440 Flamingo St · Rochester Hills, MI 48309

$50,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 52 Days on market

Built 2017 Average condition $52/sqft · 79% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Avon on the Lake, a 55+ community in Rochester Hills. This well-maintained 2-bedroom, 2-bath home offers comfortable living with a carport, driveway, and storage shed. Enjoy convenient access to downtown Rochester's shopping, dining, entertainment, and golf courses. Community amenities include a library, fitness center, billiards area, and planned social activities. Located near M-59 and I-75. Buyer must be approved by park management. Monthly lot rent applies. All information approximate; BATVAI.

Key facts

• Fitness center
• Billiards area
• Carport

Tags

• CARPORT
• STORAGE SHED
• LIBRARY
• FITNESS CENTER
• BILLIARDS AREA
• PLANNED SOCIAL ACTIVITIES

Property features AI

Finance

• Other: Directions: Avon Rd to Dequindre Rd, enter Avon on the Lake community and follow internal roads to Flamingo St.
• Financial info:
• HOA & community: Located in a senior community

Exterior

• Parking: No garage; Carport
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Pillar/post/pier foundation; Built with conventional exterior materials
• Exterior features: Pond on the property; Paved road access; Lot with irregular dimensions; Pets allowed

Interior

• Kitchen: Dishwasher; Microwave; Free-standing gas range; Free-standing refrigerator
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Microwave; Free-standing gas range; Free-standing refrigerator; Washer; Dryer; Central air conditioning; Forced air heating (natural gas); 6 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated average.

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 ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.9% 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.
• Avondale School District (suburban): math 34% / reading 48% proficiency, ranked #162 of 540 in MI (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 149 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 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 + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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. 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?
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: 4.64% ✓
• Cap rate: 41.95%
• Cash-on-cash: 127.34%
• DSCR: 6.67
• GRM: 1.8

CMA / ARV

• ARV (median comp): $243,579
• List price: $50,000
• Delta: -79.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Flicker St	0.11mi	3/2.0 (+1)	1,056 (+10%)	20mo	$43,000	$41	57
113 Whippoorwill Ln	0.16mi	3/2.0 (+1)	1,100 (+15%)	9mo	$100,000	$91	56
2931 Grant Rd	0.68mi	3/1.0 (+1)	870 (-9%)	2mo	$110,000	$126	42

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: —
• Equity multiple: 7.18×
• Total profit: $86,557
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 15.10×
• Total profit: $197,357
• Equity at exit: $4,323

Cash invested: $14,000 (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 48309

• Active inventory: 149
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,318 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $1,486

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 31%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 W Auburn Rd Rochester Hills, MI	2.0–3.0	2.0	1264	$1,309	$1.04	5d	1	0.38mi
2900 W Hamlin Rd Rochester Hills, MI	1.0–3.0	1.0–2.5	1248	$2,678	$2.14	2d	40	0.57mi
2450 Norfolk Unit 4104 Rochester Hills, MI	1.0	1.0	1000	$1,590	$1.59	22d	1	0.58mi
3190 Fallen Oaks Ct Rochester Hills, MI	1.0	1.0	950	$3,180	$3.35	44d	1	1.21mi

Listing history 16 events

1. 2026-06-18
   days on market $50,000 Active 52 DOM
2. 2026-06-17
   days on market $50,000 Active 51 DOM
3. 2026-06-16
   days on market $50,000 Active 50 DOM
4. 2026-06-15
   days on market $50,000 Active 49 DOM
5. 2026-06-13
   days on market $50,000 Active 47 DOM
6. 2026-06-13
   days on market $50,000 Active 46 DOM
7. 2026-06-09
   days on market $50,000 Active 43 DOM
8. 2026-06-08
   days on market $50,000 Active 42 DOM
9. 2026-06-07
   days on market $50,000 Active 41 DOM
10. 2026-06-04
    days on market $50,000 Active 38 DOM
11. 2026-06-03
    days on market $50,000 Active 37 DOM
12. 2026-06-02
    days on market $50,000 Active 36 DOM
13. 2026-06-01
    days on market $50,000 Active 35 DOM
14. 2026-05-31
    days on market $50,000 Active 34 DOM
15. 2026-04-27
    listed $50,000 Active 519-char remark

    Show marketing remark (513 chars)

    Welcome to Avon on the Lake, a 55+ community in Rochester Hills. This well-maintained 2-bedroom, 2-bath home offers comfortable living with a carport, driveway, and storage shed. Enjoy convenient access to downtown Rochester's shopping, dining, entertainment, and golf courses. Community amenities include a library, fitness center, billiards area, and planned social activities. Located near M-59 and I-75. Buyer must be approved by park management. Monthly lot rent applies. All information approximate; BATVAI.

