2247 Walton Blvd · Rochester Hills, MI 48309

$136,000

1 bd · 1.0 ba · 782 sqft · Condo · 40 Days on market

Built 1967 Fair condition

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +5.8/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely Updated Condo Unit. Very Spacious. 1 Bedroom with Walk in Closet, 1 Full Bath, Laundry in Unit. All Appliances included. Assigned Carport and ample visitor parking. HOA covers Heat, Air Conditioning, Water, and Grounds Maintenance. Currently Tenant Occupied. Rent $1200. Lease expires 8/31/2024. Great Location of Rochester Hills. Close to Oakland University, Meadow Brook Amphitheater, Restaurants, Shopping.

Key facts

• Carport
• Large living room
• Tons of storage

Tags

• GRANITE COUNTERTOPS
• UPDATED BATHROOM
• LARGE LIVING ROOM
• TONS OF STORAGE
• CARPORT

Property features AI

Exterior

• Home design: Built in 1967
• Exterior features: Located in the Stratford Village Manor subdivision

Interior

• Interior features: Living area of 782 (listed)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $136k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1 ($-9/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $132k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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 $940 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 40 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 18y 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 $131,920 (3.0% 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 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.08% ✓
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 7.7

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-21,931
• Equity at exit: $20,278

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-18,525
• Equity at exit: $11,759

Cash invested: $38,080 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,040/yr
• Insurance: −$57
• HOA est. from 5 same-building comps: −$219
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-1

Break-even live

Break-even rent $1,467

Max offer price $135,886

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $46	+0% $-1	+5% $-48	+10% $-95
Rent	-10% $-117	-5% $-59	+0% $-1	+5% $57	+10% $115
Rate	-1.0pp $68	-0.5pp $34	base $-1	+0.5pp $-36	+1.0pp $-72

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Walton Blvd Rochester Hills, MI	2.0	1.0	1058	$1,595	$1.51	45d	1	0.07mi
2311 Walton Blvd Rochester Hills, MI	2.0	1.0	1012	$1,395	$1.38	23d	1	0.07mi
2375 Walton Blvd #8 Rochester Hills, MI	1.0	1.0	782	$1,450	$1.85	45d	1	0.14mi
6 Roanoke Ln Rochester Hills, MI	1.0–2.0	1.0–2.0	750	$1,335	$1.78	45d	3	0.43mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-21
   days on market $136,000 Active 40 DOM
2. 2026-06-18
   days on market $136,000 Active 37 DOM
3. 2026-06-17
   days on market $136,000 Active 36 DOM
4. 2026-06-16
   days on market $136,000 Active 35 DOM
5. 2026-06-15
   days on market $136,000 Active 34 DOM
6. 2026-06-13
   days on market $136,000 Active 32 DOM
7. 2026-06-13
   days on market $136,000 Active 31 DOM
8. 2026-06-09
   days on market $136,000 Active 28 DOM
9. 2026-06-08
   days on market $136,000 Active 27 DOM
10. 2026-06-07
    days on market $136,000 Active 26 DOM
11. 2026-06-04
    days on market $136,000 Active 23 DOM
12. 2026-06-03
    days on market $136,000 Active 22 DOM
13. 2026-06-02
    days on market $136,000 Active 21 DOM
14. 2026-06-01
    days on market $136,000 Active 20 DOM
15. 2026-05-31
    days on market $136,000 Active 19 DOM
16. 2026-05-12
    listed $136,000 Active 149-char remark
17. 2023-09-11
    soldstatus $127,000 417-char remark

    Show marketing remark (417 chars)

    Nicely Updated Condo Unit. Very Spacious. 1 Bedroom with Walk in Closet, 1 Full Bath, Laundry in Unit. All Appliances included. Assigned Carport and ample visitor parking. HOA covers Heat, Air Conditioning, Water, and Grounds Maintenance. Currently Tenant Occupied. Rent $1155. Lease expires 6/30/2024. Great Location of Rochester Hills. Close to Oakland University, Meadow Brook Amphitheater, Restaurants, Shopping.

18. 2023-09-11
    soldstatus $127,000

    Show marketing remark (417 chars)

    Nicely Updated Condo Unit. Very Spacious. 1 Bedroom with Walk in Closet, 1 Full Bath, Laundry in Unit. All Appliances included. Assigned Carport and ample visitor parking. HOA covers Heat, Air Conditioning, Water, and Grounds Maintenance. Currently Tenant Occupied. Rent $1155. Lease expires 6/30/2024. Great Location of Rochester Hills. Close to Oakland University, Meadow Brook Amphitheater, Restaurants, Shopping.

19. 2023-07-25
    listed $135,000 417-char remark

    Show marketing remark (417 chars)

    Nicely Updated Condo Unit. Very Spacious. 1 Bedroom with Walk in Closet, 1 Full Bath, Laundry in Unit. All Appliances included. Assigned Carport and ample visitor parking. HOA covers Heat, Air Conditioning, Water, and Grounds Maintenance. Currently Tenant Occupied. Rent $1155. Lease expires 6/30/2024. Great Location of Rochester Hills. Close to Oakland University, Meadow Brook Amphitheater, Restaurants, Shopping.

20. 2023-07-25
    listed $135,000

    Show marketing remark (417 chars)

    Nicely Updated Condo Unit. Very Spacious. 1 Bedroom with Walk in Closet, 1 Full Bath, Laundry in Unit. All Appliances included. Assigned Carport and ample visitor parking. HOA covers Heat, Air Conditioning, Water, and Grounds Maintenance. Currently Tenant Occupied. Rent $1155. Lease expires 6/30/2024. Great Location of Rochester Hills. Close to Oakland University, Meadow Brook Amphitheater, Restaurants, Shopping.

