47395 Dequindre Rd · Rochester Hills, MI 48307 4812

$250,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 1 Days on market

Built 1977 0.25 ac lot Est $318k · 21% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Schools +5.9/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 1-bath ranch offering approximately 1,560 square feet of comfortable living space. A spacious family room with a gas fireplace provides the perfect setting for everyday living, entertaining, or gathering with family and friends. The home also features a living room, an eat-in kitchen, and a practical layout designed for convenience. Outside, enjoy a fenced backyard with a patio, storage shed, and attractive landscaping featuring established perennial gardens. Additional highlights include a 2-car attached garage and a furnace updated in 2024. Conveniently located within the Rochester School District.

Key facts

• Perennial gardens
• Gas fireplace
• Storage shed

Tags

• FENCED BACKYARD
• GAS FIREPLACE
• EAT-IN KITCHEN
• PATIO
• STORAGE SHED
• PERENNIAL GARDENS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water (at street) and private well listed; Public sewer at street; Electric service details not specified
• Home design: Single-story residential home; Built in 1977; Facing/entry direction not specified
• Construction: Brick exterior; Crawl foundation
• Exterior features: Fenced yard; Paved street access

Interior

• Kitchen: Kitchen (Entry level) — 8 x 10; Dishwasher; Refrigerator; Gas range or cooktop not specified
• Bedrooms: Bedroom 1 (Entry level) — 11 x 10; Bedroom 2 (Entry level) — 9 x 10; Bedroom 3 (Entry level) — 10 (width listed)
• Bathrooms: 1 full bathroom (Entry level) — approx. 6 x 10
• Heating & cooling: Forced air heating; Central A/C; Natural gas fuel; Gas water heater
• Interior features: Gas fireplace; 9 total rooms
• Laundry & utility: Washer; Dryer; Laundry room (Entry level) — 4 x 10

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-63 ($-754/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.9% below list).
• Recommended offer: $190k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 21y 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 $151k; list at $250k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $190,291 (23.9% 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. Built in 1977 — 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: 0.76% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $318,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Melvin Ave	0.14mi	3/1.5	1,728 (+11%)	3mo	$250,000	$145	71
2552 Melvin Ave	0.14mi	3/2.5	1,478 (-5%)	15mo	$430,000	$291	66
2566 Dawes Ave	0.40mi	3/1.5	1,675 (+7%)	1mo	$279,900	$167	66
3024 Longview Ave	0.57mi	3/2.0	1,590 (+2%)	1mo	$287,000	$181	66
2875 Longview Ave	0.42mi	4/1.0 (+1)	1,460 (-6%)	1mo	$275,500	$189	64
3000 Longview Ave	0.54mi	3/2.0	1,495 (-4%)	9mo	$318,000	$213	56
2420 Emmons Ave	0.47mi	4/2.0 (+1)	1,664 (+7%)	2mo	$225,000	$135	56
46329 Huling St	0.62mi	3/1.0	1,365 (-12%)	1mo	$290,000	$212	50
2475 Culbertson Ave	0.49mi	4/2.0 (+1)	1,420 (-9%)	13mo	$303,500	$214	42
3240 Melvin Ave	0.60mi	4/2.0 (+1)	1,667 (+7%)	11mo	$259,900	$156	42
2621 Weaverton St	0.59mi	3/2.0	1,326 (-15%)	12mo	$299,900	$226	33
2784 Frankson Ave	0.70mi	2/2.0 (-1)	1,400 (-10%)	13mo	$286,000	$204	30

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: 6.5%
• Equity multiple: 1.37×
• Total profit: $26,045
• Equity at exit: $112,411

10-year hold

• IRR: 9.3%
• Equity multiple: 2.40×
• Total profit: $98,266
• Equity at exit: $173,238

Cash invested: $70,000 (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 4812

• Active inventory: 1
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-63

Break-even live

Break-even rent $1,982

Max offer price $238,903

Occupancy floor 98%

Sensitivity live

Price	-10% $79	-5% $8	+0% $-63	+5% $-134	+10% $-204
Rent	-10% $-213	-5% $-138	+0% $-63	+5% $12	+10% $88
Rate	-1.0pp $63	-0.5pp $1	base $-63	+0.5pp $-128	+1.0pp $-194

