51341 Neumaier Dr · Rochester Hills, MI 48316

$239,700

2 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 57 Days on market

Built 1954 0.31 ac lot Est $258k · 7% under

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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 +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

Key facts

• Bright kitchen
• Laminate countertop
• Fenced lot

Tags

• SOLID BRICK RANCH
• FENCED LOT
• HANDY STORAGE SHED
• BRIGHT KITCHEN
• WHITE CABINETRY
• LAMINATE COUNTERTOP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.2% 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.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.
• Current owner paid $145k; list at $240k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $232,509 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.86% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.80%
• DSCR: 2.59
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $257,972
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50923 Dartmoor Dr	0.27mi	3/1.0 (+1)	1,067 (+0%)	16mo	$262,000	$246	68
51270 Shelby Rd	0.25mi	3/1.0 (+1)	1,053 (-1%)	18mo	$258,000	$245	66
4224 23 Mile Rd	0.27mi	3/1.5 (+1)	1,008 (-5%)	11mo	$240,000	$238	62
5616 23 Mile Rd	0.65mi	3/1.0 (+1)	1,075 (+1%)	5mo	$203,000	$189	59
4625 Maeder St	0.10mi	3/1.0 (+1)	1,150 (+8%)	23mo	$250,000	$217	58
50740 Cedargrove Rd	0.38mi	3/1.0 (+1)	1,117 (+5%)	18mo	$315,000	$282	55
4490 Marcella Dr	0.69mi	3/1.0 (+1)	1,105 (+4%)	3mo	$270,000	$244	54
50536 Ryan Rd	0.50mi	3/1.0 (+1)	1,118 (+5%)	12mo	$267,500	$239	54
5603 Patricia Ave	0.65mi	2/2.0	1,151 (+8%)	10mo	$279,000	$242	44
5634 Patricia Ave	0.69mi	3/1.0 (+1)	1,038 (-3%)	23mo	$233,000	$224	39
52742 Pappy Ln	0.73mi	3/1.5 (+1)	1,189 (+12%)	1mo	$365,000	$307	39

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: 31.5%
• Equity multiple: 2.32×
• Total profit: $88,671
• Equity at exit: $35,740

10-year hold

• IRR: 38.6%
• Equity multiple: 4.60×
• Total profit: $241,376
• Equity at exit: $20,725

Cash invested: $67,116 (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 48316

• Active inventory: 167
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $4,470 medium
• Mortgage (P&I): −$1,257
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$939
• Net cashflow: $2,002

Break-even live

Break-even rent $1,936

Max offer price $239,700

Occupancy floor 50%

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: $59,925
• Closing costs: $7,191
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1880 E Avon Rd Rochester Hills, MI	2.0	2.0	1294	$4,470	$3.45	2d	1	1.42mi

Listing history 21 events

1. 2025-10-11
   status Pending 1035-char remark

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

2. 2025-10-11
   status Pending

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

3. 2025-09-25
   price $239,700 1035-char remark

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

4. 2025-09-25
   price $239,700

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

5. 2025-08-15
   listed $249,700 Active 1035-char remark

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

6. 2025-08-15
   listed $249,700 Active

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

7. 2025-08-15
   historical

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

8. 2025-08-15
   historical

   Show marketing remark (1035 chars)

   Nestled in a sought after neighborhood within the Utica School District , this solid brick ranch offers a park-like setting with mature trees, giving you privacy and beautiful views year-round. A generous 160 foot Deep Fenced Lot perfect for outdoor gatherings, complete with a handy storage Shed for hobbies or gardening. Inside the bright kitchen features white cabinetry, a laminate countertop and newer SS stove and refigerator. Kitchen also has a dishwasher and ceiling fan. Off the kitchen is the first floor laundry room. The airy spacious living room boasts hardwood floors, three large windows that let in great natural light and overhead lighting for cozy evenings. Doors are solid wood. There are two bedrooms and one full bath, offering a simple layout with room for your personal touches. Home also includes a 1.5 car garage for extra storage or workspace, The home is on a crawl foundation ensures low-maintenance living. Ideal for first-time buyers or downsizers looking for a solid home without compromising yard space.

9. 2025-07-25
   listed $258,000 Active
10. 2025-07-25
    listed $258,000 Active
11. 2003-10-02
    soldstatus $145,000
12. 2003-08-07
    soldstatus $147,500
13. 2003-08-07
    soldstatus $147,500
14. 2003-07-11
    historical
15. 2003-07-05
    listed $147,500
16. 2003-07-05
    listed $147,500
17. 2000-01-31
    soldstatus $133,000
18. 1999-11-29
    soldstatus $133,000
19. 1999-11-15
    historical
20. 1999-10-03
    listed $129,900
21. 1995-06-30
    soldstatus $83,500

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,879 · $240/mo
• Expected delta: +$813/yr (+$68/mo · 39.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,640
• − Mortgage interest: −$13,427
• − Property taxes: −$2,066
• − Insurance: −$1,198
• − Repairs & maintenance: −$4,291
• − Management: −$4,291
• − Depreciation: −$6,973
• Taxable income: $21,393
• Est. tax owed @ 24.0%: −$5,134
• After-tax cash flow: $18,893/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 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

• City population: 44,714
• Population (ZIP): 28,355

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Two or more races 3% Asian 3% Black 2%
• Common ancestry: Romanian 16% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 83% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% Spanish 2%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -200.39%
• Current HPI: 186.8397
• 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

+187.1% since first listed

21 events — show timeline

• 2025-10-11 Pending — MiRealSource-MiMLS
• 2025-10-11 Pending — REALCOMP
• 2025-09-25 Price Changed $239,700 MiRealSource-MiMLS
• 2025-09-25 Price Changed $239,700 REALCOMP
• 2025-08-15 Listing Removed — REALCOMP
• 2025-08-15 Listing Removed — MiRealSource-MiMLS
• 2025-08-15 Listed $249,700 REALCOMP
• 2025-08-15 Listed $249,700 MiRealSource-MiMLS
• 2025-07-25 Listed $258,000 REALCOMP
• 2025-07-25 Listed $258,000 MiRealSource-MiMLS
• 2003-10-02 Sold (Public Records) $145,000 Public Records
• 2003-08-07 Sold (MLS) $147,500 MiRealSource-MiMLS
• 2003-08-07 Sold (MLS) $147,500 REALCOMP
• 2003-07-11 Listing Removed — MiRealSource-MiMLS
• 2003-07-05 Listed $147,500 MiRealSource-MiMLS
• 2003-07-05 Listed $147,500 REALCOMP
• 2000-01-31 Sold (Public Records) $133,000 Public Records
• 1999-11-29 Sold (MLS) $133,000 MiRealSource-MiMLS
• 1999-11-15 Listing Removed — MiRealSource-MiMLS
• 1999-10-03 Listed $129,900 MiRealSource-MiMLS
• 1995-06-30 Sold (Public Records) $83,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,066 · +2.9% YoY. Source: county tax records.