 9 x 12 storage locker in the basement with shelves (just bring your padlock). Heat and water are included in association fee. Assigned carport right outside your door for your convenience. Super affordable and convenient to all area amenities. Association allows one pet under 10 pounds.

Key facts

• Solid wood cabinetry
• Eat-in space
• Updated kitchen

Tags

• UPDATED KITCHEN
• SOLID WOOD CABINETRY
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• EAT-IN SPACE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association with monthly fee of $215; HOA covers gas, structure and grounds maintenance, snow removal, trash, and water

Exterior

• Parking: No garage; Carport; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Condominium; One-level; Ground-level entry with steps
• Construction: Brick construction
• Exterior features: Exterior lighting; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Microwave; Gas water heater
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: High-speed internet; Unfinished basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $137k.

Deal economics

• At list price, monthly cash flow is $-35 ($-422/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (4.5% below list).
• Meets the 1% rule at list price ($1k rent vs $137k).
• Recommended offer: $131k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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.
• Rochester Community School District (suburban): math 60% / reading 69% proficiency, ranked #21 of 540 in MI (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 155 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $947 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago 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 $130,792 (4.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 7.8

CMA / ARV

• ARV (median comp): $144,581
• List price: $137,000
• Delta: -5.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-24,268
• Equity at exit: $20,427

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-23,323
• Equity at exit: $11,845

Cash invested: $38,360 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$197 /mo · $2,365/yr
• Insurance: −$57
• HOA: −$215
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-35

Break-even live

Break-even rent $1,503

Max offer price $130,792

Occupancy floor 97%

Sensitivity live

Price	-10% $42	-5% $4	+0% $-35	+5% $-74	+10% $-113
Rent	-10% $-150	-5% $-93	+0% $-35	+5% $22	+10% $80
Rate	-1.0pp $34	-0.5pp $0	base $-35	+0.5pp $-71	+1.0pp $-107

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2375 Walton Blvd #8 Rochester Hills, MI	1.0	1.0	782	$1,450	$1.85	45d	1	0.04mi
2311 Walton Blvd Rochester Hills, MI	2.0	1.0	1058	$1,595	$1.51	45d	1	0.09mi
2311 Walton Blvd Rochester Hills, MI	2.0	1.0	1012	$1,395	$1.38	23d	1	0.09mi
6 Roanoke Ln Rochester Hills, MI	1.0–2.0	1.0–2.0	750	$1,335	$1.78	45d	3	0.28mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $137,000 Active 39 DOM
2. 2026-06-18
   days on market $137,000 Active 36 DOM
3. 2026-06-17
   days on market $137,000 Active 35 DOM
4. 2026-06-16
   days on market $137,000 Active 34 DOM
5. 2026-06-15
   days on market $137,000 Active 33 DOM
6. 2026-06-13
   days on market $137,000 Active 31 DOM
7. 2026-06-13
   days on market $137,000 Active 30 DOM
8. 2026-06-09
   days on market $137,000 Active 27 DOM
9. 2026-06-08
   days on market $137,000 Active 26 DOM
10. 2026-06-07
    days on market $137,000 Active 25 DOM
11. 2026-06-04
    pricedays on market $137,000 Active 22 DOM

    Show marketing remark (876 chars)

    Great location! Minutes to downtown Rochester, Oakland University, I-75, hospitals and area employers. Completely updated first floor condo has a spacious living room with plenty of natural light. The updated kitchen features solid wood cabinetry, granite counter tops, all stainless steel appliances and eat-in space for your dining table. Huge 16 x 13 bedroom has a large walk-in closet and easy access to the fully renovated bathroom with ceramic tile, vessel sink, wainscoting and updated hardware and fixtures. Newer flooring throughout. In-unit washer and dryer are only a year old. 9 x 12 storage locker in the basement with shelves (just bring your padlock). Heat and water are included in association fee. Assigned carport right outside your door for your convenience. Super affordable and convenient to all area amenities. Association allows one pet under 10 pounds.

