2875 Longview Ave · Rochester Hills, MI 48307

$262,000

4 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 3 Days on market

Built 1957 8,276 sqft lot $179/sqft · 8% below area Est $286k · 8% under

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +11.3/15.0
• Schools +5.9/10.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, updated ranch home nestled on a picture-perfect lot! Arguably the best location! Just steps away from the newly re vamped downtown area, steps away from prime shopping, restaurants and Spencer Park. Featuring an open concept floor plan offering over 1400 square feet of living space, this 4-bedroom home has everything from a generous sized kitchen with ample cabinet space, eat-in area seamlessly flowing into the larger great room with vaulted ceilings and door wall leading to expansive deck overlooking lush grounds, fenced yard. Formal Dining or Living room provides additional space. Spacious primary with dual purpose walk-in closet or could be used as connected nursery. Updates include newer cabinetry in full bath and kitchen, New hot water tank, full roof replacement and updated windows. This home has been well cared for by owners! All this in the highly desirable Rochester Community school district. Welcome home!

Key facts

• 8,276 sq ft lot
• Built 1957
• Listed 3 days

Property features AI

Exterior

• Parking: No garage; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Vinyl siding
• Construction: Asphalt roof; Unfinished basement
• Exterior features: Deck; Porch; Back yard fencing (fenced); Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven; Free-standing refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; No central air
• Interior features: High-speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (11.1% below list).
• Recommended offer: $233k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Rents rising (+1.8%/yr); 208 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $232,802 (11.1% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $286,296
• List price: $262,000
• Delta: -8.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2875 Longview Ave	0.00mi	4/1.0	1,460 (0%)	1mo	$275,500	$189	99
3000 Longview Ave	0.15mi	3/2.0 (-1)	1,495 (+2%)	9mo	$318,000	$213	72
3024 Longview Ave	0.19mi	3/2.0 (-1)	1,590 (+9%)	1mo	$287,000	$181	67
3570 Emmons Ave	0.68mi	3/1.5 (-1)	1,435 (-2%)	2mo	$290,000	$202	57
46329 Huling St	0.68mi	3/1.0 (-1)	1,365 (-6%)	1mo	$290,000	$212	52
2420 Emmons Ave	0.43mi	4/2.0	1,664 (+14%)	2mo	$225,000	$135	50
3431 Culbertson Ave	0.62mi	3/1.5 (-1)	1,320 (-10%)	4mo	$245,000	$186	45
3240 Melvin Ave	0.41mi	4/2.0	1,667 (+14%)	11mo	$259,900	$156	44
46535 Waco St	0.69mi	3/1.5 (-1)	1,296 (-11%)	0mo	$257,000	$198	42
2374 Lee Ave	0.63mi	3/1.0 (-1)	1,280 (-12%)	8mo	$250,000	$195	39
46759 Waco St	0.66mi	3/1.0 (-1)	1,248 (-14%)	6mo	$285,000	$228	36
2566 Dawes Ave	0.71mi	3/1.5 (-1)	1,675 (+15%)	1mo	$279,900	$167	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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-37,804
• Equity at exit: $39,065

10-year hold

• IRR: -7.9%
• Equity multiple: 0.53×
• Total profit: $-34,654
• Equity at exit: $22,653

Cash invested: $73,360 (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 48307

• Rents YoY: 1.8%
• Active inventory: 208
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$238 /mo · $2,860/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $118

Break-even live

Break-even rent $2,179

Max offer price $262,000

Occupancy floor 90%

Sensitivity live

Price	-10% $266	-5% $192	+0% $118	+5% $44	+10% $-31
Rent	-10% $-66	-5% $26	+0% $118	+5% $210	+10% $302
Rate	-1.0pp $250	-0.5pp $184	base $118	+0.5pp $50	+1.0pp $-19

