3399 Tremonte Cir S · Rochester Hills, MI 48306

$289,000

2 bd · 2.0 ba · 1,344 sqft · Condo public records · 24 Days on market

Built 2003 $215/sqft · at area comps Est $296k · at est. $338/mo HOA · 14% of rent ↓ 4% 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 +9.8/30.0
• ARV discount +8.6/15.0
• Schools +5.9/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3399 Tremonte Circle, located in the highly desirable Silvercreek Condominiums of Rochester - where comfort, convenience, and low-maintenance living come together. This beautifully maintained single-level ranch condo offers a bright, open layout designed for easy, stress-free living. Featuring 2 spacious bedrooms and 2 full bathrooms, including a private primary ensuite, both bedrooms also boast large walk-in closets for ample storage. The updated kitchen flows seamlessly into the open dining area and living space, making it perfect for everyday living and entertaining. Brand new carpet adds a fresh, move-in-ready feel throughout the home. Enjoy the convenience of a first-floor laundry room, private entry, and an attached one-car garage. What truly sets this condo apart is the peaceful, scenic views from your private patio - an ideal spot to relax and unwind while enjoying nature. Residents of Silvercreek also enjoy access to outstanding community amenities, including a clubhouse for larger gatherings, a fitness center, pool, and tennis courts.

Key facts

• Fitness center
• Clubhouse
• Community amenities

Tags

• PRIVATE PATIO
• FIRST FLOOR LAUNDRY ROOM
• ATTACHED ONE CAR GARAGE
• COMMUNITY AMENITIES
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Pets allowed (cats and dogs); Subdivision: OAKMONTE AT SILVERCREEK CONDO
• Financial info: Monthly association fee of $338
• HOA & community: Homeowners association with monthly fee; Association fee covers insurance, grounds maintenance, sewer, snow removal, and trash; Association provides grounds maintenance

Exterior

• Parking: Attached garage (1.5 spaces)
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Residential condominium; One level (ground‑level entry)
• Construction: Brick construction; Asphalt roof; Slab foundation; Built as a condominium
• Exterior features: Patio; Basketball court; Tennis courts; Paved road access

Interior

• Kitchen: Free‑standing electric oven; Free‑standing refrigerator; Microwave; Dishwasher; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas fireplace in the living room; Private entrance; 6 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $289k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (15.4% below list).
• Recommended offer: $244k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.8% 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.
• Zoned schools: Delta Kelly Elementary School (math 73% / reading 66%, grade A-, #74 of 1,397 statewide, top 7%, 632 students, 6% FRL); Van Hoosen Middle School (math 59% / reading 77%, grade B, #43 of 713 statewide, top 6%, 864 students, 7% FRL); Rochester Adams High School (math 70% / reading 84%, grade A-, #11 of 713 statewide, top 2%, 1,534 students, 7% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 157 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent is only 18% of the median local income ($164k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 24 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 8 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 $244,496 (15.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 9.9

CMA / ARV

• ARV (median comp): $296,431
• List price: $289,000
• Delta: -2.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.8%
• Equity multiple: 0.28×
• Total profit: $-58,564
• Equity at exit: $43,091

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-65,799
• Equity at exit: $24,987

Cash invested: $80,920 (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 48306

• Active inventory: 157
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$144 /mo · $1,722/yr
• Insurance: −$120
• HOA: −$338
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-186

Break-even live

Break-even rent $2,680

Max offer price $256,147

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-104	+0% $-186	+5% $-268	+10% $-350
Rent	-10% $-379	-5% $-283	+0% $-186	+5% $-89	+10% $7
Rate	-1.0pp $-40	-0.5pp $-112	base $-186	+0.5pp $-261	+1.0pp $-337

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3553 Oakmonte Blvd Rochester, MI	2.0	2.0	1533	$2,150	$1.40	16d	1	0.13mi
3095 Blossom Ridge Blvd Rochester, MI	2.0	2.0	1100	$5,425	$4.93	0d	1	0.69mi
1113 Lark St Unit 41 Lake Orion, MI	2.0	2.0	1730	$3,000	$1.73	0d	1	1.14mi

HOA detail condo

• Monthly dues: $338 · $4,056/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-08
   statusdays on market $289,000 Pending 24 DOM

   Show marketing remark (1071 chars)

