109 Bowdoinhill Dr · Rochester Hills, MI 48309

$407,999

3 bd · 1.5 ba · 2,388 sqft · SingleFamily public records · 19 Days on market

Built 1960 0.46 ac lot Est $444k · 8% under

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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).

• ARV discount +11.2/15.0
• Cash flow +10.5/30.0
• Schools +5.9/10.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE Sunday 5/17/26 from 12–2 PM! Located in the award-winning Rochester School District, this beautifully maintained expansive ranch sits on a large, corner lot with a beautiful yard! Two impressive spacious living areas anchor the home - one living room is highlighted by a stunning bay window that fills the space with natural light, while the other living room offers a warm and cozy feel, perfect for relaxing or entertaining. The home's galley kitchen is not only functional but a true feature with expansive counter space and stainless steel appliances. Rounding out the living space is 3 bedrooms, 1 full bath, and 1 half bath. A convenient first-floor laundry adds to the home's practicality, and last but not least is the unfinished basement which offers endless potential to create a beautiful additional living space. The highly desirable central location is close to M-59, I-75, along with wonderful shopping and dining at The Village of Rochester and the downtown area shops and restaurants. Don't miss the opportunity to make this well-maintained ranch your next home!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.46 acres (159 x 128); No pool

Interior

• Kitchen: Free-standing electric range; Range hood; Microwave
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Fireplace in the family room; Unfinished basement
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $408k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (25.8% below list).
• Recommended offer: $303k (25.8% 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.
• 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.
• Market conditions: 149 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $12k 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 19 days — a 2% lower offer ($402k) 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 $138k; list at $408k implies a 197% gain — meaningful room to come down on a strong offer.

Recommended offer $302,553 (25.8% 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $444,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2330 Walton Blvd	0.59mi	3/1.5	2,360 (-1%)	1mo	$390,000	$165	70
87 E Maryknoll Rd	0.41mi	4/2.5 (+1)	2,388 (0%)	7mo	$505,000	$211	66
2915 Hillendale Dr	0.20mi	4/2.5 (+1)	2,227 (-7%)	10mo	$505,000	$227	62
2771 Hillendale Dr	0.27mi	3/2.5	2,118 (-11%)	6mo	$395,000	$186	60
162 Canterbury Trail Dr	0.43mi	4/2.5 (+1)	2,478 (+4%)	14mo	$476,300	$192	53
487 Pinehurst Dr	0.68mi	4/2.5 (+1)	2,459 (+3%)	4mo	$421,500	$171	51
3095 Rolling Green Cir S	0.47mi	4/2.5 (+1)	2,546 (+7%)	14mo	$463,000	$182	46
2760 Winter Park Rd	0.48mi	4/2.5 (+1)	2,053 (-14%)	0mo	$489,900	$239	45
2739 Broadmoor Dr	0.53mi	4/3.5 (+1)	2,526 (+6%)	12mo	$628,000	$249	43
100 Longford Dr	0.66mi	4/2.5 (+1)	2,610 (+9%)	4mo	$440,000	$169	41
159 E Maryknoll Rd	0.39mi	4/3.0 (+1)	2,735 (+14%)	8mo	$482,000	$176	40
324 Brewster Rd	0.74mi	3/2.0	2,656 (+11%)	13mo	$425,000	$160	34

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-79,721
• Equity at exit: $60,834

10-year hold

• IRR: -13.1%
• Equity multiple: 0.24×
• Total profit: $-87,186
• Equity at exit: $35,276

Cash invested: $114,240 (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: 11.2×

Monthly cashflow live

• Estimated rent: $3,026 medium
• Mortgage (P&I): −$2,140
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-212

Break-even live

Break-even rent $3,294

Max offer price $370,499

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-97	+0% $-212	+5% $-328	+10% $-443
Rent	-10% $-451	-5% $-332	+0% $-212	+5% $-93	+10% $27
Rate	-1.0pp $-7	-0.5pp $-109	base $-212	+0.5pp $-318	+1.0pp $-426

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: $102,000
• Closing costs: $12,240
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
295 Nesbit Ln Rochester Hills, MI	3.0	3.0	1601	$3,000	$1.87	0d	1	1.17mi
2639 Danbury Dr Auburn Hills, MI	3.0	2.5	2070	$3,049	$1.47	0d	1	1.39mi

Listing history 10 events

1. 2026-06-07
   status $407,999 Pending 19 DOM
2. 2026-06-04
   days on market $407,999 Active Under Contract 19 DOM

   Show marketing remark (1108 chars)

   OPEN HOUSE Sunday 5/17/26 from 12–2 PM! Located in the award-winning Rochester School District, this beautifully maintained expansive ranch sits on a large, corner lot with a beautiful yard! Two impressive spacious living areas anchor the home - one living room is highlighted by a stunning bay window that fills the space with natural light, while the other living room offers a warm and cozy feel, perfect for relaxing or entertaining. The home's galley kitchen is not only functional but a true feature with expansive counter space and stainless steel appliances. Rounding out the living space is 3 bedrooms, 1 full bath, and 1 half bath. A convenient first-floor laundry adds to the home's practicality, and last but not least is the unfinished basement which offers endless potential to create a beautiful additional living space. The highly desirable central location is close to M-59, I-75, along with wonderful shopping and dining at The Village of Rochester and the downtown area shops and restaurants. Don't miss the opportunity to make this well-maintained ranch your next home!

