576 Ten Point Dr · Rochester Hills, MI 48309

$475,000

3 bd · 2.5 ba · 2,108 sqft · SingleFamily public records · 2 Days on market

Built 1984 0.30 ac lot Est $453k · at est. $13/mo HOA

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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 +12.2/30.0
• Schools +5.9/10.0
• ARV discount +5.3/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2.5-bath, colonial home located on sought-after Ten Point Drive in the desirable Deer Run neighborhood. This brick & wood home offers exceptional curb appeal with a blend of classic design & modern comfort. Step inside to find a spacious & inviting layout perfect for both everyday living & entertaining. The sun-filled Great Room is certainly the hub of the home and centers around the natural brick fireplace with door walls & views of the beautifully designed landscaped yard & rebuilt deck. The home features warm colors, wood floors & an open floor plan. The eat-in Kitchen easily flows from the Great Room & is nicely appointed with ample counter space and cabinets, stainless steel appliances, & access to the deck. Convenient first floor Library/Den, is currently being used as a Dining Room so offers options for the space. Inviting Powder Room & first floor laundry complete the first floor. Upstairs offers 3 generously sized bedrooms, including the primary ensuite, all with double closets & a light-filled main bath featuring a cool skylight. The finished basement provides extra living space including a large family room, recreation room, office, & extra storage area with workbench. Basement is roughed in & plumbed for bathroom. Everything you need! Outside you are surrounded with an extra-large private corner lot, paver walkway to dual deck, perfect for your enjoyment & relaxation. Additional features include a 2.5 car garage, newer windows & a reverse osmosis system. The Deer Run subdivision offers residents access to a scenic neighborhood park complete with walking trails & a tranquil pond, all within walking distance of your front door. Located in the award-winning Rochester Community School District & close to shopping, dining, & expressways, this home combines comfort, convenience, & a prime location. This home is truly turnkey & ready for its next owner. Let the memories begin!

Key facts

• Rebuilt deck
• Colonial home
• Landscaped yard

Tags

• COLONIAL HOME
• NATURAL BRICK FIREPLACE
• LANDSCAPED YARD
• REBUILT DECK
• EAT-IN KITCHEN
• FIRST FLOOR LIBRARY

Property features AI

Finance

• Other: Subdivision: DEER RUN; Paved road access; Lot dimensions approximately 90 x 144 (0.3 acres); Directions: North off Avon onto Stag Ridge, right onto Ten Point
• HOA & community: Homeowners association with an annual fee of $150 (about $12.50/month)

Exterior

• Parking: Attached garage with direct access and garage door opener; Garage faces side; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick and wood siding construction
• Construction: Built with brick and wood siding; Asphalt roof; Finished below-grade area
• Exterior features: Corner, level lot; Outdoor lighting; Covered porch; Deck; Porch

