2689 Chickadee St · Rochester Hills, MI 48309

$75,000

2 bd · 2.0 ba · 1,332 sqft · Manufactured · 4 Days on market

Built 1985 Good condition 4,356 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Avon on the Lake, a desirable 55+ community in Rochester Hills. This well-maintained 2-bedroom, 2-bath Parkwood manufactured home offers comfortable, easy living with vaulted ceilings and no steps to enter the home. The spacious layout includes a large sunroom, carport, private driveway, and a large attached shed with electric. The carport holds two cars. Major updates include furnace, hot water heater, and roof all replaced in 2020, and windows replaced in 2011. Lot rent is $848 per month, and there are no property taxes on the home. Community amenities include a clubhouse, fitness center, dog park, picnic area, and RV/boat storage. Pets are allowed. NOTE: Buyers must be approved by the community after an accepted offer. Manufactured home loans are accepted. Contact listing agent for lender information. Agents, you do not need a special license to bring a buyer, only to list. BATAVI.

Key facts

• Dog park
• Fitness center
• Clubhouse

Tags

• LARGE SUNROOM
• PRIVATE DRIVEWAY
• ATTACHED SHED WITH ELECTRIC
• CLUBHOUSE
• FITNESS CENTER
• DOG PARK

Property features AI

Finance

• Other: Located in Avondale School District; Directions: West of Crooks and North of Auburn (Avon on the Lake Manufactured Home Community)
• HOA & community: Community clubhouse; On-site exercise/fitness room; 55+ community

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer (assumed via public utilities); Natural gas
• Home design: Manufactured home in a park (1985 Parkwood 6052); Single-story; Built in 1985; Located in a city (Rochester Hills)
• Construction: Crawl foundation
• Exterior features: Vinyl siding; Street lights; Paved street access; Frontage approximately 50 feet

Interior

• Kitchen: Entry-level kitchen (approx. 16 x 13); Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Two bedrooms on the entry level (approx. 13 x 12 and 31 x 11)
• Bathrooms: Two full bathrooms on the entry level (bath 1 approx. 13 x 5; bath 2 approx. 10 x 5)
• Heating & cooling: Central A/C; Forced air heating; Natural gas fuel; Gas water heater
• Interior features: 9 total rooms; Entry-level layout throughout
• Laundry & utility: Entry-level laundry room (approx. 15 x 8); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 20.4% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.37% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.56%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $37,296
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Quail St	0.30mi	3/2.0 (+1)	1,373 (+3%)	13mo	$38,000	$28	66

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: 48.3%
• Equity multiple: 3.11×
• Total profit: $44,224
• Equity at exit: $11,183

10-year hold

• IRR: 53.9%
• Equity multiple: 6.29×
• Total profit: $111,179
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $885

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 45%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2600 W Auburn Rd Rochester Hills, MI	2.0–3.0	2.0	1264	$1,309	$1.04	5d	1	0.18mi
2450 Norfolk Unit 4104 Rochester Hills, MI	1.0	1.0	1000	$1,590	$1.59	22d	1	0.75mi
2900 W Hamlin Rd Rochester Hills, MI	1.0–3.0	1.0–2.5	1248	$2,678	$2.14	1d	40	0.80mi
3017 Tribute Creek Blvd Oakland Charter Township, MI	2.0	2.0	1455	$2,520	$1.73	1d	4	0.85mi
1886 Ruby Ave Rochester Hills, MI	3.0	2.0	1755	$2,600	$1.48	1d	1	1.11mi
124 Optimist Auburn Hills, MI	2.0–3.0	2.0–2.5	1914	$2,125	$1.11	1d	9	1.41mi
3190 Fallen Oaks Ct Rochester Hills, MI	1.0	1.0	950	$3,180	$3.35	43d	1	1.44mi

Listing history 8 events

1. 2026-06-19
   status $75,000 Pending 4 DOM
2. 2026-06-18
   days on market $75,000 Active 4 DOM
3. 2026-06-17
   price $75,000 Active 3 DOM
4. 2026-06-17
   days on market $85,000 Active 3 DOM
5. 2026-06-16
   days on market $85,000 Active 2 DOM
6. 2026-06-15
   listing id $85,000 Active 1 DOM
7. 2026-06-15
   remarks 699-char remark
8. 2026-06-15
   listed $85,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $21,312
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$2,182
• Taxable income: $10,019
• Est. tax owed @ 24.0%: −$2,405
• After-tax cash flow: $8,212/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom, 2-bath Parkwood manufactured home is in good condition with minor cosmetic updates needed. It offers comfortable, easy living with vaulted ceilings and no steps to enter the home.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both update flooring — New flooring can improve both the resale and rental value
• Both update kitchen cabinets — Modernizing the kitchen can attract more buyers and renters
• Both update bathrooms — Updating bathrooms can significantly increase the home's value and appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both update flooring — New flooring can improve both the resale and rental value ↑
• Both update kitchen cabinets — Modernizing the kitchen can attract more buyers and renters ↑
• Both update bathrooms — Updating bathrooms can significantly increase the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-06-14 Listed $85,000 REALCOMP
• 2026-06-14 Listed $85,000 MiRealSource-MiMLS