3103 Crooks Rd · Rochester Hills, MI 48309

$319,900

3 bd · 1.5 ba · 1,140 sqft · SingleFamily public records · 21 Days on market

Built 1998 0.28 ac lot Est $275k · 16% over

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Why this score? — see what drove the F 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 +10.8/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Is there a move in ready 3-bed ranch in Rochester Hills with modern updates, a fenced yard, and attached garage space under $320K? This updated 3-bedroom ranch delivers low maintenance living, functional single-level design, and stylish renovations in a convenient Rochester Hills location close to shopping, dining, parks, and everyday essentials. Welcome to this beautifully remodeled 3-bed ranch in Rochester Hills offering 1,140 square feet of comfortable living space on a spacious 0.28-acre lot. Built in 1998 and thoughtfully updated for today's buyer, this move in ready home is ideal for first-time buyers, downsizers, or anyone seeking easy one-level living with modern finishes throughout. Step inside to discover durable luxury vinyl plank flooring flowing throughout the home, creating a clean and cohesive feel from room to room. The updated full bathroom and additional half bath add both style and convenience, while the functional layout makes everyday living simple and comfortable. A dedicated laundry room adds extra practicality and storage space. The spacious living areas connect seamlessly to the kitchen and dining spaces, creating an inviting flow for daily living and entertaining. Just off the dining room, enjoy direct access to the backyard, making indoor and outdoor gatherings easy and convenient. Outside, the fully fenced backyard offers room to garden, entertain, play, or simply relax in privacy. A 2-car attached garage offers convenient parking and additional storage year-round. Located in Rochester Hills near local parks, shopping, restaurants, and commuter routes, this home combines value, updates, and location in one attractive package. Whether you are searching for your first home, simplifying your lifestyle, or looking for a turnkey property with practical updates already completed, this home checks all the boxes. Don't miss this opportunity to own a remodeled ranch in Rochester Hills priced at $319,900. Schedule your private showing today.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1998

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One level; Ground-level entry; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Pets allowed; Lot dimensions approximately 63 x 193 x 60 x 212 (0.28 acre)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Crawl space basement; 8 total rooms
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (22.6% below list).
• Recommended offer: $248k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• 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.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $131k; list at $320k implies a 144% gain — meaningful room to come down on a strong offer.

Recommended offer $247,687 (22.6% 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. 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: 0.77% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $274,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3225 Donley Ave	0.16mi	3/1.0	1,151 (+1%)	8mo	$275,000	$239	83
1901 Tamm Ave	0.12mi	3/1.0	1,100 (-4%)	14mo	$235,000	$214	75
3115 Crooks Rd	0.01mi	3/1.0	1,104 (-3%)	22mo	$185,500	$168	74
3636 Alida Ave	0.53mi	3/1.0	1,040 (-9%)	0mo	$310,000	$298	58
1734 Tamm Ave	0.22mi	2/1.0 (-1)	992 (-13%)	3mo	$265,000	$267	58
3300 Devondale Rd	0.57mi	3/1.0	1,200 (+5%)	13mo	$315,000	$263	52
2897 Midvale Dr	0.40mi	3/2.0	1,237 (+8%)	16mo	$250,000	$202	51
3416 Cone Ave	0.55mi	3/2.0	1,162 (+2%)	23mo	$265,000	$228	50
3636 Alida Ave	0.53mi	3/1.0	1,040 (-9%)	14mo	$216,000	$208	47
2812 Hartline Dr	0.68mi	3/2.0	1,120 (-2%)	20mo	$270,000	$241	47
3628 Cone Ave	0.66mi	3/2.0	1,096 (-4%)	21mo	$267,000	$244	43
3744 Donley Ave	0.62mi	3/2.0	1,192 (+5%)	23mo	$330,000	$277	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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-61,303
• Equity at exit: $47,698

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-65,647
• Equity at exit: $27,659

Cash invested: $89,572 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,477 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-148

