54895 Starlite Dr · Rochester, MI 48316

$329,999

3 bd · 1.5 ba · 1,578 sqft · SingleFamily public records · 12 Days on market

Built 1969 0.34 ac lot $209/sqft · 8% below area Est $640k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.1/30.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained 3 bedroom, 1.5 bathroom home offers the perfect blend of comfort, functionality, and charm, truly move-in ready for its next owner. No HOA! Step inside to a bright and inviting interior featuring spacious living areas, ideal for both everyday living and entertaining. Pride of ownership is evident throughout, with nice size rooms, abundant natural light, and a thoughtfully designed layout that creates a warm, welcoming atmosphere from the moment you enter. You’ll also appreciate the abundance of storage and closet space throughout the home, keeping everything organized and within reach. The well-organized kitchen provides ample cabinet and counter space, making meal prep both easy and efficient. Full Bathroom features a double sink and granite counters. Just off the main living area, you’ll find a convenient main-floor laundry room and half bathroom, adding everyday ease and functionality. The family room is complete with a cozy brick fireplace and expansive window that fill the space with natural light. Hardwood floors run through the living room, hallway, and bedrooms, adding timeless character and durability. Downstairs, the fully finished basement offers additional living space, including a bar area, recreation area, and plenty additional storage. Outside, enjoy a spacious backyard with a sprinkler system powered by well water, offering added savings and convenience. The home is situated in a lovely subdivision known for its scenic lakes. Located in the award-winning Utica Community Schools district and close to parks, shopping, and dining, this home combines everyday convenience with a peaceful neighborhood setting. BATVAI

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1969

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level layout
• Construction: Brick construction
• Exterior features: Lot in Starlite Subdivision; Lot dimensions approximately 14,941 sq ft (0.34 acre); Located near 25 Mile Rd & Shelby Rd

Interior

• Bedrooms: 3 total rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Wood-burning fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (42.4% below list).
• Recommended offer: $190k (42.4% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $189,985 (42.4% 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 14.5

CMA / ARV

• ARV (median comp): $640,080
• List price: $329,999
• Delta: -48.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54829 Starlite Dr	0.06mi	3/2.0	1,689 (+7%)	11mo	$340,000	$201	74
5558 Meadow Ln	0.34mi	3/2.5	1,690 (+7%)	4mo	$380,000	$225	65
54562 Horizon Dr	0.58mi	3/2.0	1,492 (-5%)	12mo	$345,000	$231	52
55979 Mound Rd	0.70mi	4/1.5 (+1)	1,756 (+11%)	9mo	$385,000	$219	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.00×
• Total profit: $-92,391
• Equity at exit: $49,204

10-year hold

• IRR: -32.2%
• Equity multiple: -0.42×
• Total profit: $-130,774
• Equity at exit: $28,532

Cash invested: $92,400 (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: 14.5×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$243 /mo · $2,912/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-610

Break-even live

Break-even rent $2,672

Max offer price $222,268

Occupancy floor —

Sensitivity live

Price	-10% $-423	-5% $-516	+0% $-610	+5% $-703	+10% $-797
Rent	-10% $-760	-5% $-685	+0% $-610	+5% $-535	+10% $-460
Rate	-1.0pp $-444	-0.5pp $-526	base $-610	+0.5pp $-695	+1.0pp $-782

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6143 Century Ct Shelby Township, MI	2.0	2.0	1200	$1,700	$1.42	0d	1	0.58mi
56114 Stoney Place Ln Shelby Township, MI	1.0–3.0	1.0–2.5	1228	$2,134	$1.74	0d	1	0.77mi
56141 Chesapeake Trl Shelby Township, MI	2.0	1.0	1066	$1,650	$1.55	45d	1	0.95mi
56429 Scotland Blvd Shelby Township, MI	2.0	2.0	1410	$1,950	$1.38	5d	1	1.08mi
56511 Scotland Blvd Shelby Township, MI	2.0	1.0	1066	$1,600	$1.50	4d	1	1.09mi
56103 Chesapeake Trl #247 Shelby Township, MI	2.0	1.0	1056	$1,695	$1.61	0d	1	1.13mi
7959 Sal Mar Way Shelby Charter Township, MI	2.0–3.0	2.5	1492	$2,687	$1.80	0d	7	1.49mi
1973 Monarch Dr Shelby Township, MI	2.0	2.0	1473	$1,850	$1.26	0d	1	1.50mi

