317 Willow Grove Ln · Rochester Hills, MI 48307

$305,000

3 bd · 2.5 ba · 1,911 sqft · Condo public records · 4 Days on market

Built 1974 $405/mo HOA · 14% 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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest and Best Due Friday May 15 at 9am. This 2 bed 2.2 bath condo with finished daylight basement is in excellent condition, offering a sophisticated living experience designed for comfort and ease. The heart of this home is an open-plan kitchen, seamlessly integrating with the living room. It features stainless steel appliances and granite counters, complemented by a practical peninsula that enhances both culinary and social interaction. Adjacent to this, the living room provides a warm ambiance with its inviting stone fireplace and elegant flooring. Each of the two bedrooms offers a private retreat. The bathrooms are thoughtfully designed with extensive storage and a walk-in shower, blending functionality with a clean aesthetic. Additional features include a dedicated laundry room for everyday convenience and an attached garage. Step outside to a private patio, or enjoy the tranquil views of the woods from your balcony, offering a serene escape. This condominium presents an opportunity to embrace a lifestyle of comfort and convenience in Rochester Hills in walking distance from Downtown Rochester and the trails! Upgrades include Laundry room 2015, Primary bedroom expansion 2016, Windows 2019, Main floor kitchen/ living room remodel 2019, Furnace 2019, Water heater 2019, Basement remodel and windows 2022.

Key facts

• $405 HOA
• Garage
• Built 1974

Property features AI

Finance

• Other: Pets allowed; Located in the Hidden Hills Condo subdivision (Rochester Hills)
• HOA & community: Homeowners association with monthly fee of $405; HOA covers grounds maintenance, pest control, sewer, snow removal, trash and water

Exterior

• Parking: Attached, front-facing garage with 1 assigned space
• Utilities: Public water; Public sewer; Natural gas heating
• Home design: Condominium residential property; Two levels; Ground-level entry with steps; Brick and vinyl siding exterior; Asphalt roof
• Construction: Brick and vinyl siding construction; Asphalt roof; Finished below-grade area (basement)
• Exterior features: Balcony; Patio; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: Fireplace in living room (gas); Finished daylight walk-out basement
• Laundry & utility: In-unit laundry in a dedicated laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $305k.

Deal economics

• At list price, monthly cash flow is $-54 ($-645/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (7.7% below list).
• Recommended offer: $282k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); West Middle School (math 54% / reading 70%, grade B-, #58 of 713 statewide, top 9%, 843 students, 15% FRL); Rochester High School (math 54% / reading 73%, grade B-, #55 of 713 statewide, top 8%, 1,690 students, 23% FRL).
• Market conditions: Rents rising (+1.8%/yr); 216 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 32% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $150k; list at $305k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,571 (7.7% 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.0

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-56,113
• Equity at exit: $45,476

10-year hold

• IRR: -14.3%
• Equity multiple: 0.22×
• Total profit: $-66,344
• Equity at exit: $26,371

Cash invested: $85,400 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,816 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$127
• HOA: −$405
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-54

Break-even live

Break-even rent $2,884

Max offer price $295,509

Occupancy floor 97%

Sensitivity live

Price	-10% $119	-5% $33	+0% $-54	+5% $-140	+10% $-226
Rent	-10% $-276	-5% $-165	+0% $-54	+5% $57	+10% $169
Rate	-1.0pp $100	-0.5pp $24	base $-54	+0.5pp $-133	+1.0pp $-213

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	25d	1	0.66mi
295 Nesbit Ln Rochester Hills, MI	3.0	3.0	1601	$3,000	$1.87	1d	1	0.82mi
112 Walnut Blvd Rochester, MI	1.0–3.0	1.0–2.0	1171	$3,400	$2.90	45d	3	0.87mi
266 Mill St Rochester, MI	2.0	2.5	1594	$3,000	$1.88	26d	1	0.99mi
1120 N Main St Rochester, MI	3.0	2.5	1300	$1,775	$1.37	0d	2	1.27mi
709 Denham Ln Rochester Hills, MI	3.0	2.5	2252	$3,000	$1.33	26d	1	1.30mi
32 Meadow Wood Dr Rochester Hills, MI	2.0	1.5	2280	$2,200	$0.96	45d	1	1.41mi
1483 Colony Dr Rochester Hills, MI	3.0	1.5	1603	$2,500	$1.56	26d	1	1.49mi

HOA detail condo

• Monthly dues: $405 · $4,860/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-05-15
   status Pending 1330-char remark

   Show marketing remark (1330 chars)