16. 2026-04-27
    listed $50,000 Active 513-char remark

    Show marketing remark (513 chars)

    Welcome to Avon on the Lake, a 55+ community in Rochester Hills. This well-maintained 2-bedroom, 2-bath home offers comfortable living with a carport, driveway, and storage shed. Enjoy convenient access to downtown Rochester's shopping, dining, entertainment, and golf courses. Community amenities include a library, fitness center, billiards area, and planned social activities. Located near M-59 and I-75. Buyer must be approved by park management. Monthly lot rent applies. All information approximate; BATVAI.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $27,816
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$1,455
• Taxable income: $18,110
• Est. tax owed @ 24.0%: −$4,346
• After-tax cash flow: $13,482/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 · 12 photos

Average 55/100 Cosmetic rehab

This 2-bedroom, 2-bath home in Avon on the Lake is in average condition with some wear and tear. It has a good exterior and a well-maintained lawn, but the interior walls and ceiling, kitchen cabinets, and bathroom fixtures could benefit from some updates. The home is located in a 55+ community with various amenities and is close to downtown Rochester's shopping, dining, and entertainment. The home is in need of some cosmetic updates to improve its resale and rental value.

Repairs flagged

• Minor Living room carpet — The carpet appears to be slightly worn and could benefit from a cleaning or replacement.
• Minor Kitchen cabinets — The kitchen cabinets appear to be slightly worn and could benefit from a fresh coat of paint or a new finish.
• Minor Bathroom fixtures — The bathroom fixtures appear to be slightly worn and could benefit from a fresh coat of paint or a new finish.
• Minor Paint — The interior walls and ceiling appear to be in average condition with some discoloration and could benefit from a fresh coat of paint.

Value-add opportunities

• Both Paint interior walls and ceiling — Fresh paint can improve the overall appearance and value of the home.
• Both Replace worn-out flooring — Fresh flooring can improve the overall appearance and value of the home.
• Both Replace worn-out kitchen cabinets — Fresh cabinets can improve the overall appearance and value of the home.
• Both Replace worn-out bathroom fixtures — Fresh fixtures can improve the overall appearance and value of the home.
• Both Replace worn-out paint — Fresh paint can improve the overall appearance and value of the home.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Living room carpet · The carpet appears to be slightly worn and could benefit from a cleaning or replacement.	Minor	$500–3,000
Kitchen cabinets · The kitchen cabinets appear to be slightly worn and could benefit from a fresh coat of paint or a new finish.	Minor	$500–3,000
Bathroom fixtures · The bathroom fixtures appear to be slightly worn and could benefit from a fresh coat of paint or a new finish.	Minor	$500–3,000
Paint · The interior walls and ceiling appear to be in average condition with some discoloration and could benefit from a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls and ceiling — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace worn-out flooring — Fresh flooring can improve the overall appearance and value of the home. ↑
• Both Replace worn-out kitchen cabinets — Fresh cabinets can improve the overall appearance and value of the home. ↑
• Both Replace worn-out bathroom fixtures — Fresh fixtures can improve the overall appearance and value of the home. ↑
• Both Replace worn-out paint — Fresh paint can improve the overall appearance and value of the home. ↑

ⓘ 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: Avondale School District
• NCES district ID: 2603690
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $71,549
• Composite: 37.33/100
• National rank: #4442
• State rank: #162 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

+0.0% since first listed

4 events — show timeline

• 2026-06-17 Relisted — REALCOMP
• 2026-06-16 Listing Removed — REALCOMP
• 2026-04-27 Listed $50,000 MiRealSource-MiMLS
• 2026-04-27 Listed $50,000 REALCOMP