4931 Calvert Dr · Troy, MI 48085

$429,900

4 bd · 1.5 ba · 1,813 sqft · SingleFamily public records · 13 Days on market

Built 1971 9,583 sqft lot Est $404k · 6% over $2/mo HOA

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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).

• Cash flow +10.3/30.0
• Schools +6.5/10.0
• ARV discount +4.7/15.0
• Livability +3.9/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Say YES to the address! This well-maintained 4 bedroom home offers spacious living areas, a newer roof, desirable neighborhood setting, and convenient access to shopping, dining, parks (Jaycee Park across the street) and major roadways. Beautiful living room/dining room featuring hardwood floors, elegant crown molding and abundant natural light. Pella windows enhance both energy efficiency and style. Refreshed eat-in kitchen with charming breakfast nook that opens to the inviting family room w/ a cozy fireplace. Half bath remodeled. .. .so nice! Full bath also remodeled and features dual sinks, offering both style and functionality for everyday living. Primary bedroom offers dual closets an

Key facts

• Newer roof
• Pella windows
• Hardwood floors

Tags

• NEWER ROOF
• CONVENIENT ACCESS TO SHOPPING
• JAYCEE PARK ACROSS THE STREET
• HARDWOOD FLOORS
• PELLA WINDOWS
• REFRESHED EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $389k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (25.4% below list).
• Recommended offer: $321k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Troy — 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 78/100 on livability (#113 in MI, #2,684 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Troy School District (urban): math 68% / reading 75% proficiency, ranked #8 of 540 in MI (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Costello Elementary School (math 62% / reading 62%, grade B, #160 of 1,397 statewide, top 13%, 431 students, 15% FRL); Larson Middle School (math 68% / reading 77%, grade A, #18 of 493 statewide, top 4%, 762 students, 15% FRL); Athens High School (math 60% / reading 79%, grade B, #36 of 713 statewide, top 5%, 1,545 students, 20% FRL).
• Market conditions: 120 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 27y 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 $230k; list at $430k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $320,729 (25.4% 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 1971 — 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: 0.75% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $404,299
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4836 Alton Ct	0.10mi	4/1.5	1,887 (+4%)	1mo	$303,000	$161	88
4812 Whitesell Dr	0.20mi	4/2.5	1,868 (+3%)	8mo	$470,000	$252	75
5072 Tyler Dr	0.23mi	3/1.5 (-1)	1,797 (-1%)	16mo	$400,000	$223	70
4609 Calvert Ct	0.33mi	4/1.5	1,923 (+6%)	13mo	$392,000	$204	63
4699 Alton Dr	0.27mi	3/1.5 (-1)	1,575 (-13%)	0mo	$422,000	$268	60
4839 Gamber Dr	0.12mi	3/1.5 (-1)	1,622 (-10%)	15mo	$362,000	$223	59
5140 Babbit Dr	0.38mi	3/1.5 (-1)	1,663 (-8%)	10mo	$365,000	$219	55
1227 Shallowdale Dr	0.54mi	3/2.0 (-1)	1,689 (-7%)	3mo	$327,000	$194	54
4871 Alton Dr	0.13mi	3/1.5 (-1)	2,050 (+13%)	18mo	$375,000	$183	52
5292 Abington Dr	0.51mi	3/1.5 (-1)	1,572 (-13%)	9mo	$385,000	$245	41
2312 Terova Dr	0.66mi	3/2.0 (-1)	1,680 (-7%)	18mo	$393,500	$234	35
1091 Ashley Dr	0.65mi	3/1.5 (-1)	1,548 (-15%)	13mo	$440,000	$284	30

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-84,655
• Equity at exit: $64,099

10-year hold

• IRR: -13.3%
• Equity multiple: 0.23×
• Total profit: $-93,234
• Equity at exit: $37,170

Cash invested: $120,372 (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 48085

• Active inventory: 120
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,207 high
• Mortgage (P&I): −$2,254
• Tax from tax record: −$332 /mo · $3,989/yr
• Insurance: −$179
• HOA: −$2
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $-234

Break-even live

Break-even rent $3,504

Max offer price $388,526

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-113	+0% $-234	+5% $-356	+10% $-478
Rent	-10% $-488	-5% $-361	+0% $-234	+5% $-108	+10% $19
Rate	-1.0pp $-18	-0.5pp $-125	base $-234	+0.5pp $-346	+1.0pp $-459

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5054 Carnaby Dr Troy, MI	3.0	2.5	2228	$2,600	$1.17	5d	1	0.34mi
1880 Welling Dr Troy, MI	4.0	2.5	2421	$3,000	$1.24	6d	1	0.36mi
764 Huntley LN Troy, MI	3.0	2.5	1644	$2,990	$1.82	45d	1	0.82mi
1028 Lamb Rd Unit 2 Troy, MI	3.0	2.5	1847	$3,200	$1.73	19d	1	0.91mi
5363 English Dr Troy, MI	4.0	2.5	2515	$3,300	$1.31	0d	1	1.07mi
5944 Willow Grv Troy, MI	3.0	2.0	1850	$4,250	$2.30	45d	1	1.08mi
4033 Ramblewood Dr Troy, MI	4.0	2.5	1906	$2,859	$1.50	45d	1	1.09mi
2233 Kettle Dr Troy, MI	3.0	1.5	2097	$2,500	$1.19	26d	1	1.25mi
491 Leetonia Dr Troy, MI	4.0	2.0	1700	$2,600	$1.53	5d	1	1.42mi
39409 Dequindre Rd Troy, MI	4.0	2.5	1800	$2,300	$1.28	45d	1	1.49mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 41 events