   Highest and Best Due Friday May 15 at 9am. This 2 bed 2.2 bath condo with finished daylight basement is in excellent condition, offering a sophisticated living experience designed for comfort and ease. The heart of this home is an open-plan kitchen, seamlessly integrating with the living room. It features stainless steel appliances and granite counters, complemented by a practical peninsula that enhances both culinary and social interaction. Adjacent to this, the living room provides a warm ambiance with its inviting stone fireplace and elegant flooring. Each of the two bedrooms offers a private retreat. The bathrooms are thoughtfully designed with extensive storage and a walk-in shower, blending functionality with a clean aesthetic. Additional features include a dedicated laundry room for everyday convenience and an attached garage. Step outside to a private patio, or enjoy the tranquil views of the woods from your balcony, offering a serene escape. This condominium presents an opportunity to embrace a lifestyle of comfort and convenience in Rochester Hills in walking distance from Downtown Rochester and the trails! Upgrades include Laundry room 2015, Primary bedroom expansion 2016, Windows 2019, Main floor kitchen/ living room remodel 2019, Furnace 2019, Water heater 2019, Basement remodel and windows 2022.

2. 2026-05-15
   status Pending

   Show marketing remark (1330 chars)

   Highest and Best Due Friday May 15 at 9am. This 2 bed 2.2 bath condo with finished daylight basement is in excellent condition, offering a sophisticated living experience designed for comfort and ease. The heart of this home is an open-plan kitchen, seamlessly integrating with the living room. It features stainless steel appliances and granite counters, complemented by a practical peninsula that enhances both culinary and social interaction. Adjacent to this, the living room provides a warm ambiance with its inviting stone fireplace and elegant flooring. Each of the two bedrooms offers a private retreat. The bathrooms are thoughtfully designed with extensive storage and a walk-in shower, blending functionality with a clean aesthetic. Additional features include a dedicated laundry room for everyday convenience and an attached garage. Step outside to a private patio, or enjoy the tranquil views of the woods from your balcony, offering a serene escape. This condominium presents an opportunity to embrace a lifestyle of comfort and convenience in Rochester Hills in walking distance from Downtown Rochester and the trails! Upgrades include Laundry room 2015, Primary bedroom expansion 2016, Windows 2019, Main floor kitchen/ living room remodel 2019, Furnace 2019, Water heater 2019, Basement remodel and windows 2022.

3. 2026-05-11
   listed $305,000 Active 1330-char remark

   Show marketing remark (1330 chars)

   Highest and Best Due Friday May 15 at 9am. This 2 bed 2.2 bath condo with finished daylight basement is in excellent condition, offering a sophisticated living experience designed for comfort and ease. The heart of this home is an open-plan kitchen, seamlessly integrating with the living room. It features stainless steel appliances and granite counters, complemented by a practical peninsula that enhances both culinary and social interaction. Adjacent to this, the living room provides a warm ambiance with its inviting stone fireplace and elegant flooring. Each of the two bedrooms offers a private retreat. The bathrooms are thoughtfully designed with extensive storage and a walk-in shower, blending functionality with a clean aesthetic. Additional features include a dedicated laundry room for everyday convenience and an attached garage. Step outside to a private patio, or enjoy the tranquil views of the woods from your balcony, offering a serene escape. This condominium presents an opportunity to embrace a lifestyle of comfort and convenience in Rochester Hills in walking distance from Downtown Rochester and the trails! Upgrades include Laundry room 2015, Primary bedroom expansion 2016, Windows 2019, Main floor kitchen/ living room remodel 2019, Furnace 2019, Water heater 2019, Basement remodel and windows 2022.

4. 2026-05-11
   listed $305,000 Active

   Show marketing remark (1330 chars)

   Highest and Best Due Friday May 15 at 9am. This 2 bed 2.2 bath condo with finished daylight basement is in excellent condition, offering a sophisticated living experience designed for comfort and ease. The heart of this home is an open-plan kitchen, seamlessly integrating with the living room. It features stainless steel appliances and granite counters, complemented by a practical peninsula that enhances both culinary and social interaction. Adjacent to this, the living room provides a warm ambiance with its inviting stone fireplace and elegant flooring. Each of the two bedrooms offers a private retreat. The bathrooms are thoughtfully designed with extensive storage and a walk-in shower, blending functionality with a clean aesthetic. Additional features include a dedicated laundry room for everyday convenience and an attached garage. Step outside to a private patio, or enjoy the tranquil views of the woods from your balcony, offering a serene escape. This condominium presents an opportunity to embrace a lifestyle of comfort and convenience in Rochester Hills in walking distance from Downtown Rochester and the trails! Upgrades include Laundry room 2015, Primary bedroom expansion 2016, Windows 2019, Main floor kitchen/ living room remodel 2019, Furnace 2019, Water heater 2019, Basement remodel and windows 2022.