Break-even live

Break-even rent $2,664

Max offer price $293,722

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-58	+0% $-148	+5% $-239	+10% $-329
Rent	-10% $-344	-5% $-246	+0% $-148	+5% $-50	+10% $47
Rate	-1.0pp $13	-0.5pp $-67	base $-148	+0.5pp $-231	+1.0pp $-315

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3017 Tribute Creek Blvd Oakland Charter Township, MI	2.0	2.0	1455	$2,552	$1.75	0d	3	0.49mi
2600 W Auburn Rd Rochester Hills, MI	2.0–3.0	2.0	1264	$1,759	$1.39	5d	1	0.78mi
2800 Overlook Dr Rochester Hills, MI	1.0–2.0	1.0–2.0	853	$1,833	$2.15	0d	12	1.05mi
2740 Upper Ridge Dr Rochester Hills, MI	2.0	2.0	1093	$3,480	$3.18	3d	1	1.05mi
2450 Norfolk Unit 10202 Rochester Hills, MI	2.0	2.0	1340	$1,640	$1.22	0d	1	1.27mi
3465 Hazelton Ave Rochester Hills, MI	3.0	1.5	1240	$3,690	$2.98	3d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $319,900 Active 21 DOM
2. 2026-06-17
   days on market $319,900 Active 20 DOM
3. 2026-06-16
   days on market $319,900 Active 19 DOM
4. 2026-06-15
   days on market $319,900 Active 18 DOM
5. 2026-06-13
   days on market $319,900 Active 16 DOM
6. 2026-06-13
   days on market $319,900 Active 15 DOM
7. 2026-06-09
   days on market $319,900 Active 12 DOM
8. 2026-06-08
   days on market $319,900 Active 11 DOM
9. 2026-06-07
   days on market $319,900 Active 10 DOM
10. 2026-06-04
    days on market $319,900 Active 7 DOM
11. 2026-06-03
    days on market $319,900 Active 6 DOM
12. 2026-06-02
    days on market $319,900 Active 5 DOM
13. 2026-06-01
    days on market $319,900 Active 4 DOM
14. 2026-05-31
    days on market $319,900 Active 3 DOM
15. 2026-05-29
    listed $319,900 Active 1993-char remark

    Show marketing remark (1993 chars)

    Is there a move in ready 3-bed ranch in Rochester Hills with modern updates, a fenced yard, and attached garage space under $320K? This updated 3-bedroom ranch delivers low maintenance living, functional single-level design, and stylish renovations in a convenient Rochester Hills location close to shopping, dining, parks, and everyday essentials. Welcome to this beautifully remodeled 3-bed ranch in Rochester Hills offering 1,140 square feet of comfortable living space on a spacious 0.28-acre lot. Built in 1998 and thoughtfully updated for today's buyer, this move in ready home is ideal for first-time buyers, downsizers, or anyone seeking easy one-level living with modern finishes throughout. Step inside to discover durable luxury vinyl plank flooring flowing throughout the home, creating a clean and cohesive feel from room to room. The updated full bathroom and additional half bath add both style and convenience, while the functional layout makes everyday living simple and comfortable. A dedicated laundry room adds extra practicality and storage space. The spacious living areas connect seamlessly to the kitchen and dining spaces, creating an inviting flow for daily living and entertaining. Just off the dining room, enjoy direct access to the backyard, making indoor and outdoor gatherings easy and convenient. Outside, the fully fenced backyard offers room to garden, entertain, play, or simply relax in privacy. A 2-car attached garage offers convenient parking and additional storage year-round. Located in Rochester Hills near local parks, shopping, restaurants, and commuter routes, this home combines value, updates, and location in one attractive package. Whether you are searching for your first home, simplifying your lifestyle, or looking for a turnkey property with practical updates already completed, this home checks all the boxes. Don't miss this opportunity to own a remodeled ranch in Rochester Hills priced at $319,900. Schedule your private showing today.

