183 Flicker St · Rochester Hills, MI 48309

$47,900

2 bd · 2.0 ba · 960 sqft · Manufactured · 46 Days on market

Built 2017 Good condition ↓ 4% since listing

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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
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 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 55+ community offering easy living in Rochester Hills. This stylish 960 SQFT manufactured home on a large lot near the lake is located on a quiet, low traffic cul de sac street. Recent home updates include new stainless kitchen appliances, new ceiling light fixtures, new water fixtures, new ceiling fans, new landscaping and creation of 2 patio areas. Roof replaced in 2022. Primary bedroom has an en-suite bathroom with a wide handicap accessible door. Second bedroom at opposite end of the house offers privacy and a full bathroom. Enjoy full-sized washer and dryer, 2 large storage sheds, and side-by-side parking for two cars. ALL FURNITURE IS NEGOTIABLE. Rare entry door on opposite side of house would provide opportunity to add even more outdoor living space with a raised patio or enclosed sun room if desired. Avon's amenities include a walking path, dog park, fitness center, and clubhouse. Residents must be approved by Yes Communities prior to purchase.

Key facts

• Dog park
• Picnic area
• Fitness center

Tags

• WALK PATH
• DOG PARK
• PICNIC AREA
• RV AND BOAT STORAGE
• FITNESS CENTER
• CLUBHOUSE

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style home; Residential property
• Construction: Built in 2017; Vinyl siding
• Exterior features: Paved road access

Interior

• Kitchen: Kitchen (15 x 8); Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Primary bedroom (15 x 10); Second bedroom (11 x 9)
• Bathrooms: 2 full bathrooms; Primary bathroom (10 x 6); Second bathroom (7 x 5)
• Heating & cooling: Forced air heating; Has cooling
• Interior features: 6 total rooms; Slab basement
• Laundry & utility: Laundry room (8 x 7); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $46k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.6% 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.
• 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.
• Zoned schools: Deerfield Elementary School (math 42% / reading 57%, grade D, #382 of 1,397 statewide, top 30%, 330 students, 41% FRL); Avondale Middle School (math 30% / reading 43%, grade F, #264 of 493 statewide, top 54%, 630 students, 58% FRL); Avondale High School (math 37% / reading 67%, grade D+, #128 of 713 statewide, top 19%, 1,004 students, 48% FRL) — zoned schools average 49% FRL vs 28% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 155 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $331 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 3321% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $46,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.75% ✓
• Cap rate: 33.57%
• Cash-on-cash: 97.42%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 98.4%
• Equity multiple: 5.59×
• Total profit: $61,617
• Equity at exit: $7,142

10-year hold

• IRR: —
• Equity multiple: 11.67×
• Total profit: $143,066
• Equity at exit: $4,142

Cash invested: $13,412 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$251
• Tax est. 1.5%: −$60 /mo · $718/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,089

Break-even live

Break-even rent $419

Max offer price $47,900

Occupancy floor 34%

Sensitivity live

Price	-10% $1,122	-5% $1,105	+0% $1,089	+5% $1,072	+10% $1,056
Rent	-10% $947	-5% $1,018	+0% $1,089	+5% $1,160	+10% $1,231
Rate	-1.0pp $1,113	-0.5pp $1,101	base $1,089	+0.5pp $1,076	+1.0pp $1,064

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	6d	1	0.24mi
2900 W Hamlin Rd Rochester Hills, MI	1.0–3.0	1.0–2.5	1248	$2,710	$2.17	0d	39	0.69mi
2450 Norfolk Unit 4104 Rochester Hills, MI	1.0	1.0	1000	$1,590	$1.59	23d	1	0.71mi
3190 Fallen Oaks Ct Rochester Hills, MI	1.0	1.0	950	$3,180	$3.35	45d	1	1.33mi
3280 S Adams Rd Auburn Hills, MI	2.0	1.0	780	$1,426	$1.83	4d	2	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $47,900 Active 46 DOM
2. 2026-06-18
   days on market $47,900 Active 43 DOM
3. 2026-06-17
   days on market $47,900 Active 42 DOM
4. 2026-06-16
   days on market $47,900 Active 41 DOM
5. 2026-06-15
   price $47,900 Active 40 DOM

   Show marketing remark (997 chars)

   Welcome to Avon on the Lake, a 55+ community offering easy living in Rochester Hills. This stylish 960 SQFT manufactured home on a large lot near the lake is located on a quiet, low traffic cul de sac street. Recent home updates include new stainless kitchen appliances, new ceiling light fixtures, new water fixtures, new ceiling fans, new landscaping and creation of 2 patio areas. Roof replaced in 2022. Primary bedroom has an en-suite bathroom with a wide handicap accessible door. Second bedroom at opposite end of the house offers privacy and a full bathroom. Enjoy full-sized washer and dryer, 2 large storage sheds, and side-by-side parking for two cars. ALL FURNITURE IS NEGOTIABLE. Rare entry door on opposite side of house would provide opportunity to add even more outdoor living space with a raised patio or enclosed sun room if desired. Avon's amenities include a walking path, dog park, fitness center, and clubhouse. Residents must be approved by Yes Communities prior to purchase.

