48581 Pineview Dr · Rochester Hills, MI 48317

$23,000

3 bd · 2.0 ba · 1,056 sqft · Other · 37 Days on market

Built 2014 $22/sqft · 28% above area Est $18k · 28% over ↓ 8% since listing

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your new home in the heart of Dequindre Estates! This meticulously maintained 2014 three-bedroom, two-bathroom manufactured home is move-in ready, featuring new plush carpeting and fresh paint throughout. The inviting open layout is flooded with natural light, complemented by newer molding that adds a stylish touch. The primary bedroom boasts a bathroom with a convenient built-in closet, enhancing your storage options. New vents ensure year-round comfort, while modern appliances—including a refrigerator, stove, and dishwasher—make daily living effortless. The home also features a dedicated laundry area with a washer and dryer. Enjoy the prime location that blends convenience and quality, with top-rated restaurants, shops, and entertainment options just moments away. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park for both adventure and relaxation. Commuting is effortless with quick access to State Highways 59 and 53. The community offers amenities such as a fishing lake and picnic area within a pet-friendly environment, complete with beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for all residents. Don’t miss the chance to make this wonderful home in Dequindre Estates your own!

Key facts

• Picnic area
• Open layout
• Nearby parks

Tags

• OPEN LAYOUT
• DEDICATED LAUNDRY AREA
• FISHING LAKE
• PICNIC AREA
• NEARBY PARKS
• QUICK ACCESS TO STATE HIGHWAYS

Property features AI

Finance

• Other: Subdivision: DEQUINDRE ESTATES
• HOA & community: Homeowners association with monthly fees

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level; Residential property
• Construction: Pillar/post/pier foundation

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Dryer; Oven; Refrigerator; Range; Washer; Total of 3 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $23k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 77.1% vs local median 2.9% 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.
• Utica Community Schools (suburban): math 38% / reading 53% proficiency, ranked #126 of 540 in MI (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.4%/yr); 106 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 32% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $159 of loan paydown is wiped out by about $690 of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $22,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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?
5. 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.
6. 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.
7. 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: 8.34% ✓
• Cap rate: 77.06%
• Cash-on-cash: 252.72%
• DSCR: 12.24
• GRM: 1.0

CMA / ARV

• ARV (median comp): $17,937
• List price: $23,000
• Delta: 53.31%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.4% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.96×
• Total profit: $83,459
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 30.07×
• Total profit: $187,229
• Equity at exit: $1,989

Cash invested: $6,440 (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 48317

• Rents YoY: 3.4%
• Active inventory: 106
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$121
• Tax est. 1.5%: −$29 /mo · $345/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,356

Break-even live

Break-even rent $201

Max offer price $23,000

Occupancy floor 24%

Sensitivity live

Price	-10% $1,372	-5% $1,364	+0% $1,356	+5% $1,348	+10% $1,340
Rent	-10% $1,205	-5% $1,281	+0% $1,356	+5% $1,432	+10% $1,508
Rate	-1.0pp $1,368	-0.5pp $1,362	base $1,356	+0.5pp $1,350	+1.0pp $1,344

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2427 Partridge Dr Shelby Township, MI	2.0	2.0	1438	$1,890	$1.31	0d	5	0.21mi
46280 Dequindre Rd Shelby Township, MI	1.0–3.0	1.0–1.5	912	$1,650	$1.81	5d	14	1.18mi
3113 Emmons Ave Rochester Hills, MI	2.0	2.0	1200	$1,800	$1.50	17d	1	1.21mi
1090 Academy Dr Rochester Hills, MI	2.0–3.0	2.0	1565	$2,335	$1.49	0d	1	1.26mi
1901 Village Green Blvd Rochester Hills, MI	3.0	1.0–2.0	1025	$2,509	$2.45	0d	26	1.42mi
1515 Goldrush Rochester Hills, MI	1.0–3.0	1.0–2.5	1573	$2,613	$1.66	0d	6	1.45mi
1880 E Avon Rd Rochester Hills, MI	2.0	2.0	1294	$4,470	$3.45	0d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   pricedays on market $23,000 Active 37 DOM
2. 2026-06-18
   days on market $27,500 Active 34 DOM
3. 2026-06-17
   days on market $27,500 Active 33 DOM
4. 2026-06-16
   days on market $27,500 Active 32 DOM
5. 2026-06-15
   days on market $27,500 Active 31 DOM
6. 2026-06-13
   days on market $27,500 Active 29 DOM
7. 2026-06-13
   days on market $27,500 Active 28 DOM
8. 2026-06-09
   days on market $27,500 Active 25 DOM
9. 2026-06-08
   days on market $27,500 Active 24 DOM
10. 2026-06-07
    days on market $27,500 Active 23 DOM
11. 2026-06-04
    days on market $27,500 Active 20 DOM
12. 2026-06-03
    days on market $27,500 Active 19 DOM
13. 2026-06-02
    days on market $27,500 Active 18 DOM