Listing history 5 events

1. 2026-05-15
   status Pending 1683-char remark

   Show marketing remark (1695 chars)

   This beautifully maintained 3 bedroom, 1.5 bathroom home offers the perfect blend of comfort, functionality, and charm, truly move-in ready for its next owner. No HOA! Step inside to a bright and inviting interior featuring spacious living areas, ideal for both everyday living and entertaining. Pride of ownership is evident throughout, with nice size rooms, abundant natural light, and a thoughtfully designed layout that creates a warm, welcoming atmosphere from the moment you enter. You’ll also appreciate the abundance of storage and closet space throughout the home, keeping everything organized and within reach. The well-organized kitchen provides ample cabinet and counter space, making meal prep both easy and efficient. Full Bathroom features a double sink and granite counters. Just off the main living area, you’ll find a convenient main-floor laundry room and half bathroom, adding everyday ease and functionality. The family room is complete with a cozy brick fireplace and expansive window that fill the space with natural light. Hardwood floors run through the living room, hallway, and bedrooms, adding timeless character and durability. Downstairs, the fully finished basement offers additional living space, including a bar area, recreation area, and plenty additional storage. Outside, enjoy a spacious backyard with a sprinkler system powered by well water, offering added savings and convenience. The home is situated in a lovely subdivision known for its scenic lakes. Located in the award-winning Utica Community Schools district and close to parks, shopping, and dining, this home combines everyday convenience with a peaceful neighborhood setting. BATVAI

2. 2026-05-15
   status Pending 1695-char remark

   Show marketing remark (1695 chars)

   This beautifully maintained 3 bedroom, 1.5 bathroom home offers the perfect blend of comfort, functionality, and charm, truly move-in ready for its next owner. No HOA! Step inside to a bright and inviting interior featuring spacious living areas, ideal for both everyday living and entertaining. Pride of ownership is evident throughout, with nice size rooms, abundant natural light, and a thoughtfully designed layout that creates a warm, welcoming atmosphere from the moment you enter. You’ll also appreciate the abundance of storage and closet space throughout the home, keeping everything organized and within reach. The well-organized kitchen provides ample cabinet and counter space, making meal prep both easy and efficient. Full Bathroom features a double sink and granite counters. Just off the main living area, you’ll find a convenient main-floor laundry room and half bathroom, adding everyday ease and functionality. The family room is complete with a cozy brick fireplace and expansive window that fill the space with natural light. Hardwood floors run through the living room, hallway, and bedrooms, adding timeless character and durability. Downstairs, the fully finished basement offers additional living space, including a bar area, recreation area, and plenty additional storage. Outside, enjoy a spacious backyard with a sprinkler system powered by well water, offering added savings and convenience. The home is situated in a lovely subdivision known for its scenic lakes. Located in the award-winning Utica Community Schools district and close to parks, shopping, and dining, this home combines everyday convenience with a peaceful neighborhood setting. BATVAI

3. 2026-05-03
   listed $329,999 Active 1683-char remark

   Show marketing remark (1695 chars)

   This beautifully maintained 3 bedroom, 1.5 bathroom home offers the perfect blend of comfort, functionality, and charm, truly move-in ready for its next owner. No HOA! Step inside to a bright and inviting interior featuring spacious living areas, ideal for both everyday living and entertaining. Pride of ownership is evident throughout, with nice size rooms, abundant natural light, and a thoughtfully designed layout that creates a warm, welcoming atmosphere from the moment you enter. You’ll also appreciate the abundance of storage and closet space throughout the home, keeping everything organized and within reach. The well-organized kitchen provides ample cabinet and counter space, making meal prep both easy and efficient. Full Bathroom features a double sink and granite counters. Just off the main living area, you’ll find a convenient main-floor laundry room and half bathroom, adding everyday ease and functionality. The family room is complete with a cozy brick fireplace and expansive window that fill the space with natural light. Hardwood floors run through the living room, hallway, and bedrooms, adding timeless character and durability. Downstairs, the fully finished basement offers additional living space, including a bar area, recreation area, and plenty additional storage. Outside, enjoy a spacious backyard with a sprinkler system powered by well water, offering added savings and convenience. The home is situated in a lovely subdivision known for its scenic lakes. Located in the award-winning Utica Community Schools district and close to parks, shopping, and dining, this home combines everyday convenience with a peaceful neighborhood setting. BATVAI