5. 2026-05-09
   historical $305,000 1330-char remark

   Show marketing remark (1330 chars)

   Highest and Best Due Friday May 15 at 9am. This 2 bed 2.2 bath condo with finished daylight basement is in excellent condition, offering a sophisticated living experience designed for comfort and ease. The heart of this home is an open-plan kitchen, seamlessly integrating with the living room. It features stainless steel appliances and granite counters, complemented by a practical peninsula that enhances both culinary and social interaction. Adjacent to this, the living room provides a warm ambiance with its inviting stone fireplace and elegant flooring. Each of the two bedrooms offers a private retreat. The bathrooms are thoughtfully designed with extensive storage and a walk-in shower, blending functionality with a clean aesthetic. Additional features include a dedicated laundry room for everyday convenience and an attached garage. Step outside to a private patio, or enjoy the tranquil views of the woods from your balcony, offering a serene escape. This condominium presents an opportunity to embrace a lifestyle of comfort and convenience in Rochester Hills in walking distance from Downtown Rochester and the trails! Upgrades include Laundry room 2015, Primary bedroom expansion 2016, Windows 2019, Main floor kitchen/ living room remodel 2019, Furnace 2019, Water heater 2019, Basement remodel and windows 2022.

6. 2000-04-05
   soldstatus $149,500
7. 2000-03-21
   soldstatus $149,500 248-char remark

   Show marketing remark (248 chars)

   EXQUISITELY REMODELED TOWNHOUSE CONDO IN THEHEART OF ROCHESTER HILLS! 2 FULL & 2-1/2 BATHS. BEAUTIFULLY FINISHED LL W/ FULL KITCHEN & 1/2BATH. UP-TO-THE MINUTE DECOR. KIT HAS NEW OAKFLOORING & CUSTOM OAK CABINETRY. APPLIANCES INC.

8. 2000-02-11
   historical 248-char remark

   Show marketing remark (248 chars)

   EXQUISITELY REMODELED TOWNHOUSE CONDO IN THEHEART OF ROCHESTER HILLS! 2 FULL & 2-1/2 BATHS. BEAUTIFULLY FINISHED LL W/ FULL KITCHEN & 1/2BATH. UP-TO-THE MINUTE DECOR. KIT HAS NEW OAKFLOORING & CUSTOM OAK CABINETRY. APPLIANCES INC.

9. 2000-02-02
   listed $149,900 248-char remark

   Show marketing remark (248 chars)

   EXQUISITELY REMODELED TOWNHOUSE CONDO IN THEHEART OF ROCHESTER HILLS! 2 FULL & 2-1/2 BATHS. BEAUTIFULLY FINISHED LL W/ FULL KITCHEN & 1/2BATH. UP-TO-THE MINUTE DECOR. KIT HAS NEW OAKFLOORING & CUSTOM OAK CABINETRY. APPLIANCES INC.

10. 1995-11-17
    soldstatus $118,000
11. 1989-08-01
    soldstatus $115,000
12. 1988-06-01
    soldstatus $115,000
13. 1978-05-01
    soldstatus $59,300

ⓘ 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: $1,759 · $147/mo
• Projected year-2 tax: $3,228 · $269/mo
• Expected delta: +$1,469/yr (+$122/mo · 83.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $33,789
• − Mortgage interest: −$17,085
• − Property taxes: −$1,759
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,703
• − Management: −$2,703
• − HOA: −$4,860
• − Depreciation: −$8,873
• Taxable loss: −$5,719
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $728/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
• 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

+414.3% since first listed

13 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-11 Listed $305,000 MiRealSource-MiMLS
• 2026-05-11 Listed $305,000 REALCOMP
• 2026-05-09 Coming Soon $305,000 MiRealSource-MiMLS
• 2000-04-05 Sold (Public Records) $149,500 Public Records
• 2000-03-21 Sold (MLS) $149,500 MiRealSource-MiMLS
• 2000-02-11 Listing Removed — MiRealSource-MiMLS
• 2000-02-02 Listed $149,900 MiRealSource-MiMLS
• 1995-11-17 Sold (Public Records) $118,000 Public Records
• 1989-08-01 Sold (Public Records) $115,000 Public Records
• 1988-06-01 Sold (Public Records) $115,000 Public Records
• 1978-05-01 Sold (Public Records) $59,300 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,759 · +4.3% YoY. Source: county tax records.