318 Marquette Dr · Rochester Hills, MI 48307

$75,000

4 bd · 2.0 ba · 1,586 sqft · Other · 34 Days on market

Built 2015 Good condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful maintained manufactured home located in Rochester Estates. 4 bedroom, 2 baths with a double living room. Rochester community school district, minutes from downtown Rochester. Community has outdoor heated pool, fitness center, basketball court and playgrounds. Pet friendly with community events yearly. Purchaser must be approved through the park.

Key facts

• Outdoor heated pool
• Double living room
• Fitness center

Tags

• DOUBLE LIVING ROOM
• OUTDOOR HEATED POOL
• FITNESS CENTER
• BASKETBALL COURT
• PLAYGROUNDS
• PET FRIENDLY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.2% 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.
• Zoned schools: Mcgregor Elementary School (math 47% / reading 47%, grade D-, #433 of 1,397 statewide, top 34%, 450 students, 37% FRL); Hart Middle School (math 49% / reading 69%, grade C+, #87 of 713 statewide, top 12%, 1,032 students, 17% FRL); Stoney Creek High School (math 65% / reading 80%, grade B+, #25 of 713 statewide, top 4%, 1,524 students, 13% FRL).
• Market conditions: Rents rising (+1.8%/yr); 216 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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 + 1.8% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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.
5. 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.
6. 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: 3.40% ✓
• Cap rate: 30.21%
• Cash-on-cash: 85.40%
• DSCR: 4.80
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 84.5%
• Equity multiple: 4.81×
• Total profit: $79,983
• Equity at exit: $11,183

10-year hold

• IRR: 87.4%
• Equity multiple: 9.57×
• Total profit: $180,000
• Equity at exit: $6,485

Cash invested: $21,000 (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 48307

• Rents YoY: 1.8%
• Active inventory: 216
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,548 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $1,495

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,546	-5% $1,520	+0% $1,495	+5% $1,469	+10% $1,443
Rent	-10% $1,293	-5% $1,394	+0% $1,495	+5% $1,595	+10% $1,696
Rate	-1.0pp $1,532	-0.5pp $1,514	base $1,495	+0.5pp $1,475	+1.0pp $1,455

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Goldrush Rochester Hills, MI	1.0–3.0	1.0–2.5	1573	$2,613	$1.66	0d	6	0.25mi
1090 Academy Dr Rochester Hills, MI	2.0–3.0	2.0	1565	$2,335	$1.49	0d	1	0.55mi
701 Green Cir Rochester, MI	1.0–3.0	1.0–2.5	1133	$2,547	$2.25	0d	46	1.24mi
1401 S Rochester Rd Rochester Hills, MI	3.0	1.0–2.0	1011	$2,250	$2.23	45d	4	1.42mi
1401 S Rochester Rd Rochester Hills, MI	3.0	1.0–2.0	1024	$2,600	$2.54	0d	6	1.42mi

Listing history 13 events

1. 2026-06-16
   status $75,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $75,000 Active 34 DOM
3. 2026-06-13
   days on market $75,000 Active 32 DOM
4. 2026-06-13
   days on market $75,000 Active 31 DOM
5. 2026-06-09
   days on market $75,000 Active 28 DOM
6. 2026-06-08
   days on market $75,000 Active 27 DOM
7. 2026-06-07
   days on market $75,000 Active 26 DOM
8. 2026-06-04
   days on market $75,000 Active 23 DOM
9. 2026-06-03
   days on market $75,000 Active 22 DOM
10. 2026-06-02
    days on market $75,000 Active 21 DOM
11. 2026-06-01
    days on market $75,000 Active 20 DOM
12. 2026-05-31
    days on market $75,000 Active 19 DOM
13. 2026-05-12
    listed $75,000 Active 357-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,575
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,446
• − Management: −$2,446
• − Depreciation: −$2,182
• Taxable income: $17,800
• Est. tax owed @ 24.0%: −$4,272
• After-tax cash flow: $13,662/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 · 1 photo

Good 80/100 Cosmetic rehab

This well-maintained and attractive manufactured home is in good condition with minimal repairs needed. Upgrades in paint, landscaping, HVAC, and smart home features can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Upgrading the HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters.
• Both Adding smart home features — Smart home features can increase the home's appeal and value by making it more convenient and energy-efficient for potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Upgrading the HVAC system — A newer, more efficient HVAC system can improve comfort and energy efficiency, making the home more attractive to buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value by making it more convenient and energy-efficient for potential buyers and renters. ↑

ⓘ 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
• County: Oakland County · 1,009,092 people
• City population: 44,714
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,714
• Household income: $106,576
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 926.0

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 (74%)
• Race & ethnicity: White 74% Asian 14% Two or more races 6% Black 4% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 76% English-only · Other Indo-European 9% Spanish 3% Arabic 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: ▼ -339.13%
• Current HPI: 188.8794
• Rent YoY: ▲ 1.78%
• Metro: Detroit-Warren-Dearborn, MI
• 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

2 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $75,000 FSBO.com