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46280 Dequindre Rd Shelby Township, MI	1.0–3.0	1.0–1.5	912	$1,650	$1.81	5d	14	0.49mi
1901 Village Green Blvd Rochester Hills, MI	3.0	1.0–2.0	1025	$2,509	$2.45	0d	26	0.58mi
2845 Hartwick Dr Rochester, MI	3.0	3.5	1805	$2,800	$1.55	15d	1	1.20mi
643 Dorchester Dr Rochester Hills, MI	1.0–3.0	1.0–2.5	1125	$2,090	$1.86	0d	15	1.45mi

Listing history 29 events

1. 2026-05-03
   status Pending 938-char remark

   Show marketing remark (938 chars)

   Charming, updated ranch home nestled on a picture-perfect lot! Arguably the best location! Just steps away from the newly re vamped downtown area, steps away from prime shopping, restaurants and Spencer Park. Featuring an open concept floor plan offering over 1400 square feet of living space, this 4-bedroom home has everything from a generous sized kitchen with ample cabinet space, eat-in area seamlessly flowing into the larger great room with vaulted ceilings and door wall leading to expansive deck overlooking lush grounds, fenced yard. Formal Dining or Living room provides additional space. Spacious primary with dual purpose walk-in closet or could be used as connected nursery. Updates include newer cabinetry in full bath and kitchen, New hot water tank, full roof replacement and updated windows. This home has been well cared for by owners! All this in the highly desirable Rochester Community school district. Welcome home!

2. 2026-05-03
   status Pending 938-char remark

   Show marketing remark (938 chars)

   Charming, updated ranch home nestled on a picture-perfect lot! Arguably the best location! Just steps away from the newly re vamped downtown area, steps away from prime shopping, restaurants and Spencer Park. Featuring an open concept floor plan offering over 1400 square feet of living space, this 4-bedroom home has everything from a generous sized kitchen with ample cabinet space, eat-in area seamlessly flowing into the larger great room with vaulted ceilings and door wall leading to expansive deck overlooking lush grounds, fenced yard. Formal Dining or Living room provides additional space. Spacious primary with dual purpose walk-in closet or could be used as connected nursery. Updates include newer cabinetry in full bath and kitchen, New hot water tank, full roof replacement and updated windows. This home has been well cared for by owners! All this in the highly desirable Rochester Community school district. Welcome home!

3. 2026-05-01
   listed $262,000 Active 938-char remark

   Show marketing remark (938 chars)

   Charming, updated ranch home nestled on a picture-perfect lot! Arguably the best location! Just steps away from the newly re vamped downtown area, steps away from prime shopping, restaurants and Spencer Park. Featuring an open concept floor plan offering over 1400 square feet of living space, this 4-bedroom home has everything from a generous sized kitchen with ample cabinet space, eat-in area seamlessly flowing into the larger great room with vaulted ceilings and door wall leading to expansive deck overlooking lush grounds, fenced yard. Formal Dining or Living room provides additional space. Spacious primary with dual purpose walk-in closet or could be used as connected nursery. Updates include newer cabinetry in full bath and kitchen, New hot water tank, full roof replacement and updated windows. This home has been well cared for by owners! All this in the highly desirable Rochester Community school district. Welcome home!

4. 2026-05-01
   listed $262,000 Active 938-char remark

   Show marketing remark (938 chars)

   Charming, updated ranch home nestled on a picture-perfect lot! Arguably the best location! Just steps away from the newly re vamped downtown area, steps away from prime shopping, restaurants and Spencer Park. Featuring an open concept floor plan offering over 1400 square feet of living space, this 4-bedroom home has everything from a generous sized kitchen with ample cabinet space, eat-in area seamlessly flowing into the larger great room with vaulted ceilings and door wall leading to expansive deck overlooking lush grounds, fenced yard. Formal Dining or Living room provides additional space. Spacious primary with dual purpose walk-in closet or could be used as connected nursery. Updates include newer cabinetry in full bath and kitchen, New hot water tank, full roof replacement and updated windows. This home has been well cared for by owners! All this in the highly desirable Rochester Community school district. Welcome home!

