505 Marquette Dr · Rochester Hills, MI 48307

$70,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 120 Days on market

Built 2013 Good condition 8,712 sqft lot $58/sqft · 77% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This is one of the nicest homes you will find in the community. This home is 1216 sq ft with 3 Bedrooms and 2 full bathrooms. The primary suite has an en-suite and a large walk in closet. Built in 2013, this home features tall ceilings, plenty of day light, luxury vinyl plank floors and a open concept kitchen. Outside you will enjoy being at the back of the park with woods behind. Shed and equipment included. Located near Rochester's downtown, parks, M-59, Yates cider mill. It also featured award winning Rochester Community Schools. Lot rent is 796/m and covers the ground maintenance, water, club house, pool and snow removal. You will love living here. Financing options available. Reach out

Key facts

• Woods behind
• Open concept kitchen
• En-suite

Tags

• EN-SUITE
• WALK IN CLOSET
• OPEN CONCEPT KITCHEN
• WOODS BEHIND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.9% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.94% ✓
• Cap rate: 25.88%
• Cash-on-cash: 69.97%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (median comp): $306,250
• List price: $70,000
• Delta: -77.14%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
840 John R Rd	0.45mi	2/1.0 (-1)	1,183 (-3%)	13mo	$250,000	$211	54
466 Driftwood Ave	0.52mi	3/2.0	1,382 (+14%)	20mo	$262,000	$190	36

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: 68.1%
• Equity multiple: 4.01×
• Total profit: $58,976
• Equity at exit: $10,437

10-year hold

• IRR: 71.9%
• Equity multiple: 7.90×
• Total profit: $135,206
• Equity at exit: $6,052

Cash invested: $19,600 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,143

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 40%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1880 E Avon Rd Rochester Hills, MI	2.0	2.0	1294	$4,470	$3.45	1d	1	0.52mi
1090 Academy Dr Rochester Hills, MI	2.0–3.0	2.0	1565	$2,385	$1.52	1d	1	0.62mi
1908 Flagstone Cir Rochester, MI	2.0	2.0	1338	$1,750	$1.31	5d	1	1.01mi
430 Baldwin Ave #75 Rochester, MI	2.0	1.0	997	$1,450	$1.45	43d	1	1.11mi
440 Baldwin Ave Rochester, MI	2.0	1.0	1050	$1,350	$1.29	43d	1	1.12mi
701 Green Cir Rochester, MI	1.0–3.0	1.0–2.5	1133	$2,612	$2.30	1d	48	1.19mi
480 Baldwin Ave #20 Rochester, MI	2.0	1.0	839	$1,400	$1.67	43d	1	1.19mi
1401 S Rochester Rd Rochester Hills, MI	3.0	1.0–2.0	1024	$2,600	$2.54	1d	7	1.46mi
1401 S Rochester Rd Rochester Hills, MI	3.0	1.0–2.0	1011	$2,250	$2.23	43d	4	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 120 DOM
2. 2026-06-17
   days on market $70,000 Active 119 DOM
3. 2026-06-16
   days on market $70,000 Active 118 DOM
4. 2026-06-15
   days on market $70,000 Active 117 DOM
5. 2026-06-13
   days on market $70,000 Active 115 DOM
6. 2026-06-13
   days on market $70,000 Active 114 DOM
7. 2026-06-09
   days on market $70,000 Active 111 DOM
8. 2026-06-08
   days on market $70,000 Active 110 DOM
9. 2026-06-07
   days on market $70,000 Active 109 DOM
10. 2026-06-04
    days on market $70,000 Active 106 DOM
11. 2026-06-03
    days on market $70,000 Active 105 DOM
12. 2026-06-02
    days on market $70,000 Active 104 DOM
13. 2026-06-01
    days on market $70,000 Active 103 DOM
14. 2026-05-31
    days on market $70,000 Active 102 DOM
15. 2026-03-24
    historical
16. 2026-03-24
    historical
17. 2026-02-18
    listed $70,000 Active
18. 2026-02-18
    listed $70,000 Active
19. 2026-02-18
    listed $70,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,707
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$2,036
• Taxable income: $13,396
• Est. tax owed @ 24.0%: −$3,215
• After-tax cash flow: $10,498/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

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a good location. It is move-in ready and would benefit from a fresh coat of paint on the exterior trim and cleaning the gutters.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ 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: 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

+0.0% since first listed

5 events — show timeline

• 2026-03-24 Listing Removed — MiRealSource-MiMLS
• 2026-03-24 Listing Removed — REALCOMP
• 2026-02-18 Listed $70,000 MiRealSource-MiMLS
• 2026-02-18 Listed $70,000 MiRealSource-MiMLS
• 2026-02-18 Listed $70,000 REALCOMP