Interior

• Kitchen: Oven; Convection oven; Self-cleaning oven; Free-standing gas range; Stainless steel appliances; Dishwasher; Disposal; Microwave; Ice maker; Warming drawer; Water purifier (owned); Water softener (owned); Free-standing refrigerator; Gas water heater
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced-air heating (natural gas); Exhaust fan; Humidifier; Central air; Ceiling fans
• Interior features: Entrance foyer; High-speed internet; Smart thermostat; Wood-burning fireplace in the great room; Finished full basement with bath stubbed and sump pump; Air purifier; Dehumidifier
• Laundry & utility: Laundry room with washer and dryer hookups; Gas dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $459k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (21.0% below list).
• Recommended offer: $375k (21.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $3k of loan paydown is wiped out by about $14k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $222k; list at $475k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $375,136 (21.0% 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. 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: 0.79% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $453,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
758 Lake Forest Rd	0.28mi	3/2.5	2,183 (+4%)	6mo	$470,000	$215	76
625 Ten Point Dr	0.06mi	4/2.5 (+1)	2,206 (+5%)	11mo	$460,000	$209	76
483 Rochdale Dr S	0.33mi	3/1.5	2,273 (+8%)	10mo	$375,000	$165	59
1811 Ansal Dr	0.36mi	3/2.5	2,361 (+12%)	6mo	$471,000	$199	58
2063 Avoncrest Dr	0.59mi	3/1.5	2,143 (+2%)	9mo	$572,500	$267	58
887 Ravine Terrace Dr	0.59mi	4/2.5 (+1)	2,078 (-1%)	10mo	$495,000	$238	57
1726 Black Maple Dr	0.57mi	3/2.5	2,244 (+6%)	10mo	$540,000	$241	54
1430 Stockport Dr	0.47mi	3/1.5	1,878 (-11%)	2mo	$329,000	$175	54
326 Orchardale Dr	0.37mi	3/2.5	2,411 (+14%)	11mo	$470,000	$195	50
800 Ravine Terrace Dr	0.64mi	4/2.5 (+1)	2,340 (+11%)	1mo	$538,000	$230	46
2036 Belle Vernon Dr	0.63mi	4/2.5 (+1)	1,910 (-9%)	11mo	$475,000	$249	41
2072 Belle Vernon Dr	0.66mi	4/2.5 (+1)	2,414 (+14%)	8mo	$435,000	$180	34

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-82,881
• Equity at exit: $70,824

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-80,014
• Equity at exit: $41,069

Cash invested: $133,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,751 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$353 /mo · $4,238/yr
• Insurance: −$198
• HOA: −$13
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $-92

Break-even live

Break-even rent $3,867

Max offer price $458,836

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.76mi
709 Denham Ln Rochester Hills, MI	3.0	2.5	2252	$3,000	$1.33	24d	1	1.26mi
112 Walnut Blvd Rochester, MI	1.0–3.0	1.0–2.0	1171	$3,400	$2.90	43d	3	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 3 events

1. 2026-06-18
   days on market $475,000 Active 2 DOM
2. 2026-06-17
   remarks 671-char remark
3. 2026-06-17
   listed $475,000 Active 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: $4,238 · $353/mo
• Projected year-2 tax: $5,777 · $481/mo
• Expected delta: +$1,538/yr (+$128/mo · 36.3%)

ⓘ 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 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: $45,016
• − Mortgage interest: −$26,607
• − Property taxes: −$4,238
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,601
• − Management: −$3,601
• − HOA: −$156
• − Depreciation: −$13,818
• Taxable loss: −$9,381
• Est. tax savings @ 24.0%: +$2,252
• After-tax cash flow: $1,154/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

+388.0% since first listed

19 events — show timeline

• 2026-06-16 Listed $475,000 REALCOMP
• 2026-06-16 Listed $475,000 MiRealSource-MiMLS
• 2008-12-16 Sold (Public Records) $221,500 Public Records
• 2008-12-09 Sold (MLS) $221,500 REALCOMP
• 2008-12-09 Sold (MLS) $221,500 MiRealSource-MiMLS
• 2008-11-07 Listing Removed — MiRealSource-MiMLS
• 2008-09-09 Listed $229,900 MiRealSource-MiMLS
• 2008-09-08 Listed $229,900 REALCOMP
• 2005-11-22 Sold (MLS) $289,000 SW Michigan MLS
• 2005-11-22 Sold (MLS) $289,000 REALCOMP
• 2005-11-22 Sold (MLS) $289,000 AAMLS
• 2005-11-22 Sold (MLS) $289,000 MiRealSource-MiMLS
• 2005-10-24 Delisted — AAMLS
• 2005-10-24 Listing Removed — MiRealSource-MiMLS
• 2005-09-19 Listed $289,000 SW Michigan MLS
• 2005-09-19 Listed $289,000 REALCOMP
• 2005-09-19 Listed $289,000 AAMLS
• 2005-09-19 Listed $289,000 MiRealSource-MiMLS
• 1984-07-01 Sold (Public Records) $97,340 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,238 · +4.3% YoY. Source: county tax records.