16. 2026-05-29
    listed $319,900 Active

    Show marketing remark (1993 chars)

    Is there a move in ready 3-bed ranch in Rochester Hills with modern updates, a fenced yard, and attached garage space under $320K? This updated 3-bedroom ranch delivers low maintenance living, functional single-level design, and stylish renovations in a convenient Rochester Hills location close to shopping, dining, parks, and everyday essentials. Welcome to this beautifully remodeled 3-bed ranch in Rochester Hills offering 1,140 square feet of comfortable living space on a spacious 0.28-acre lot. Built in 1998 and thoughtfully updated for today's buyer, this move in ready home is ideal for first-time buyers, downsizers, or anyone seeking easy one-level living with modern finishes throughout. Step inside to discover durable luxury vinyl plank flooring flowing throughout the home, creating a clean and cohesive feel from room to room. The updated full bathroom and additional half bath add both style and convenience, while the functional layout makes everyday living simple and comfortable. A dedicated laundry room adds extra practicality and storage space. The spacious living areas connect seamlessly to the kitchen and dining spaces, creating an inviting flow for daily living and entertaining. Just off the dining room, enjoy direct access to the backyard, making indoor and outdoor gatherings easy and convenient. Outside, the fully fenced backyard offers room to garden, entertain, play, or simply relax in privacy. A 2-car attached garage offers convenient parking and additional storage year-round. Located in Rochester Hills near local parks, shopping, restaurants, and commuter routes, this home combines value, updates, and location in one attractive package. Whether you are searching for your first home, simplifying your lifestyle, or looking for a turnkey property with practical updates already completed, this home checks all the boxes. Don't miss this opportunity to own a remodeled ranch in Rochester Hills priced at $319,900. Schedule your private showing today.

17. 2026-05-28
    historical $319,900 1993-char remark

    Show marketing remark (1993 chars)

    Is there a move in ready 3-bed ranch in Rochester Hills with modern updates, a fenced yard, and attached garage space under $320K? This updated 3-bedroom ranch delivers low maintenance living, functional single-level design, and stylish renovations in a convenient Rochester Hills location close to shopping, dining, parks, and everyday essentials. Welcome to this beautifully remodeled 3-bed ranch in Rochester Hills offering 1,140 square feet of comfortable living space on a spacious 0.28-acre lot. Built in 1998 and thoughtfully updated for today's buyer, this move in ready home is ideal for first-time buyers, downsizers, or anyone seeking easy one-level living with modern finishes throughout. Step inside to discover durable luxury vinyl plank flooring flowing throughout the home, creating a clean and cohesive feel from room to room. The updated full bathroom and additional half bath add both style and convenience, while the functional layout makes everyday living simple and comfortable. A dedicated laundry room adds extra practicality and storage space. The spacious living areas connect seamlessly to the kitchen and dining spaces, creating an inviting flow for daily living and entertaining. Just off the dining room, enjoy direct access to the backyard, making indoor and outdoor gatherings easy and convenient. Outside, the fully fenced backyard offers room to garden, entertain, play, or simply relax in privacy. A 2-car attached garage offers convenient parking and additional storage year-round. Located in Rochester Hills near local parks, shopping, restaurants, and commuter routes, this home combines value, updates, and location in one attractive package. Whether you are searching for your first home, simplifying your lifestyle, or looking for a turnkey property with practical updates already completed, this home checks all the boxes. Don't miss this opportunity to own a remodeled ranch in Rochester Hills priced at $319,900. Schedule your private showing today.

18. 1998-08-27
    soldstatus $131,000
19. 1998-04-14
    soldstatus $20,000

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $4,227 · $352/mo
• Expected delta: +$699/yr (+$58/mo · 19.8%)

ⓘ 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 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: $29,722
• − Mortgage interest: −$17,919
• − Property taxes: −$3,528
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$9,306
• Taxable loss: −$7,387
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-5/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: 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

+1499.5% since first listed

5 events — show timeline

• 2026-05-29 Listed $319,900 MiRealSource-MiMLS
• 2026-05-29 Listed $319,900 REALCOMP
• 2026-05-28 Coming Soon $319,900 MiRealSource-MiMLS
• 1998-08-27 Sold (Public Records) $131,000 Public Records
• 1998-04-14 Sold (Public Records) $20,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,528 · +3.8% YoY. Source: county tax records.