5. 2026-04-29
   historical $262,000 938-char remark

   Show marketing remark (938 chars)

   Charming, updated ranch home nestled on a picture-perfect lot! Arguably the best location! Just steps away from the newly re vamped downtown area, steps away from prime shopping, restaurants and Spencer Park. Featuring an open concept floor plan offering over 1400 square feet of living space, this 4-bedroom home has everything from a generous sized kitchen with ample cabinet space, eat-in area seamlessly flowing into the larger great room with vaulted ceilings and door wall leading to expansive deck overlooking lush grounds, fenced yard. Formal Dining or Living room provides additional space. Spacious primary with dual purpose walk-in closet or could be used as connected nursery. Updates include newer cabinetry in full bath and kitchen, New hot water tank, full roof replacement and updated windows. This home has been well cared for by owners! All this in the highly desirable Rochester Community school district. Welcome home!

6. 2017-08-16
   soldstatus $165,000
7. 2017-08-14
   soldstatus $165,000 Sold

   Show marketing remark (457 chars)

   Updated four bedroom ranch with lots of space located in desirable Rochester School District. Secluded fenced in back yard with plenty of room for entertaining on the deck. Huge living room with vaulted ceilings. Large master bedroom with an attached fourth bedroom that would be great as a nursery or huge walk in closet! Kitchen and bath updated with newer cabinets throughout. Home is within walking distance to many shops, restaurants and Spencer Park.

8. 2017-08-14
   soldstatus $165,000 Closed

   Show marketing remark (457 chars)

   Updated four bedroom ranch with lots of space located in desirable Rochester School District. Secluded fenced in back yard with plenty of room for entertaining on the deck. Huge living room with vaulted ceilings. Large master bedroom with an attached fourth bedroom that would be great as a nursery or huge walk in closet! Kitchen and bath updated with newer cabinets throughout. Home is within walking distance to many shops, restaurants and Spencer Park.

9. 2017-07-03
   status Pending

   Show marketing remark (457 chars)

   Updated four bedroom ranch with lots of space located in desirable Rochester School District. Secluded fenced in back yard with plenty of room for entertaining on the deck. Huge living room with vaulted ceilings. Large master bedroom with an attached fourth bedroom that would be great as a nursery or huge walk in closet! Kitchen and bath updated with newer cabinets throughout. Home is within walking distance to many shops, restaurants and Spencer Park.

10. 2017-07-03
    status Pending

    Show marketing remark (457 chars)

    Updated four bedroom ranch with lots of space located in desirable Rochester School District. Secluded fenced in back yard with plenty of room for entertaining on the deck. Huge living room with vaulted ceilings. Large master bedroom with an attached fourth bedroom that would be great as a nursery or huge walk in closet! Kitchen and bath updated with newer cabinets throughout. Home is within walking distance to many shops, restaurants and Spencer Park.

11. 2017-06-28
    listed $174,900 Active

    Show marketing remark (457 chars)

    Updated four bedroom ranch with lots of space located in desirable Rochester School District. Secluded fenced in back yard with plenty of room for entertaining on the deck. Huge living room with vaulted ceilings. Large master bedroom with an attached fourth bedroom that would be great as a nursery or huge walk in closet! Kitchen and bath updated with newer cabinets throughout. Home is within walking distance to many shops, restaurants and Spencer Park.

12. 2017-06-28
    listed $174,900 Active

    Show marketing remark (457 chars)

    Updated four bedroom ranch with lots of space located in desirable Rochester School District. Secluded fenced in back yard with plenty of room for entertaining on the deck. Huge living room with vaulted ceilings. Large master bedroom with an attached fourth bedroom that would be great as a nursery or huge walk in closet! Kitchen and bath updated with newer cabinets throughout. Home is within walking distance to many shops, restaurants and Spencer Park.