    Show marketing remark (1316 chars)

    Discover your new home in the heart of Dequindre Estates! This meticulously maintained 2014 three-bedroom, two-bathroom manufactured home is move-in ready, featuring new plush carpeting and fresh paint throughout. The inviting open layout is flooded with natural light, complemented by newer molding that adds a stylish touch. The primary bedroom boasts a bathroom with a convenient built-in closet, enhancing your storage options. New vents ensure year-round comfort, while modern appliances—including a refrigerator, stove, and dishwasher—make daily living effortless. The home also features a dedicated laundry area with a washer and dryer. Enjoy the prime location that blends convenience and quality, with top-rated restaurants, shops, and entertainment options just moments away. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park for both adventure and relaxation. Commuting is effortless with quick access to State Highways 59 and 53. The community offers amenities such as a fishing lake and picnic area within a pet-friendly environment, complete with beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for all residents. Don’t miss the chance to make this wonderful home in Dequindre Estates your own!

14. 2026-06-02
    price $27,500 Active 17 DOM

    Show marketing remark (1316 chars)

    Discover your new home in the heart of Dequindre Estates! This meticulously maintained 2014 three-bedroom, two-bathroom manufactured home is move-in ready, featuring new plush carpeting and fresh paint throughout. The inviting open layout is flooded with natural light, complemented by newer molding that adds a stylish touch. The primary bedroom boasts a bathroom with a convenient built-in closet, enhancing your storage options. New vents ensure year-round comfort, while modern appliances—including a refrigerator, stove, and dishwasher—make daily living effortless. The home also features a dedicated laundry area with a washer and dryer. Enjoy the prime location that blends convenience and quality, with top-rated restaurants, shops, and entertainment options just moments away. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park for both adventure and relaxation. Commuting is effortless with quick access to State Highways 59 and 53. The community offers amenities such as a fishing lake and picnic area within a pet-friendly environment, complete with beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for all residents. Don’t miss the chance to make this wonderful home in Dequindre Estates your own!

15. 2026-06-01
    days on market $30,000 Active 17 DOM
16. 2026-05-31
    days on market $30,000 Active 16 DOM
17. 2026-05-16
    listed $30,000 Active 1316-char remark

    Show marketing remark (1316 chars)

    Discover your new home in the heart of Dequindre Estates! This meticulously maintained 2014 three-bedroom, two-bathroom manufactured home is move-in ready, featuring new plush carpeting and fresh paint throughout. The inviting open layout is flooded with natural light, complemented by newer molding that adds a stylish touch. The primary bedroom boasts a bathroom with a convenient built-in closet, enhancing your storage options. New vents ensure year-round comfort, while modern appliances—including a refrigerator, stove, and dishwasher—make daily living effortless. The home also features a dedicated laundry area with a washer and dryer. Enjoy the prime location that blends convenience and quality, with top-rated restaurants, shops, and entertainment options just moments away. Outdoor enthusiasts will appreciate nearby parks like Rivers Bends Park, Borden Park, and Bloomer Park for both adventure and relaxation. Commuting is effortless with quick access to State Highways 59 and 53. The community offers amenities such as a fishing lake and picnic area within a pet-friendly environment, complete with beautifully maintained grounds and well-lit streets, creating a welcoming atmosphere for all residents. Don’t miss the chance to make this wonderful home in Dequindre Estates your own!

18. 2026-05-15
    listed $30,000 Active 1298-char remark

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

Taxation est. · year 1

• Rental income: $23,016
• − Mortgage interest: −$1,288
• − Property taxes: −$345
• − Insurance: −$115
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$669
• Taxable income: $16,916
• Est. tax owed @ 24.0%: −$4,060
• After-tax cash flow: $12,215/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: Utica Community Schools
• NCES district ID: 2634470
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $65,953
• Composite: 40.52/100
• National rank: #3709
• State rank: #126 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

• County: Macomb County · 638,552 people
• City population: 44,714
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,565
• Household income: $72,917
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1531.0

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 6% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 4% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 79% English-only · Other Indo-European 6% Arabic 5% Russian/Polish/Slavic 2%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -279.31%
• Current HPI: 195.6447
• Rent YoY: ▲ 3.40%
• 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

-8.3% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $27,500 MiRealSource-MiMLS
• 2026-06-01 Price Changed $27,500 REALCOMP
• 2026-05-16 Listed $30,000 MiRealSource-MiMLS
• 2026-05-15 Listed $30,000 REALCOMP