6. 2026-06-15
   days on market $49,900 Active 40 DOM

   Show marketing remark (997 chars)

   Welcome to Avon on the Lake, a 55+ community offering easy living in Rochester Hills. This stylish 960 SQFT manufactured home on a large lot near the lake is located on a quiet, low traffic cul de sac street. Recent home updates include new stainless kitchen appliances, new ceiling light fixtures, new water fixtures, new ceiling fans, new landscaping and creation of 2 patio areas. Roof replaced in 2022. Primary bedroom has an en-suite bathroom with a wide handicap accessible door. Second bedroom at opposite end of the house offers privacy and a full bathroom. Enjoy full-sized washer and dryer, 2 large storage sheds, and side-by-side parking for two cars. ALL FURNITURE IS NEGOTIABLE. Rare entry door on opposite side of house would provide opportunity to add even more outdoor living space with a raised patio or enclosed sun room if desired. Avon's amenities include a walking path, dog park, fitness center, and clubhouse. Residents must be approved by Yes Communities prior to purchase.

7. 2026-06-13
   days on market $49,900 Active 38 DOM
8. 2026-06-13
   days on market $49,900 Active 37 DOM
9. 2026-06-09
   days on market $49,900 Active 34 DOM
10. 2026-06-08
    days on market $49,900 Active 33 DOM
11. 2026-06-07
    days on market $49,900 Active 32 DOM
12. 2026-06-04
    days on market $49,900 Active 29 DOM
13. 2026-06-03
    days on market $49,900 Active 28 DOM
14. 2026-06-02
    days on market $49,900 Active 27 DOM
15. 2026-06-01
    days on market $49,900 Active 26 DOM
16. 2026-05-31
    days on market $49,900 Active 25 DOM
17. 2026-05-06
    listed $49,900 Active 1007-char remark

    Show marketing remark (997 chars)

    Welcome to Avon on the Lake, a 55+ community offering easy living in Rochester Hills. This stylish 960 SQFT manufactured home on a large lot near the lake is located on a quiet, low traffic cul de sac street. Recent home updates include new stainless kitchen appliances, new ceiling light fixtures, new water fixtures, new ceiling fans, new landscaping and creation of 2 patio areas. Roof replaced in 2022. Primary bedroom has an en-suite bathroom with a wide handicap accessible door. Second bedroom at opposite end of the house offers privacy and a full bathroom. Enjoy full-sized washer and dryer, 2 large storage sheds, and side-by-side parking for two cars. ALL FURNITURE IS NEGOTIABLE. Rare entry door on opposite side of house would provide opportunity to add even more outdoor living space with a raised patio or enclosed sun room if desired. Avon's amenities include a walking path, dog park, fitness center, and clubhouse. Residents must be approved by Yes Communities prior to purchase.

18. 2026-05-06
    listed $49,900 Active 1011-char remark

    Show marketing remark (997 chars)

    Welcome to Avon on the Lake, a 55+ community offering easy living in Rochester Hills. This stylish 960 SQFT manufactured home on a large lot near the lake is located on a quiet, low traffic cul de sac street. Recent home updates include new stainless kitchen appliances, new ceiling light fixtures, new water fixtures, new ceiling fans, new landscaping and creation of 2 patio areas. Roof replaced in 2022. Primary bedroom has an en-suite bathroom with a wide handicap accessible door. Second bedroom at opposite end of the house offers privacy and a full bathroom. Enjoy full-sized washer and dryer, 2 large storage sheds, and side-by-side parking for two cars. ALL FURNITURE IS NEGOTIABLE. Rare entry door on opposite side of house would provide opportunity to add even more outdoor living space with a raised patio or enclosed sun room if desired. Avon's amenities include a walking path, dog park, fitness center, and clubhouse. Residents must be approved by Yes Communities prior to purchase.

19. 2026-05-06
    listed $49,900 Active

    Show marketing remark (997 chars)

    Welcome to Avon on the Lake, a 55+ community offering easy living in Rochester Hills. This stylish 960 SQFT manufactured home on a large lot near the lake is located on a quiet, low traffic cul de sac street. Recent home updates include new stainless kitchen appliances, new ceiling light fixtures, new water fixtures, new ceiling fans, new landscaping and creation of 2 patio areas. Roof replaced in 2022. Primary bedroom has an en-suite bathroom with a wide handicap accessible door. Second bedroom at opposite end of the house offers privacy and a full bathroom. Enjoy full-sized washer and dryer, 2 large storage sheds, and side-by-side parking for two cars. ALL FURNITURE IS NEGOTIABLE. Rare entry door on opposite side of house would provide opportunity to add even more outdoor living space with a raised patio or enclosed sun room if desired. Avon's amenities include a walking path, dog park, fitness center, and clubhouse. Residents must be approved by Yes Communities prior to purchase.

ⓘ 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: $21,568
• − Mortgage interest: −$2,683
• − Property taxes: −$718
• − Insurance: −$240
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$1,393
• Taxable income: $13,083
• Est. tax owed @ 24.0%: −$3,140
• After-tax cash flow: $9,927/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 · 28 photos

Good 80/100 Cosmetic rehab

This 960 sqft manufactured home in Avon on the Lake is in good condition with recent updates and a well-maintained exterior. It offers a good balance of curb appeal and interior comfort.

Value-add opportunities

• Both landscaping improvements — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both new flooring — improves aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping improvements — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both new flooring — improves aesthetics and adds value ↑

ⓘ 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

-4.0% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $47,900 MiRealSource-MiMLS
• 2026-06-15 Price Changed $47,900 REALCOMP
• 2026-06-15 Price Changed $47,900 SW Michigan MLS
• 2026-06-15 Rental Removed $1,400 REALCOMP
• 2026-06-14 Listed for Rent $1,400 REALCOMP
• 2026-06-11 Listed for Rent $1,400 REALSOURCE
• 2026-05-06 Listed $49,900 SW Michigan MLS
• 2026-05-06 Listed $49,900 REALCOMP
• 2026-05-06 Listed $49,900 MiRealSource-MiMLS