12. 2026-06-03
    days on market $139,000 Active 21 DOM
13. 2026-06-02
    days on market $139,000 Active 20 DOM
14. 2026-06-01
    days on market $139,000 Active 19 DOM
15. 2026-05-31
    days on market $139,000 Active 18 DOM
16. 2026-05-13
    listed $139,000 Active 943-char remark

    Show marketing remark (876 chars)

    Great location! Minutes to downtown Rochester, Oakland University, I-75, hospitals and area employers. Completely updated first floor condo has a spacious living room with plenty of natural light. The updated kitchen features solid wood cabinetry, granite counter tops, all stainless steel appliances and eat-in space for your dining table. Huge 16 x 13 bedroom has a large walk-in closet and easy access to the fully renovated bathroom with ceramic tile, vessel sink, wainscoting and updated hardware and fixtures. Newer flooring throughout. In-unit washer and dryer are only a year old. 9 x 12 storage locker in the basement with shelves (just bring your padlock). Heat and water are included in association fee. Assigned carport right outside your door for your convenience. Super affordable and convenient to all area amenities. Association allows one pet under 10 pounds.

17. 2026-05-13
    listed $139,000 Active 943-char remark

    Show marketing remark (876 chars)

    Great location! Minutes to downtown Rochester, Oakland University, I-75, hospitals and area employers. Completely updated first floor condo has a spacious living room with plenty of natural light. The updated kitchen features solid wood cabinetry, granite counter tops, all stainless steel appliances and eat-in space for your dining table. Huge 16 x 13 bedroom has a large walk-in closet and easy access to the fully renovated bathroom with ceramic tile, vessel sink, wainscoting and updated hardware and fixtures. Newer flooring throughout. In-unit washer and dryer are only a year old. 9 x 12 storage locker in the basement with shelves (just bring your padlock). Heat and water are included in association fee. Assigned carport right outside your door for your convenience. Super affordable and convenient to all area amenities. Association allows one pet under 10 pounds.

18. 2024-07-31
    historical $1,350
19. 2024-06-28
    listed $1,350
20. 2023-06-21
    historical
21. 2021-11-18
    soldstatus $122,000
22. 2021-10-27
    soldstatus $122,000 Sold

    Show marketing remark (841 chars)

    Location, location, location! Updated condo in a great location - close/walking distance to shopping, close to I-75 and downtown Rochester! Granite countertops, cherry cabinets in kitchen and "hardwood look" laminate flooring throughout. Recently painted a neutral color with newer fixtures, and stainless steel appliances, including brand new washer/dryer. Living room is open to dining room and kitchen with large picture window. Large bedroom with plenty of natural light and wait until you see the walk-in closet! HOA covers snow removal, outside and structural maintenance, trash, water! This is the perfect place for the first time homebuyer or an investor. .. it's literally move-in ready. 10 x 10 secured storage area in the basement. Don't miss out on this opportunity to own in Rochester Hills just minutes from downtown!

23. 2021-10-27
    soldstatus $122,000 Closed

    Show marketing remark (841 chars)

    Location, location, location! Updated condo in a great location - close/walking distance to shopping, close to I-75 and downtown Rochester! Granite countertops, cherry cabinets in kitchen and "hardwood look" laminate flooring throughout. Recently painted a neutral color with newer fixtures, and stainless steel appliances, including brand new washer/dryer. Living room is open to dining room and kitchen with large picture window. Large bedroom with plenty of natural light and wait until you see the walk-in closet! HOA covers snow removal, outside and structural maintenance, trash, water! This is the perfect place for the first time homebuyer or an investor. .. it's literally move-in ready. 10 x 10 secured storage area in the basement. Don't miss out on this opportunity to own in Rochester Hills just minutes from downtown!

24. 2021-10-07
    status Pending

    Show marketing remark (841 chars)

    Location, location, location! Updated condo in a great location - close/walking distance to shopping, close to I-75 and downtown Rochester! Granite countertops, cherry cabinets in kitchen and "hardwood look" laminate flooring throughout. Recently painted a neutral color with newer fixtures, and stainless steel appliances, including brand new washer/dryer. Living room is open to dining room and kitchen with large picture window. Large bedroom with plenty of natural light and wait until you see the walk-in closet! HOA covers snow removal, outside and structural maintenance, trash, water! This is the perfect place for the first time homebuyer or an investor. .. it's literally move-in ready. 10 x 10 secured storage area in the basement. Don't miss out on this opportunity to own in Rochester Hills just minutes from downtown!