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2427 Partridge Dr Shelby Township, MI	2.0	2.0	1438	$1,920	$1.33	5d	6	0.51mi
46280 Dequindre Rd Shelby Township, MI	1.0–3.0	1.0–1.5	912	$1,650	$1.81	4d	14	0.57mi
3113 Emmons Ave Rochester Hills, MI	2.0	2.0	1200	$1,800	$1.50	17d	1	0.64mi
1901 Village Green Blvd Rochester Hills, MI	3.0	1.0–2.0	1025	$2,509	$2.45	2d	28	0.80mi
1750 Melville Dr Rochester Hills, MI	1.0–2.0	1.0–2.0	875	$1,639	$1.87	3d	1	1.04mi

Listing history 2 events

1. 2026-06-18
   remarks 650-char remark
2. 2026-06-18
   listed $250,000 Coming Soon 1 DOM

ⓘ 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: $1,811 · $151/mo
• Projected year-2 tax: $2,831 · $236/mo
• Expected delta: +$1,019/yr (+$85/mo · 56.3%)

ⓘ 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 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,835
• − Mortgage interest: −$14,004
• − Property taxes: −$1,811
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$7,273
• Taxable loss: −$5,156
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $484/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+284.6% since first listed

43 events — show timeline

• 2026-06-19 Listed $250,000 MiRealSource-MiMLS
• 2026-06-19 Listed $250,000 REALCOMP
• 2026-06-18 Coming Soon $250,000 MiRealSource-MiMLS
• 2015-01-16 Listing Removed — MiRealSource-MiMLS
• 2015-01-16 Listing Removed — REALCOMP
• 2014-12-12 Listed $149,900 MiRealSource-MiMLS
• 2014-07-15 Listed $149,900 REALCOMP
• 2008-01-07 Listing Removed — REALCOMP
• 2007-12-10 Listing Removed — MiRealSource-MiMLS
• 2007-11-30 Listed $159,900 REALCOMP
• 2007-11-27 Listing Removed — REALCOMP
• 2007-11-15 Listing Removed — MiRealSource-MiMLS
• 2007-11-01 Listed $159,900 MiRealSource-MiMLS
• 2007-10-27 Listing Removed — REALCOMP
• 2007-10-27 Listed $159,900 REALCOMP
• 2007-07-27 Listing Removed — REALCOMP
• 2007-07-27 Listed $159,900 REALCOMP
• 2007-04-30 Listed $159,900 MiRealSource-MiMLS
• 2007-04-27 Listed $159,900 REALCOMP
• 2007-04-26 Listing Removed — REALCOMP
• 2007-04-26 Listing Removed — MiRealSource-MiMLS
• 2007-01-19 Listed $159,900 REALCOMP
• 2007-01-19 Listed $159,900 MiRealSource-MiMLS
• 2007-01-17 Listing Removed — MiRealSource-MiMLS
• 2007-01-16 Listing Removed — REALCOMP
• 2006-09-26 Listed $164,900 REALCOMP
• 2006-09-26 Listed $164,900 MiRealSource-MiMLS
• 2006-09-16 Listing Removed — REALCOMP
• 2006-09-16 Listing Removed — MiRealSource-MiMLS
• 2006-03-16 Listed $164,900 REALCOMP
• 2006-03-16 Listed $175,900 MiRealSource-MiMLS
• 2006-03-14 Listing Removed — MiRealSource-MiMLS
• 2006-03-14 Listing Removed — REALCOMP
• 2006-02-23 Listing Removed — REALCOMP
• 2006-02-15 Listed $175,900 REALCOMP
• 2005-12-14 Listing Removed — MiRealSource-MiMLS
• 2005-12-14 Listed $164,900 MiRealSource-MiMLS
• 2005-09-14 Listed $175,900 MiRealSource-MiMLS
• 2005-09-14 Listed $175,900 REALCOMP
• 2000-12-12 Sold (Public Records) $151,000 Public Records
• 1990-09-05 Sold (Public Records) $79,000 Public Records
• 1988-11-01 Sold (Public Records) $65,000 Public Records
• 1986-11-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,811 · +4.3% YoY. Source: county tax records.