1. 2026-06-21
   days on market $429,900 Active 13 DOM
2. 2026-06-18
   days on market $429,900 Active 10 DOM
3. 2026-06-17
   days on market $429,900 Active 9 DOM
4. 2026-06-16
   days on market $429,900 Active 8 DOM
5. 2026-06-15
   days on market $429,900 Active 7 DOM
6. 2026-06-13
   days on market $429,900 Active 5 DOM
7. 2026-06-13
   days on market $429,900 Active 4 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   pricedays on marketlisting id $429,900 Active 1 DOM
10. 2026-06-07
    pricedays on marketlisting id $449,000 Active 2 DOM
11. 2026-06-04
    days on market $439,000 Active 7 DOM
12. 2026-06-03
    days on market $439,000 Active 6 DOM
13. 2026-06-02
    days on market $439,000 Active 5 DOM
14. 2026-06-01
    days on market $439,000 Active 4 DOM
15. 2026-05-31
    days on market $439,000 Active 3 DOM
16. 2026-05-29
    listed $439,000 Active
17. 2019-01-15
    historical
18. 2019-01-01
    status Pending
19. 2019-01-01
    status Pending
20. 2019-01-01
    historical
21. 2018-12-27
    listed $275,000 Active
22. 2018-12-27
    listed $275,000 Active
23. 2017-08-14
    soldstatus $230,000
24. 2012-04-13
    soldstatus $168,000
25. 2012-03-30
    soldstatus $168,000
26. 2012-03-30
    soldstatus $168,000
27. 2012-02-22
    historical
28. 2012-02-22
    historical
29. 2012-02-09
    listed $167,500
30. 2012-02-08
    listed $167,500
31. 2008-08-21
    historical
32. 2008-08-21
    historical
33. 2008-01-29
    listed $205,000
34. 2008-01-29
    listed $205,000
35. 2008-01-14
    historical
36. 2008-01-14
    historical
37. 2006-07-06
    listed $249,900
38. 2006-07-05
    listed $249,900
39. 1999-09-10
    soldstatus $218,900
40. 1999-08-06
    soldstatus $218,900
41. 1999-06-14
    listed $219,900

ⓘ 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: $3,989 · $332/mo
• Projected year-2 tax: $5,305 · $442/mo
• Expected delta: +$1,316/yr (+$110/mo · 33.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,487
• − Mortgage interest: −$24,081
• − Property taxes: −$3,989
• − Insurance: −$2,150
• − Repairs & maintenance: −$3,079
• − Management: −$3,079
• − HOA: −$24
• − Depreciation: −$12,506
• Taxable loss: −$10,420
• Est. tax savings @ 24.0%: +$2,501
• After-tax cash flow: $-310/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: Troy School District
• NCES district ID: 2634260
• Math proficiency: 68% ▼ -3.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $90,920
• Composite: 64.5/100
• National rank: #539
• State rank: #8 of 540 in MI

Livability — Troy

• Score: 78/100
• State rank: #113
• US rank: #2684

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: Troy, MI
• County: Oakland County · 1,009,092 people
• City population: 87,898
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,231
• Household income: $146,390
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 39.0

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 (68%)
• Race & ethnicity: White 68% Asian 21% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Italian 3% Slovak 2%
• Foreign-born: 26% · Canada, China, South Korea
• Languages at home: 72% English-only · Other Indo-European 9% Chinese 4% Other Asian/Pacific 4%

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: ▼ -326.83%
• Current HPI: 184.4445
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

+99.6% since first listed

26 events — show timeline

• 2026-05-29 Listed $439,000 FSBO.com
• 2019-01-15 Listing Removed — REALCOMP
• 2019-01-01 Pending — MiRealSource-MiMLS
• 2019-01-01 Pending — REALCOMP
• 2019-01-01 Listing Removed — MiRealSource-MiMLS
• 2018-12-27 Listed $275,000 MiRealSource-MiMLS
• 2018-12-27 Listed $275,000 REALCOMP
• 2017-08-14 Sold (Public Records) $230,000 Public Records
• 2012-04-13 Sold (Public Records) $168,000 Public Records
• 2012-03-30 Sold (MLS) $168,000 REALCOMP
• 2012-03-30 Sold (MLS) $168,000 MiRealSource-MiMLS
• 2012-02-22 Listing Removed — REALCOMP
• 2012-02-22 Listing Removed — MiRealSource-MiMLS
• 2012-02-09 Listed $167,500 MiRealSource-MiMLS
• 2012-02-08 Listed $167,500 REALCOMP
• 2008-08-21 Listing Removed — MiRealSource-MiMLS
• 2008-08-21 Listing Removed — REALCOMP
• 2008-01-29 Listed $205,000 MiRealSource-MiMLS
• 2008-01-29 Listed $205,000 REALCOMP
• 2008-01-14 Listing Removed — MiRealSource-MiMLS
• 2008-01-14 Listing Removed — REALCOMP
• 2006-07-06 Listed $249,900 MiRealSource-MiMLS
• 2006-07-05 Listed $249,900 REALCOMP
• 1999-09-10 Sold (Public Records) $218,900 Public Records
• 1999-08-06 Sold (MLS) $218,900 REALCOMP
• 1999-06-14 Listed $219,900 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $3,989 · +2.3% YoY. Source: county tax records.