53236 Bancroft Dr · Rochester, MI 48316

$379,900

4 bd · 1.5 ba · 2,610 sqft · SingleFamily · 54 Days on market

Built 1968 Average condition 0.38 ac lot $146/sqft · 6% below area Est $403k · 6% under ↓ 5% 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 +10.0/30.0
• ARV discount +10.0/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 53236 Bancroft Dr, a classic colonial gem in the heart of Shelby Township! This inviting 4-bedroom home sets on a generous 0.38-acre lot, offering a warm brick exterior, a cozy fireplace, and a spacious attached two-car garage. Step inside to discover sunlit living spaces with beautiful hardwood floors and exposed beams, perfect for family gatherings or entertaining friends. Enjoy the peace of mind that comes with a newer water tank and an updated shower, adding comfort and style to your daily routine. The finished basement provides a versatile retreat, ideal for entertaining or expanding your living space. Relax in the spacious dining area overlooking the backyard or unwind in the welcoming family room by the fire. With four generous bedrooms, there’s plenty of room for everyone. The large lot offers endless opportunities for outdoor fun, gardening, or simply soaking up the serene neighborhood vibe. Located in a friendly, well-established neighborhood with Utica Community Schools, this property offers an opportunity to experience the best of Shelby Township living.

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $380k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (20.2% below list).
• Recommended offer: $303k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.5% in Rochester — 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 76/100 on livability (#150 in MI, #3,744 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities D, health & safety D.
• 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: 174 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 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 $11k 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $303,061 (20.2% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $402,699
• List price: $379,900
• Delta: -5.66%
• 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
53258 Bancroft Dr	0.02mi	4/2.0	2,405 (-8%)	12mo	$405,000	$168	74
53645 Lambeth Ct	0.42mi	4/2.5	2,577 (-1%)	2mo	$465,000	$180	73
53495 Hillside Dr	0.21mi	3/2.0 (-1)	2,529 (-3%)	6mo	$363,000	$144	73
53266 Garland Dr	0.06mi	3/1.5 (-1)	2,855 (+9%)	6mo	$370,000	$130	71
53374 Cheshire Dr	0.17mi	4/2.5	2,345 (-10%)	6mo	$480,000	$205	66
2593 Sandy Creek Ave	0.61mi	4/2.5	2,650 (+2%)	1mo	$475,000	$179	64
53237 Scenic Dr	0.49mi	3/1.5 (-1)	2,500 (-4%)	9mo	$385,000	$154	58
2322 Regency Hills Dr	0.25mi	3/2.5 (-1)	2,377 (-9%)	9mo	$550,000	$231	57
52545 Belle Vernon	0.43mi	4/2.5	2,777 (+6%)	13mo	$390,000	$140	55
52598 Belle Vernon	0.41mi	3/2.5 (-1)	2,418 (-7%)	11mo	$390,000	$161	50
52330 Scotch Pine Ct	0.68mi	4/2.5	2,857 (+10%)	4mo	$430,000	$151	45
52406 Scotch Pine Ct	0.66mi	3/2.5 (-1)	2,429 (-7%)	8mo	$428,000	$176	42

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-76,241
• Equity at exit: $56,644

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-85,166
• Equity at exit: $32,847

Cash invested: $106,372 (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 48316

• Active inventory: 174
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,031 medium
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $-231

Break-even live

Break-even rent $3,323

Max offer price $346,442

Occupancy floor —

Sensitivity live

Price	-10% $31	-5% $-100	+0% $-231	+5% $-362	+10% $-494
Rent	-10% $-471	-5% $-351	+0% $-231	+5% $-112	+10% $8
Rate	-1.0pp $-40	-0.5pp $-135	base $-231	+0.5pp $-330	+1.0pp $-430

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Goldrush Rochester Hills, MI	1.0–3.0	1.0–2.5	1573	$2,613	$1.66	0d	6	1.13mi
4269 Summer Pl Shelby Township, MI	3.0	3.5	2650	$3,294	$1.24	0d	1	1.16mi