21. 2023-07-14
    historical
22. 2023-07-14
    historical
23. 2023-06-16
    listed $574,900 Active
24. 2023-06-16
    listed $574,900
25. 2021-10-08
    soldstatus $123,000
26. 2021-08-25
    listed $119,900
27. 2021-04-16
    soldstatus $134,900
28. 2021-03-08
    listed $134,900
29. 2020-04-06
    historical
30. 2020-01-10
    listed $459,900
31. 2016-04-18
    historical
32. 2016-04-18
    soldstatus $65,000
33. 2016-04-18
    soldstatus $65,000 Closed
34. 2016-03-17
    status Pending
35. 2016-03-17
    historical
36. 2016-03-15
    listed $65,000 Active
37. 2016-03-15
    listed $65,000
38. 2012-01-30
    soldstatus $58,000
39. 2012-01-30
    soldstatus $58,000
40. 2011-12-15
    historical
41. 2011-12-15
    historical
42. 2011-08-11
    listed $74,000
43. 2011-08-11
    listed $74,000
44. 2011-08-08
    historical
45. 2011-08-07
    historical
46. 2011-04-11
    listed $77,950
47. 2011-04-11
    listed $77,950
48. 2010-10-18
    historical
49. 2010-08-11
    listed $44,900
50. 2010-08-01
    historical

ⓘ 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 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: $17,591
• − Mortgage interest: −$7,618
• − Property taxes: −$2,040
• − Insurance: −$680
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$2,628
• − Depreciation: −$3,956
• Taxable loss: −$2,146
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $506/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 · 2 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with cosmetic repairs needed, particularly to the interior walls and flooring. Painting and replacing the flooring would significantly enhance its value.

Repairs flagged

• Minor interior walls — There are visible signs of discoloration and potential minor damage.
• Minor flooring — The flooring appears to have some wear and tear, indicating minor damage or wear.

Value-add opportunities

• Both paint the interior walls — Painting the interior walls can improve the appearance and increase both resale and rental value.
• Both replace flooring — Replacing the flooring can significantly improve the home's appearance and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
interior walls · There are visible signs of discoloration and potential minor damage.	Minor	$500–3,000
flooring · The flooring appears to have some wear and tear, indicating minor damage or wear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint the interior walls — Painting the interior walls can improve the appearance and increase both resale and rental value. ↑
• Both replace flooring — Replacing the flooring can significantly improve the home's appearance and increase its value for both resale and rental purposes. ↑

ⓘ 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: 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

+15.3% since first listed

44 events — show timeline

• 2026-05-12 Listed $136,000 FSBO.com
• 2023-09-11 Sold (MLS) $127,000 REALCOMP
• 2023-09-11 Sold (MLS) $127,000 REALCOMP
• 2023-07-25 Listed $135,000 REALCOMP
• 2023-07-25 Listed $135,000 REALCOMP
• 2023-07-14 Listing Removed — REALCOMP
• 2023-07-14 Listing Removed — MiRealSource-MiMLS
• 2023-06-16 Listed $574,900 REALCOMP
• 2023-06-16 Listed $574,900 MiRealSource-MiMLS
• 2021-10-08 Sold (MLS) $123,000 REALCOMP
• 2021-08-25 Listed $119,900 REALCOMP
• 2021-04-16 Sold (MLS) $134,900 REALCOMP
• 2021-03-08 Listed $134,900 REALCOMP
• 2020-04-06 Listing Removed — REALCOMP
• 2020-01-10 Listed $459,900 REALCOMP
• 2016-04-18 Listing Removed — MiRealSource-MiMLS
• 2016-04-18 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2016-04-18 Sold (MLS) $65,000 REALCOMP
• 2016-03-17 Pending — MiRealSource-MiMLS
• 2016-03-17 Listing Removed — REALCOMP
• 2016-03-15 Listed $65,000 MiRealSource-MiMLS
• 2016-03-15 Listed $65,000 REALCOMP
• 2012-01-30 Sold (MLS) $58,000 MiRealSource-MiMLS
• 2012-01-30 Sold (MLS) $58,000 REALCOMP
• 2011-12-15 Listing Removed — MiRealSource-MiMLS
• 2011-12-15 Listing Removed — REALCOMP
• 2011-08-11 Listed $74,000 MiRealSource-MiMLS
• 2011-08-11 Listed $74,000 REALCOMP
• 2011-08-08 Listing Removed — MiRealSource-MiMLS
• 2011-08-07 Listing Removed — REALCOMP
• 2011-04-11 Listed $77,950 REALCOMP
• 2011-04-11 Listed $77,950 MiRealSource-MiMLS
• 2010-10-18 Listing Removed — MiRealSource-MiMLS
• 2010-08-11 Listed $44,900 MiRealSource-MiMLS
• 2010-08-01 Listing Removed — MiRealSource-MiMLS
• 2009-09-30 Listing Removed — REALCOMP
• 2009-09-30 Listing Removed — MiRealSource-MiMLS
• 2009-09-30 Listed $117,500 MiRealSource-MiMLS
• 2009-07-29 Listing Removed — MiRealSource-MiMLS
• 2009-06-24 Listed $110,000 MiRealSource-MiMLS
• 2009-04-06 Listed $118,000 REALCOMP
• 2009-03-15 Listing Removed — REALCOMP
• 2008-09-19 Listed $117,990 REALCOMP
• 2008-09-19 Listed $118,000 MiRealSource-MiMLS