13. 2014-02-25
    historical
14. 2014-01-31
    soldstatus $119,900
15. 2014-01-28
    soldstatus $119,900
16. 2014-01-28
    soldstatus $119,900
17. 2013-12-19
    historical
18. 2013-11-13
    listed $1,195
19. 2013-11-13
    listed $119,900
20. 2013-11-13
    listed $119,900
21. 2013-02-19
    historical
22. 2013-02-19
    historical
23. 2011-07-28
    listed $124,900
24. 2011-07-28
    listed $124,900
25. 2002-08-01
    soldstatus $144,900
26. 2002-07-19
    soldstatus $144,900
27. 2002-06-20
    historical
28. 2002-05-10
    listed $144,900
29. 1990-12-12
    soldstatus $53,000

ⓘ 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: $2,860 · $238/mo
• Projected year-2 tax: $3,447 · $287/mo
• Expected delta: +$587/yr (+$49/mo · 20.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $27,936
• − Mortgage interest: −$14,676
• − Property taxes: −$2,860
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$7,622
• Taxable loss: −$3,002
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $2,132/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
• County: Oakland County · 1,009,092 people
• City population: 44,714
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 44,714
• Household income: $106,576
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 926.0

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 (74%)
• Race & ethnicity: White 74% Asian 14% Two or more races 6% Black 4% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 76% English-only · Other Indo-European 9% Spanish 3% Arabic 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: ▼ -339.13%
• Current HPI: 188.8794
• Rent YoY: ▲ 1.78%
• 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

+419.8% since first listed

32 events — show timeline

• 2026-06-01 Sold (Public Records) $275,500 Public Records
• 2026-05-27 Sold (MLS) $275,500 MiRealSource-MiMLS
• 2026-05-27 Sold (MLS) $275,500 REALCOMP
• 2026-05-03 Pending — MiRealSource-MiMLS
• 2026-05-03 Pending — REALCOMP
• 2026-05-01 Listed $262,000 MiRealSource-MiMLS
• 2026-05-01 Listed $262,000 REALCOMP
• 2026-04-29 Coming Soon $262,000 MiRealSource-MiMLS
• 2017-08-16 Sold (Public Records) $165,000 Public Records
• 2017-08-14 Sold (MLS) $165,000 MiRealSource-MiMLS
• 2017-08-14 Sold (MLS) $165,000 REALCOMP
• 2017-07-03 Pending — MiRealSource-MiMLS
• 2017-07-03 Pending — REALCOMP
• 2017-06-28 Listed $174,900 MiRealSource-MiMLS
• 2017-06-28 Listed $174,900 REALCOMP
• 2014-02-25 Listing Removed — MiRealSource-MiMLS
• 2014-01-31 Sold (Public Records) $119,900 Public Records
• 2014-01-28 Sold (MLS) $119,900 REALCOMP
• 2014-01-28 Sold (MLS) $119,900 MiRealSource-MiMLS
• 2013-12-19 Listing Removed — MiRealSource-MiMLS
• 2013-11-13 Listed $119,900 REALCOMP
• 2013-11-13 Listed $119,900 MiRealSource-MiMLS
• 2013-11-13 Listed $1,195 MiRealSource-MiMLS
• 2013-02-19 Listing Removed — MiRealSource-MiMLS
• 2013-02-19 Listing Removed — REALCOMP
• 2011-07-28 Listed $124,900 MiRealSource-MiMLS
• 2011-07-28 Listed $124,900 REALCOMP
• 2002-08-01 Sold (Public Records) $144,900 Public Records
• 2002-07-19 Sold (MLS) $144,900 MiRealSource-MiMLS
• 2002-06-20 Listing Removed — MiRealSource-MiMLS
• 2002-05-10 Listed $144,900 MiRealSource-MiMLS
• 1990-12-12 Sold (Public Records) $53,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,860 · +4.3% YoY. Source: county tax records.