Listing history 19 events

1. 2026-06-17
   status $379,900 Pending 54 DOM
2. 2026-06-17
   days on market $379,900 Active Under Contract 54 DOM
3. 2026-06-16
   days on market $379,900 Active Under Contract 53 DOM
4. 2026-06-15
   days on market $379,900 Active Under Contract 52 DOM
5. 2026-06-13
   days on market $379,900 Active Under Contract 50 DOM
6. 2026-06-13
   statusdays on market $379,900 Active Under Contract 49 DOM
7. 2026-06-09
   days on market $379,900 Active 46 DOM
8. 2026-06-08
   days on market $379,900 Active 45 DOM
9. 2026-06-07
   days on market $379,900 Active 44 DOM
10. 2026-06-04
    days on market $379,900 Active 41 DOM
11. 2026-06-03
    days on market $379,900 Active 40 DOM
12. 2026-06-02
    days on market $379,900 Active 39 DOM
13. 2026-06-01
    days on market $379,900 Active 38 DOM
14. 2026-05-31
    days on market $379,900 Active 37 DOM
15. 2026-05-16
    price $379,900 1099-char remark

    Show marketing remark (1099 chars)

    Welcome to 53236 Bancroft Dr, a classic colonial gem in the heart of Shelby Township! This inviting 4-bedroom home sets on a generous 0.38-acre lot, offering a warm brick exterior, a cozy fireplace, and a spacious attached two-car garage. Step inside to discover sunlit living spaces with beautiful hardwood floors and exposed beams, perfect for family gatherings or entertaining friends. Enjoy the peace of mind that comes with a newer water tank and an updated shower, adding comfort and style to your daily routine. The finished basement provides a versatile retreat, ideal for entertaining or expanding your living space. Relax in the spacious dining area overlooking the backyard or unwind in the welcoming family room by the fire. With four generous bedrooms, there’s plenty of room for everyone. The large lot offers endless opportunities for outdoor fun, gardening, or simply soaking up the serene neighborhood vibe. Located in a friendly, well-established neighborhood with Utica Community Schools, this property offers an opportunity to experience the best of Shelby Township living.

16. 2026-05-15
    price $379,900 1093-char remark

    Show marketing remark (1093 chars)

    Welcome to 53236 Bancroft Dr, a classic colonial gem in the heart of Shelby Township! This inviting 4-bedroom home sets on a generous 0.38-acre lot, offering a warm brick exterior, a cozy fireplace, and a spacious attached two-car garage. Step inside to discover sunlit living spaces with beautiful hardwood floors and exposed beams, perfect for family gatherings or entertaining friends. Enjoy the peace of mind that comes with a newer water tank and an updated shower, adding comfort and style to your daily routine. The finished basement provides a versatile retreat, ideal for entertaining or expanding your living space. Relax in the spacious dining area overlooking the backyard or unwind in the welcoming family room by the fire. With four generous bedrooms, there's plenty of room for everyone. The large lot offers endless opportunities for outdoor fun, gardening, or simply soaking up the serene neighborhood vibe. Located in a friendly, well-established neighborhood with Utica Community Schools, this property offers an opportunity to experience the best of Shelby Township living.

17. 2026-04-24
    listed $399,900 Active 1093-char remark

    Show marketing remark (1099 chars)

    Welcome to 53236 Bancroft Dr, a classic colonial gem in the heart of Shelby Township! This inviting 4-bedroom home sets on a generous 0.38-acre lot, offering a warm brick exterior, a cozy fireplace, and a spacious attached two-car garage. Step inside to discover sunlit living spaces with beautiful hardwood floors and exposed beams, perfect for family gatherings or entertaining friends. Enjoy the peace of mind that comes with a newer water tank and an updated shower, adding comfort and style to your daily routine. The finished basement provides a versatile retreat, ideal for entertaining or expanding your living space. Relax in the spacious dining area overlooking the backyard or unwind in the welcoming family room by the fire. With four generous bedrooms, there’s plenty of room for everyone. The large lot offers endless opportunities for outdoor fun, gardening, or simply soaking up the serene neighborhood vibe. Located in a friendly, well-established neighborhood with Utica Community Schools, this property offers an opportunity to experience the best of Shelby Township living.

