52489 Butternut Dr · Rochester, MI 48316

$350,000

4 bd · 2.5 ba · 2,029 sqft · SingleFamily public records · 12 Days on market

Built 1970 0.31 ac lot $172/sqft · 18% above area Est $435k · 20% 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).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this classic 2 story Colonial in highly desirable Country Lane Estates subdivision within the prestigious Utica School District. Features 4 bedrooms and 2.1 bathrooms. While this home will need some work and updates to reach its full potential, it offers a fantastic opportunity for those looking to build sweat equity in a prime location, and it is being sold in as is condition. The main level features a welcoming ground level entry that leads into a variety of versatile spaces, including a formal living room and dining room. The kitchen, which flows seamlessly into a warm family room featuring wood floors. Upstairs, you will find a primary suite with wood flooring and a private bathroom, alongside three additional generously sized bedrooms and a second full bath. This home has a septic tank and public municipal water. Modern comforts include central air cooling, natural gas forced air heating, and a convenient first floor laundry room. Outside, the home sits on a beautiful 0.31-acre lot featuring a brick and vinyl exterior, a patio for outdoor entertainment, and an attached 2-car garage providing ample storage. Buyer must arrange Macomb County septic evaluation thirty to forty five days after taking occupancy. This property is perfectly situated south of 24 Mile Road and east of Dequindre, offering a peaceful suburban lifestyle with easy access to everything Shelby Township has to offer. Bidding is open now through May 10 for owner occupants, with all bids opened May 11, and the winning bid agent will be notified via email.

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1970

Property features AI

Exterior

• Parking: Attached 2-car garage; Attached parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built as a residential single-family home
• Exterior features: Patio; Porch; Paved road access; Pets allowed

Interior

• Kitchen: Dishwasher; Range hood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Fireplace in the living room; Partially finished basement; 10 total rooms
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (6.0% below list).
• Recommended offer: $329k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.2% in Rochester — 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 76/100 on livability (#150 in MI, #3,744 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities D, health & safety D.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $329,100 (6.0% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $434,911
• List price: $350,000
• Delta: -19.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52475 Butternut Dr	0.02mi	4/2.5	2,228 (+10%)	19mo	$430,000	$193	67
4001 Huhn Cir	0.73mi	3/1.5 (-1)	2,103 (+4%)	1mo	$315,000	$150	50
4160 Montgomery Dr	0.69mi	3/2.5 (-1)	2,037 (+0%)	16mo	$365,000	$179	49
53265 Aulgur Dr	0.67mi	3/1.5 (-1)	2,050 (+1%)	12mo	$334,000	$163	48
4037 Sandy Creek Dr	0.54mi	4/2.0	1,771 (-13%)	12mo	$350,000	$198	42
53298 Tundra Dr	0.55mi	3/1.5 (-1)	2,185 (+8%)	17mo	$347,000	$159	38
53165 Briar Dr	0.70mi	3/1.5 (-1)	2,300 (+13%)	0mo	$354,000	$154	36
52471 Ihla St	0.50mi	3/1.5 (-1)	1,724 (-15%)	9mo	$317,000	$184	35

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-36,716
• Equity at exit: $52,186

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-6,310
• Equity at exit: $30,262

Cash invested: $98,000 (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 48316

• Active inventory: 167
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,291 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$304 /mo · $3,649/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $315

Break-even live

Break-even rent $2,893

Max offer price $350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $513	-5% $414	+0% $315	+5% $215	+10% $116
Rent	-10% $55	-5% $185	+0% $315	+5% $445	+10% $574
Rate	-1.0pp $491	-0.5pp $404	base $315	+0.5pp $224	+1.0pp $132

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4269 Summer Pl Shelby Township, MI	3.0	3.5	2650	$3,291	$1.24	11d	1	1.30mi

Listing history 5 events

1. 2026-05-11
   status Pending 1565-char remark

   Show marketing remark (1565 chars)