25. 2021-10-07
    status Pending

    Show marketing remark (841 chars)

    Location, location, location! Updated condo in a great location - close/walking distance to shopping, close to I-75 and downtown Rochester! Granite countertops, cherry cabinets in kitchen and "hardwood look" laminate flooring throughout. Recently painted a neutral color with newer fixtures, and stainless steel appliances, including brand new washer/dryer. Living room is open to dining room and kitchen with large picture window. Large bedroom with plenty of natural light and wait until you see the walk-in closet! HOA covers snow removal, outside and structural maintenance, trash, water! This is the perfect place for the first time homebuyer or an investor. .. it's literally move-in ready. 10 x 10 secured storage area in the basement. Don't miss out on this opportunity to own in Rochester Hills just minutes from downtown!

26. 2021-10-07
    listed $120,000 Active

    Show marketing remark (841 chars)

    Location, location, location! Updated condo in a great location - close/walking distance to shopping, close to I-75 and downtown Rochester! Granite countertops, cherry cabinets in kitchen and "hardwood look" laminate flooring throughout. Recently painted a neutral color with newer fixtures, and stainless steel appliances, including brand new washer/dryer. Living room is open to dining room and kitchen with large picture window. Large bedroom with plenty of natural light and wait until you see the walk-in closet! HOA covers snow removal, outside and structural maintenance, trash, water! This is the perfect place for the first time homebuyer or an investor. .. it's literally move-in ready. 10 x 10 secured storage area in the basement. Don't miss out on this opportunity to own in Rochester Hills just minutes from downtown!

27. 2021-10-07
    listed $120,000 Active

    Show marketing remark (841 chars)

    Location, location, location! Updated condo in a great location - close/walking distance to shopping, close to I-75 and downtown Rochester! Granite countertops, cherry cabinets in kitchen and "hardwood look" laminate flooring throughout. Recently painted a neutral color with newer fixtures, and stainless steel appliances, including brand new washer/dryer. Living room is open to dining room and kitchen with large picture window. Large bedroom with plenty of natural light and wait until you see the walk-in closet! HOA covers snow removal, outside and structural maintenance, trash, water! This is the perfect place for the first time homebuyer or an investor. .. it's literally move-in ready. 10 x 10 secured storage area in the basement. Don't miss out on this opportunity to own in Rochester Hills just minutes from downtown!

28. 2019-12-05
    soldstatus $96,500
29. 2019-11-25
    soldstatus $96,500 Sold
30. 2019-11-25
    soldstatus $96,500 Closed
31. 2019-10-12
    status Pending
32. 2019-10-12
    status Pending
33. 2019-09-25
    listed $98,500 Active
34. 2019-09-25
    listed $98,500 Active

ⓘ 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: $2,365 · $197/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $17,506
• − Mortgage interest: −$7,674
• − Property taxes: −$2,365
• − Insurance: −$685
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − HOA: −$2,580
• − Depreciation: −$3,985
• Taxable loss: −$2,585
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $199/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: Rochester Community School District
• NCES district ID: 2629940
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -4.00%
• Median HH income: $89,242
• Composite: 58.53/100
• National rank: #994
• State rank: #21 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

+39.1% since first listed

21 events — show timeline

• 2026-06-04 Price Changed $137,000 MiRealSource-MiMLS
• 2026-06-04 Price Changed $137,000 REALCOMP
• 2026-05-13 Listed $139,000 REALCOMP
• 2026-05-13 Listed $139,000 MiRealSource-MiMLS
• 2024-07-31 Rental Removed $1,350 REALSOURCE
• 2024-06-28 Listed for Rent $1,350 REALSOURCE
• 2023-06-21 Rental Removed — REALCOMP
• 2021-11-18 Sold (Public Records) $122,000 Public Records
• 2021-10-27 Sold (MLS) $122,000 MiRealSource-MiMLS
• 2021-10-27 Sold (MLS) $122,000 REALCOMP
• 2021-10-07 Pending — MiRealSource-MiMLS
• 2021-10-07 Pending — REALCOMP
• 2021-10-07 Listed $120,000 MiRealSource-MiMLS
• 2021-10-07 Listed $120,000 REALCOMP
• 2019-12-05 Sold (Public Records) $96,500 Public Records
• 2019-11-25 Sold (MLS) $96,500 MiRealSource-MiMLS
• 2019-11-25 Sold (MLS) $96,500 REALCOMP
• 2019-10-12 Pending — MiRealSource-MiMLS
• 2019-10-12 Pending — REALCOMP
• 2019-09-25 Listed $98,500 MiRealSource-MiMLS
• 2019-09-25 Listed $98,500 REALCOMP

Property tax history

+10.8%/yr

Latest (2025): $2,365 · +3.8% YoY. Source: county tax records.