18. 2026-04-24
    listed $399,900 Active 1099-char remark

    Show marketing remark (1099 chars)

    Welcome to 53236 Bancroft Dr, a classic colonial gem in the heart of Shelby Township! This inviting 4-bedroom home sets on a generous 0.38-acre lot, offering a warm brick exterior, a cozy fireplace, and a spacious attached two-car garage. Step inside to discover sunlit living spaces with beautiful hardwood floors and exposed beams, perfect for family gatherings or entertaining friends. Enjoy the peace of mind that comes with a newer water tank and an updated shower, adding comfort and style to your daily routine. The finished basement provides a versatile retreat, ideal for entertaining or expanding your living space. Relax in the spacious dining area overlooking the backyard or unwind in the welcoming family room by the fire. With four generous bedrooms, there’s plenty of room for everyone. The large lot offers endless opportunities for outdoor fun, gardening, or simply soaking up the serene neighborhood vibe. Located in a friendly, well-established neighborhood with Utica Community Schools, this property offers an opportunity to experience the best of Shelby Township living.

19. 2026-04-22
    historical $399,900 1099-char remark

    Show marketing remark (1099 chars)

    Welcome to 53236 Bancroft Dr, a classic colonial gem in the heart of Shelby Township! This inviting 4-bedroom home sets on a generous 0.38-acre lot, offering a warm brick exterior, a cozy fireplace, and a spacious attached two-car garage. Step inside to discover sunlit living spaces with beautiful hardwood floors and exposed beams, perfect for family gatherings or entertaining friends. Enjoy the peace of mind that comes with a newer water tank and an updated shower, adding comfort and style to your daily routine. The finished basement provides a versatile retreat, ideal for entertaining or expanding your living space. Relax in the spacious dining area overlooking the backyard or unwind in the welcoming family room by the fire. With four generous bedrooms, there’s plenty of room for everyone. The large lot offers endless opportunities for outdoor fun, gardening, or simply soaking up the serene neighborhood vibe. Located in a friendly, well-established neighborhood with Utica Community Schools, this property offers an opportunity to experience the best of Shelby Township living.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,367
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,909
• − Management: −$2,909
• − Depreciation: −$11,052
• Taxable loss: −$9,381
• Est. tax savings @ 24.0%: +$2,252
• After-tax cash flow: $-523/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 · 12 photos

Average 55/100 Cosmetic rehab

This classic colonial home offers a cozy and inviting atmosphere with a well-maintained exterior and a spacious attached garage. While it shows signs of wear, it can be easily refreshed with some cosmetic updates.

Repairs flagged

• Minor paint — paint appears faded
• Minor kitchen cabinets — slight wear

Value-add opportunities

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both kitchen cabinets — Updating cabinets can improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · paint appears faded	Minor	$500–3,000
kitchen cabinets · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both kitchen cabinets — Updating cabinets can improve functionality and aesthetics ↑

ⓘ 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: 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

• Score: 76/100
• State rank: #150
• US rank: #3744

Category grades

Amenities D Commute F Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 28,355

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Two or more races 3% Asian 3% Black 2%
• Common ancestry: Romanian 16% Lithuanian 4% Slovak 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 83% English-only · Other Indo-European 6% Russian/Polish/Slavic 4% Spanish 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: ▼ -200.39%
• Current HPI: 186.8397
• 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

-5.0% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $379,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $379,900 REALCOMP
• 2026-04-24 Listed $399,900 REALCOMP
• 2026-04-24 Listed $399,900 MiRealSource-MiMLS
• 2026-04-22 Coming Soon $399,900 MiRealSource-MiMLS