   Welcome home to this classic 2 story Colonial in highly desirable Country Lane Estates subdivision within the prestigious Utica School District. Features 4 bedrooms and 2.1 bathrooms. While this home will need some work and updates to reach its full potential, it offers a fantastic opportunity for those looking to build sweat equity in a prime location, and it is being sold in as is condition. The main level features a welcoming ground level entry that leads into a variety of versatile spaces, including a formal living room and dining room. The kitchen, which flows seamlessly into a warm family room featuring wood floors. Upstairs, you will find a primary suite with wood flooring and a private bathroom, alongside three additional generously sized bedrooms and a second full bath. This home has a septic tank and public municipal water. Modern comforts include central air cooling, natural gas forced air heating, and a convenient first floor laundry room. Outside, the home sits on a beautiful 0.31-acre lot featuring a brick and vinyl exterior, a patio for outdoor entertainment, and an attached 2-car garage providing ample storage. Buyer must arrange Macomb County septic evaluation thirty to forty five days after taking occupancy. This property is perfectly situated south of 24 Mile Road and east of Dequindre, offering a peaceful suburban lifestyle with easy access to everything Shelby Township has to offer. Bidding is open now through May 10 for owner occupants, with all bids opened May 11, and the winning bid agent will be notified via email.

2. 2026-05-11
   status Pending 1565-char remark

   Show marketing remark (1565 chars)

   Welcome home to this classic 2 story Colonial in highly desirable Country Lane Estates subdivision within the prestigious Utica School District. Features 4 bedrooms and 2.1 bathrooms. While this home will need some work and updates to reach its full potential, it offers a fantastic opportunity for those looking to build sweat equity in a prime location, and it is being sold in as is condition. The main level features a welcoming ground level entry that leads into a variety of versatile spaces, including a formal living room and dining room. The kitchen, which flows seamlessly into a warm family room featuring wood floors. Upstairs, you will find a primary suite with wood flooring and a private bathroom, alongside three additional generously sized bedrooms and a second full bath. This home has a septic tank and public municipal water. Modern comforts include central air cooling, natural gas forced air heating, and a convenient first floor laundry room. Outside, the home sits on a beautiful 0.31-acre lot featuring a brick and vinyl exterior, a patio for outdoor entertainment, and an attached 2-car garage providing ample storage. Buyer must arrange Macomb County septic evaluation thirty to forty five days after taking occupancy. This property is perfectly situated south of 24 Mile Road and east of Dequindre, offering a peaceful suburban lifestyle with easy access to everything Shelby Township has to offer. Bidding is open now through May 10 for owner occupants, with all bids opened May 11, and the winning bid agent will be notified via email.

3. 2026-04-30
   listed $350,000 Active 1565-char remark

   Show marketing remark (1565 chars)

   Welcome home to this classic 2 story Colonial in highly desirable Country Lane Estates subdivision within the prestigious Utica School District. Features 4 bedrooms and 2.1 bathrooms. While this home will need some work and updates to reach its full potential, it offers a fantastic opportunity for those looking to build sweat equity in a prime location, and it is being sold in as is condition. The main level features a welcoming ground level entry that leads into a variety of versatile spaces, including a formal living room and dining room. The kitchen, which flows seamlessly into a warm family room featuring wood floors. Upstairs, you will find a primary suite with wood flooring and a private bathroom, alongside three additional generously sized bedrooms and a second full bath. This home has a septic tank and public municipal water. Modern comforts include central air cooling, natural gas forced air heating, and a convenient first floor laundry room. Outside, the home sits on a beautiful 0.31-acre lot featuring a brick and vinyl exterior, a patio for outdoor entertainment, and an attached 2-car garage providing ample storage. Buyer must arrange Macomb County septic evaluation thirty to forty five days after taking occupancy. This property is perfectly situated south of 24 Mile Road and east of Dequindre, offering a peaceful suburban lifestyle with easy access to everything Shelby Township has to offer. Bidding is open now through May 10 for owner occupants, with all bids opened May 11, and the winning bid agent will be notified via email.

