1430 Stockport Dr · Rochester Hills, MI 48309

$449,900

3 bd · 1.5 ba · 2,268 sqft · SingleFamily public records · 1 Days on market

Built 1954 0.44 ac lot Est $488k · 8% under $11/mo HOA

---

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 +13.0/30.0
• ARV discount +11.0/15.0
• Schools +5.9/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Showings are now open! * WOW! Don't miss this GORGEOUS 2026 REMODELED RANCH in the HIGHLY SOUGHT-AFTER ROCHDALE SUBDIVISION, offering an unbeatable location just a SHORT WALK to shopping, restaurants, and schools, with DOWNTOWN ROCHESTER only minutes away. This MOVE-IN-READY HOME features BEAUTIFULLY REFINISHED HARDWOOD FLOORS throughout, a BRAND-NEW A/C, WHOLE-HOUSE GENERATOR, and NEW CEDAR SHAKE ACCENTS with NEW CEDAR SHUTTERS that enhance the home's curb appeal. The FIRST-FLOOR FULL BATHROOM has been COMPLETELY REMODELED with a NEW TUB, TILE, VANITY, and LIGHTING. The kitchen showcases NEW QUARTZ COUNTERTOPS, STAINLESS STEEL APPLIANCES, and a NEW MICROWAVE (2025). The FULLY FINISHED BASEMENT provides exceptional additional living space with a FIREPLACE, BAR AREA, and a NEWLY INSTALLED FULL BATHROOM (2026). This is a great opportunity to own an extensively updated ranch in one of Rochester Hills' most desirable neighborhoods. Call me to schedule your private showing today!

Key facts

• Completely remodeled
• Remodeled ranch
• Cedar shutters

Tags

• REMODELED RANCH
• CEDAR SHAKE ACCENTS
• CEDAR SHUTTERS
• FIRST-FLOOR FULL BATHROOM
• COMPLETELY REMODELED
• NEW QUARTZ COUNTERTOPS

Property features AI

Finance

• HOA & community: Homeowners association with $135 annual fee (about $11.25/month)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (with finished lower level); Ground-level entry with steps; Brick and wood siding exterior
• Construction: Asphalt roof; Block foundation; Built with brick and wood siding
• Exterior features: Patio; Paved road access; Pets allowed

Interior

• Kitchen: Built-in electric oven; Microwave; Disposal; Free-standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Wall cooling unit(s); ENERGY STAR qualified equipment
• Interior features: Entrance foyer; High-speed internet; Finished basement; Fireplace in living room (gas)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $445k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $365k (19.0% below list).
• Recommended offer: $365k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: University Hills Elem School (math 67% / reading 62%, grade B, #132 of 1,397 statewide, top 11%, 397 students, 12% 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: 155 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $13k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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 $329k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $364,542 (19.0% 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. Built in 1954 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $487,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Black Maple Dr	0.42mi	3/2.5	2,244 (-1%)	10mo	$540,000	$241	66
1811 Ansal Dr	0.54mi	3/2.5	2,361 (+4%)	6mo	$471,000	$199	59
184 Shagbark Dr	0.41mi	3/2.0	2,008 (-12%)	4mo	$340,000	$169	57
902 Roselawn Dr	0.74mi	3/2.0	2,177 (-4%)	0mo	$350,000	$161	57
421 Nesbit Ln	0.47mi	3/1.5	2,599 (+15%)	1mo	$299,500	$115	53
277 Grosse Pines Dr	0.71mi	3/2.5	2,233 (-2%)	9mo	$499,995	$224	52
800 Ravine Terrace Dr	0.71mi	4/2.5 (+1)	2,340 (+3%)	1mo	$538,000	$230	52
448 Streamview Ct	0.58mi	3/2.5	2,120 (-6%)	8mo	$515,000	$243	52
758 Lake Forest Rd	0.72mi	3/2.5	2,183 (-4%)	6mo	$470,000	$215	51
887 Ravine Terrace Dr	0.70mi	4/2.5 (+1)	2,078 (-8%)	10mo	$495,000	$238	36
541 Lake Forest Rd	0.52mi	4/2.5 (+1)	2,586 (+14%)	9mo	$475,000	$184	36
307 Old Perch Rd	0.67mi	4/2.5 (+1)	2,608 (+15%)	0mo	$510,000	$196	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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-74,734
• Equity at exit: $67,082

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-67,625
• Equity at exit: $38,899

Cash invested: $125,972 (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: 155
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,645 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$350 /mo · $4,197/yr
• Insurance: −$187
• HOA: −$11
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $-28

Break-even live

Break-even rent $3,680

Max offer price $445,013

Occupancy floor 96%

Sensitivity live

Price	-10% $227	-5% $100	+0% $-28	+5% $-155	+10% $-282
Rent	-10% $-316	-5% $-172	+0% $-28	+5% $116	+10% $260
Rate	-1.0pp $199	-0.5pp $87	base $-28	+0.5pp $-144	+1.0pp $-263

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.38mi
295 Nesbit Ln Rochester Hills, MI	3.0	3.0	1601	$3,000	$1.87	1d	1	0.46mi
266 Mill St Rochester, MI	2.0	2.5	1594	$3,000	$1.88	26d	1	1.35mi
709 Denham Ln Rochester Hills, MI	3.0	2.5	2252	$3,000	$1.33	26d	1	1.49mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 2 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   listed $449,900 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: $4,197 · $350/mo
• Projected year-2 tax: $5,563 · $464/mo
• Expected delta: +$1,366/yr (+$114/mo · 32.5%)

ⓘ 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: $43,745
• − Mortgage interest: −$25,201
• − Property taxes: −$4,197
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,500
• − Management: −$3,500
• − HOA: −$132
• − Depreciation: −$13,088
• Taxable loss: −$8,122
• Est. tax savings @ 24.0%: +$1,949
• After-tax cash flow: $1,617/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

+73.0% since first listed

18 events — show timeline

• 2026-06-20 Listed $449,900 MiRealSource-MiMLS
• 2026-06-20 Listed $449,900 REALCOMP
• 2026-06-19 Coming Soon $449,900 MiRealSource-MiMLS
• 2026-04-16 Sold (Public Records) $329,000 Public Records
• 2026-04-14 Sold (MLS) $329,000 MiRealSource-MiMLS
• 2026-04-14 Sold (MLS) $329,000 REALCOMP
• 2026-03-27 Pending — MiRealSource-MiMLS
• 2026-03-27 Pending — REALCOMP
• 2026-03-22 Listed $349,900 MiRealSource-MiMLS
• 2026-03-22 Listed $349,900 REALCOMP
• 2026-03-20 Coming Soon $349,900 MiRealSource-MiMLS
• 2017-05-08 Sold (Public Records) $250,000 Public Records
• 2017-04-28 Sold (MLS) $250,000 MiRealSource-MiMLS
• 2017-04-28 Sold (MLS) $250,000 REALCOMP
• 2017-03-29 Pending — MiRealSource-MiMLS
• 2017-03-29 Pending — REALCOMP
• 2017-03-18 Listed $260,000 MiRealSource-MiMLS
• 2017-03-18 Listed $260,000 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $4,197 · +4.3% YoY. Source: county tax records.