2760 Winter Park Rd · Rochester Hills, MI 48309

$494,900

4 bd · 2.5 ba · 2,053 sqft · SingleFamily public records · 9 Days on market

Built 1983 8,712 sqft lot $241/sqft · at area comps Est $480k · at est. $23/mo HOA · 1% 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 +12.4/30.0
• ARV discount +6.1/15.0
• Schools +5.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $274 (about $22.83/month)

Exterior

• Parking: Attached 2-car garage; Driveway; Garage door opener; Garage faces side
• Security: Owned security system; Pets allowed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick and vinyl siding exterior; Asphalt roof; Built area above grade: 2,053 (square feet); Basement present (unfinished)
• Exterior features: Patio; Corner lot; Paved road frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total of 5 rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Fireplace in family room; Security system (owned); Unfinished basement with sump pump; Laundry room
• Laundry & utility: Washer; Dryer; Humidifier

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-80 ($-962/yr) — negative.
• To cash-flow at today's rent, offer at most $481k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $395k (20.1% below list).
• Recommended offer: $395k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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: 149 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $15k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $44k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $395,271 (20.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (median comp): $480,473
• List price: $494,900
• Delta: 3.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2760 Winter Park Rd	0.00mi	4/2.5	2,053 (0%)	0mo	$489,900	$239	100
3300 Walton Blvd	0.64mi	4/3.5	1,971 (-4%)	2mo	$489,000	$248	58
2771 Hillendale Dr	0.59mi	3/2.5 (-1)	2,118 (+3%)	6mo	$395,000	$186	58
88 Foxboro Dr	0.19mi	3/1.5 (-1)	1,900 (-8%)	19mo	$355,000	$187	54
384 Bellarmine Dr	0.75mi	3/1.5 (-1)	2,087 (+2%)	6mo	$408,000	$195	48
2915 Hillendale Dr	0.68mi	4/2.5	2,227 (+8%)	10mo	$505,000	$227	46
144 W Maryknoll Rd	0.47mi	3/1.5 (-1)	1,844 (-10%)	8mo	$407,500	$221	46
2330 Walton Blvd	0.46mi	3/1.5 (-1)	2,360 (+15%)	0mo	$390,000	$165	44
833 Langley Rd	0.61mi	3/3.5 (-1)	2,006 (-2%)	19mo	$482,000	$240	42
166 Arizona Ave	0.52mi	3/1.5 (-1)	1,887 (-8%)	15mo	$330,000	$175	40
2789 Hillendale Dr	0.64mi	3/3.0 (-1)	1,830 (-11%)	12mo	$517,500	$283	35
456 Donegal Dr	0.68mi	3/1.5 (-1)	1,848 (-10%)	14mo	$400,000	$216	31

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-85,377
• Equity at exit: $73,791

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-81,223
• Equity at exit: $42,790

Cash invested: $138,572 (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: 149
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,953 medium
• Mortgage (P&I): −$2,595
• Tax from tax record: −$378 /mo · $4,540/yr
• Insurance: −$206
• HOA: −$23
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $-80

Break-even live

Break-even rent $4,054

Max offer price $480,732

Occupancy floor 97%

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: $123,725
• Closing costs: $14,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1467 Rochdale Pond Ct Rochester Hills, MI	4.0	3.0	2510	$4,375	$1.74	24d	1	1.33mi
1947 N Fairview Ln Rochester Hills, MI	4.0	2.5	2616	$3,500	$1.34	5d	1	1.37mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 8 events

1. 2026-05-16
   status Pending 488-char remark

   Show marketing remark (488 chars)

   This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

2. 2026-05-16
   status Pending 488-char remark

   Show marketing remark (488 chars)

   This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

3. 2026-05-12
   price $494,900 488-char remark

   Show marketing remark (488 chars)

   This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

4. 2026-05-12
   price $494,900 488-char remark

   Show marketing remark (488 chars)

   This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

5. 2026-05-08
   listed $539,000 Active 488-char remark

   Show marketing remark (488 chars)

   This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

6. 2026-05-08
   listed $539,000 Active 488-char remark

   Show marketing remark (488 chars)

   This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

7. 2026-05-05
   historical $539,000 488-char remark

   Show marketing remark (488 chars)

   This truly a "turn key home". Spotless and all of the mechanicals are updated plus new caarpeting and laminate floors are all newer. Primary features full bath + a walk-in closet. Huge patio for your outdoor entertaining. Manicured lawn/garden. Owners have lived in the home forever and their pride off ownership shows through. Great location in Shadow woods and only minutes to downtown Rochester. Shopping, restaurants schools and churches are all conveniently located nearby.

8. 1983-08-01
   soldstatus $94,700

ⓘ 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: $4,540 · $378/mo
• Projected year-2 tax: $6,081 · $507/mo
• Expected delta: +$1,541/yr (+$128/mo · 33.9%)

ⓘ 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 ≥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: $47,433
• − Mortgage interest: −$27,722
• − Property taxes: −$4,540
• − Insurance: −$2,474
• − Repairs & maintenance: −$3,795
• − Management: −$3,795
• − HOA: −$276
• − Depreciation: −$14,397
• Taxable loss: −$9,566
• Est. tax savings @ 24.0%: +$2,296
• After-tax cash flow: $1,333/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

+417.3% since first listed

10 events — show timeline

• 2026-06-15 Sold (MLS) $489,900 MiRealSource-MiMLS
• 2026-06-15 Sold (MLS) $489,900 REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2026-05-16 Pending — REALCOMP
• 2026-05-12 Price Changed $494,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $494,900 REALCOMP
• 2026-05-08 Listed $539,000 MiRealSource-MiMLS
• 2026-05-08 Listed $539,000 REALCOMP
• 2026-05-05 Coming Soon $539,000 MiRealSource-MiMLS
• 1983-08-01 Sold (Public Records) $94,700 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,540 · +4.3% YoY. Source: county tax records.