4. 2026-04-30
   listed $350,000 Active 1565-char remark

   Show marketing remark (1565 chars)

   Welcome home to this classic 2 story Colonial in highly desirable Country Lane Estates subdivision within the prestigious Utica School District. Features 4 bedrooms and 2.1 bathrooms. While this home will need some work and updates to reach its full potential, it offers a fantastic opportunity for those looking to build sweat equity in a prime location, and it is being sold in as is condition. The main level features a welcoming ground level entry that leads into a variety of versatile spaces, including a formal living room and dining room. The kitchen, which flows seamlessly into a warm family room featuring wood floors. Upstairs, you will find a primary suite with wood flooring and a private bathroom, alongside three additional generously sized bedrooms and a second full bath. This home has a septic tank and public municipal water. Modern comforts include central air cooling, natural gas forced air heating, and a convenient first floor laundry room. Outside, the home sits on a beautiful 0.31-acre lot featuring a brick and vinyl exterior, a patio for outdoor entertainment, and an attached 2-car garage providing ample storage. Buyer must arrange Macomb County septic evaluation thirty to forty five days after taking occupancy. This property is perfectly situated south of 24 Mile Road and east of Dequindre, offering a peaceful suburban lifestyle with easy access to everything Shelby Township has to offer. Bidding is open now through May 10 for owner occupants, with all bids opened May 11, and the winning bid agent will be notified via email.

5. 2026-04-28
   historical $350,000 1565-char remark

   Show marketing remark (1565 chars)

   Welcome home to this classic 2 story Colonial in highly desirable Country Lane Estates subdivision within the prestigious Utica School District. Features 4 bedrooms and 2.1 bathrooms. While this home will need some work and updates to reach its full potential, it offers a fantastic opportunity for those looking to build sweat equity in a prime location, and it is being sold in as is condition. The main level features a welcoming ground level entry that leads into a variety of versatile spaces, including a formal living room and dining room. The kitchen, which flows seamlessly into a warm family room featuring wood floors. Upstairs, you will find a primary suite with wood flooring and a private bathroom, alongside three additional generously sized bedrooms and a second full bath. This home has a septic tank and public municipal water. Modern comforts include central air cooling, natural gas forced air heating, and a convenient first floor laundry room. Outside, the home sits on a beautiful 0.31-acre lot featuring a brick and vinyl exterior, a patio for outdoor entertainment, and an attached 2-car garage providing ample storage. Buyer must arrange Macomb County septic evaluation thirty to forty five days after taking occupancy. This property is perfectly situated south of 24 Mile Road and east of Dequindre, offering a peaceful suburban lifestyle with easy access to everything Shelby Township has to offer. Bidding is open now through May 10 for owner occupants, with all bids opened May 11, and the winning bid agent will be notified via email.

ⓘ 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: $3,649 · $304/mo
• Projected year-2 tax: $4,520 · $377/mo
• Expected delta: +$870/yr (+$73/mo · 23.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,492
• − Mortgage interest: −$19,605
• − Property taxes: −$3,649
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,159
• − Management: −$3,159
• − Depreciation: −$10,182
• Taxable loss: −$2,013
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $4,257/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 of 540 in MI

Livability — Rochester

• Score: 76/100
• State rank: #150
• US rank: #3744

Category grades

Amenities D Commute F Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,355

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Two or more races 3% Asian 3% Black 2%
• Common ancestry: Romanian 16% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 83% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% Spanish 2%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -200.39%
• Current HPI: 186.8397
• 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

5 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-04-30 Listed $350,000 MiRealSource-MiMLS
• 2026-04-30 Listed $350,000 REALCOMP
• 2026-04-28 Coming Soon $350,000 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $3,649 · +2.9% YoY. Source: county tax records.