3. 2026-06-03
   days on market $407,999 Active Under Contract 18 DOM
4. 2026-06-02
   days on market $407,999 Active Under Contract 17 DOM
5. 2026-06-01
   days on market $407,999 Active Under Contract 16 DOM
6. 2026-05-31
   days on market $407,999 Active Under Contract 15 DOM
7. 2026-05-17
   listed $407,999 Active 1108-char remark

   Show marketing remark (1108 chars)

   OPEN HOUSE Sunday 5/17/26 from 12–2 PM! Located in the award-winning Rochester School District, this beautifully maintained expansive ranch sits on a large, corner lot with a beautiful yard! Two impressive spacious living areas anchor the home - one living room is highlighted by a stunning bay window that fills the space with natural light, while the other living room offers a warm and cozy feel, perfect for relaxing or entertaining. The home's galley kitchen is not only functional but a true feature with expansive counter space and stainless steel appliances. Rounding out the living space is 3 bedrooms, 1 full bath, and 1 half bath. A convenient first-floor laundry adds to the home's practicality, and last but not least is the unfinished basement which offers endless potential to create a beautiful additional living space. The highly desirable central location is close to M-59, I-75, along with wonderful shopping and dining at The Village of Rochester and the downtown area shops and restaurants. Don't miss the opportunity to make this well-maintained ranch your next home!

8. 2026-05-17
   listed $407,999 Active 1113-char remark

   Show marketing remark (1108 chars)

   OPEN HOUSE Sunday 5/17/26 from 12–2 PM! Located in the award-winning Rochester School District, this beautifully maintained expansive ranch sits on a large, corner lot with a beautiful yard! Two impressive spacious living areas anchor the home - one living room is highlighted by a stunning bay window that fills the space with natural light, while the other living room offers a warm and cozy feel, perfect for relaxing or entertaining. The home's galley kitchen is not only functional but a true feature with expansive counter space and stainless steel appliances. Rounding out the living space is 3 bedrooms, 1 full bath, and 1 half bath. A convenient first-floor laundry adds to the home's practicality, and last but not least is the unfinished basement which offers endless potential to create a beautiful additional living space. The highly desirable central location is close to M-59, I-75, along with wonderful shopping and dining at The Village of Rochester and the downtown area shops and restaurants. Don't miss the opportunity to make this well-maintained ranch your next home!

9. 2026-05-15
   historical $407,999 1108-char remark

   Show marketing remark (1108 chars)

   OPEN HOUSE Sunday 5/17/26 from 12–2 PM! Located in the award-winning Rochester School District, this beautifully maintained expansive ranch sits on a large, corner lot with a beautiful yard! Two impressive spacious living areas anchor the home - one living room is highlighted by a stunning bay window that fills the space with natural light, while the other living room offers a warm and cozy feel, perfect for relaxing or entertaining. The home's galley kitchen is not only functional but a true feature with expansive counter space and stainless steel appliances. Rounding out the living space is 3 bedrooms, 1 full bath, and 1 half bath. A convenient first-floor laundry adds to the home's practicality, and last but not least is the unfinished basement which offers endless potential to create a beautiful additional living space. The highly desirable central location is close to M-59, I-75, along with wonderful shopping and dining at The Village of Rochester and the downtown area shops and restaurants. Don't miss the opportunity to make this well-maintained ranch your next home!

10. 1987-11-01
    soldstatus $137,500

ⓘ 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: $3,514 · $293/mo
• Projected year-2 tax: $4,899 · $408/mo
• Expected delta: +$1,384/yr (+$115/mo · 39.4%)

ⓘ 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 ≥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: $36,306
• − Mortgage interest: −$22,854
• − Property taxes: −$3,514
• − Insurance: −$2,040
• − Repairs & maintenance: −$2,905
• − Management: −$2,905
• − Depreciation: −$11,869
• Taxable loss: −$9,780
• Est. tax savings @ 24.0%: +$2,347
• After-tax cash flow: $-200/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

+196.7% since first listed

8 events — show timeline

• 2026-06-04 Pending — MiRealSource-MiMLS
• 2026-06-04 Pending — REALCOMP
• 2026-05-25 Contingent — MiRealSource-MiMLS
• 2026-05-25 Contingent — REALCOMP
• 2026-05-17 Listed $407,999 MiRealSource-MiMLS
• 2026-05-17 Listed $407,999 REALCOMP
• 2026-05-15 Coming Soon $407,999 MiRealSource-MiMLS
• 1987-11-01 Sold (Public Records) $137,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,514 · +4.3% YoY. Source: county tax records.