4. 2026-05-03
   listed $329,999 Active 1695-char remark

   Show marketing remark (1695 chars)

   This beautifully maintained 3 bedroom, 1.5 bathroom home offers the perfect blend of comfort, functionality, and charm, truly move-in ready for its next owner. No HOA! Step inside to a bright and inviting interior featuring spacious living areas, ideal for both everyday living and entertaining. Pride of ownership is evident throughout, with nice size rooms, abundant natural light, and a thoughtfully designed layout that creates a warm, welcoming atmosphere from the moment you enter. You’ll also appreciate the abundance of storage and closet space throughout the home, keeping everything organized and within reach. The well-organized kitchen provides ample cabinet and counter space, making meal prep both easy and efficient. Full Bathroom features a double sink and granite counters. Just off the main living area, you’ll find a convenient main-floor laundry room and half bathroom, adding everyday ease and functionality. The family room is complete with a cozy brick fireplace and expansive window that fill the space with natural light. Hardwood floors run through the living room, hallway, and bedrooms, adding timeless character and durability. Downstairs, the fully finished basement offers additional living space, including a bar area, recreation area, and plenty additional storage. Outside, enjoy a spacious backyard with a sprinkler system powered by well water, offering added savings and convenience. The home is situated in a lovely subdivision known for its scenic lakes. Located in the award-winning Utica Community Schools district and close to parks, shopping, and dining, this home combines everyday convenience with a peaceful neighborhood setting. BATVAI

5. 2026-05-02
   historical $329,999 1695-char remark

   Show marketing remark (1695 chars)

   This beautifully maintained 3 bedroom, 1.5 bathroom home offers the perfect blend of comfort, functionality, and charm, truly move-in ready for its next owner. No HOA! Step inside to a bright and inviting interior featuring spacious living areas, ideal for both everyday living and entertaining. Pride of ownership is evident throughout, with nice size rooms, abundant natural light, and a thoughtfully designed layout that creates a warm, welcoming atmosphere from the moment you enter. You’ll also appreciate the abundance of storage and closet space throughout the home, keeping everything organized and within reach. The well-organized kitchen provides ample cabinet and counter space, making meal prep both easy and efficient. Full Bathroom features a double sink and granite counters. Just off the main living area, you’ll find a convenient main-floor laundry room and half bathroom, adding everyday ease and functionality. The family room is complete with a cozy brick fireplace and expansive window that fill the space with natural light. Hardwood floors run through the living room, hallway, and bedrooms, adding timeless character and durability. Downstairs, the fully finished basement offers additional living space, including a bar area, recreation area, and plenty additional storage. Outside, enjoy a spacious backyard with a sprinkler system powered by well water, offering added savings and convenience. The home is situated in a lovely subdivision known for its scenic lakes. Located in the award-winning Utica Community Schools district and close to parks, shopping, and dining, this home combines everyday convenience with a peaceful neighborhood setting. BATVAI

ⓘ 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: $2,912 · $243/mo
• Projected year-2 tax: $3,997 · $333/mo
• Expected delta: +$1,085/yr (+$90/mo · 37.3%)

ⓘ 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 ≥98°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: $22,798
• − Mortgage interest: −$18,485
• − Property taxes: −$2,912
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$9,600
• Taxable loss: −$13,497
• Est. tax savings @ 24.0%: +$3,239
• After-tax cash flow: $-4,079/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

• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-15 Sold (MLS) $329,999 REALCOMP
• 2026-06-15 Sold (MLS) $329,999 MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-03 Listed $329,999 REALCOMP
• 2026-05-03 Listed $329,999 MiRealSource-MiMLS
• 2026-05-02 Coming Soon $329,999 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $2,912 · +0.0% YoY. Source: county tax records.