   Welcome to 3399 Tremonte Circle, located in the highly desirable Silvercreek Condominiums of Rochester - where comfort, convenience, and low-maintenance living come together. This beautifully maintained single-level ranch condo offers a bright, open layout designed for easy, stress-free living. Featuring 2 spacious bedrooms and 2 full bathrooms, including a private primary ensuite, both bedrooms also boast large walk-in closets for ample storage. The updated kitchen flows seamlessly into the open dining area and living space, making it perfect for everyday living and entertaining. Brand new carpet adds a fresh, move-in-ready feel throughout the home. Enjoy the convenience of a first-floor laundry room, private entry, and an attached one-car garage. What truly sets this condo apart is the peaceful, scenic views from your private patio - an ideal spot to relax and unwind while enjoying nature. Residents of Silvercreek also enjoy access to outstanding community amenities, including a clubhouse for larger gatherings, a fitness center, pool, and tennis courts.

2. 2026-06-07
   days on market $289,000 Active 23 DOM
3. 2026-06-04
   days on market $289,000 Active 20 DOM
4. 2026-06-03
   days on market $289,000 Active 19 DOM
5. 2026-06-02
   days on market $289,000 Active 18 DOM
6. 2026-06-01
   days on market $289,000 Active 17 DOM
7. 2026-05-31
   days on market $289,000 Active 16 DOM
8. 2026-05-15
   listed $289,000 Active 1071-char remark

   Show marketing remark (1071 chars)

   Welcome to 3399 Tremonte Circle, located in the highly desirable Silvercreek Condominiums of Rochester - where comfort, convenience, and low-maintenance living come together. This beautifully maintained single-level ranch condo offers a bright, open layout designed for easy, stress-free living. Featuring 2 spacious bedrooms and 2 full bathrooms, including a private primary ensuite, both bedrooms also boast large walk-in closets for ample storage. The updated kitchen flows seamlessly into the open dining area and living space, making it perfect for everyday living and entertaining. Brand new carpet adds a fresh, move-in-ready feel throughout the home. Enjoy the convenience of a first-floor laundry room, private entry, and an attached one-car garage. What truly sets this condo apart is the peaceful, scenic views from your private patio - an ideal spot to relax and unwind while enjoying nature. Residents of Silvercreek also enjoy access to outstanding community amenities, including a clubhouse for larger gatherings, a fitness center, pool, and tennis courts.

9. 2026-05-15
   listed $289,000 Active 1079-char remark

   Show marketing remark (1071 chars)

   Welcome to 3399 Tremonte Circle, located in the highly desirable Silvercreek Condominiums of Rochester - where comfort, convenience, and low-maintenance living come together. This beautifully maintained single-level ranch condo offers a bright, open layout designed for easy, stress-free living. Featuring 2 spacious bedrooms and 2 full bathrooms, including a private primary ensuite, both bedrooms also boast large walk-in closets for ample storage. The updated kitchen flows seamlessly into the open dining area and living space, making it perfect for everyday living and entertaining. Brand new carpet adds a fresh, move-in-ready feel throughout the home. Enjoy the convenience of a first-floor laundry room, private entry, and an attached one-car garage. What truly sets this condo apart is the peaceful, scenic views from your private patio - an ideal spot to relax and unwind while enjoying nature. Residents of Silvercreek also enjoy access to outstanding community amenities, including a clubhouse for larger gatherings, a fitness center, pool, and tennis courts.

10. 2026-05-12
    historical
11. 2026-04-30
    status Active
12. 2026-04-30
    status Active
13. 2026-04-25
    status Pending
14. 2026-04-25
    status Pending
15. 2026-04-08
    status Active
16. 2026-04-08
    status Active
17. 2026-03-30
    status Pending
18. 2026-03-30
    status Pending
19. 2026-03-27
    listed $299,900 Active
20. 2026-03-27
    listed $299,900 Active
21. 2026-03-24
    historical

ⓘ 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: $1,722 · $144/mo
• Projected year-2 tax: $3,087 · $257/mo
• Expected delta: +$1,364/yr (+$114/mo · 79.2%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,340
• − Mortgage interest: −$16,188
• − Property taxes: −$1,722
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$4,056
• − Depreciation: −$8,407
• Taxable loss: −$7,174
• Est. tax savings @ 24.0%: +$1,722
• After-tax cash flow: $-510/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

• County: Oakland County · 1,009,092 people
• City population: 44,714
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 28,389
• Household income: $163,684
• Rent vs Own: 7.2% rent · 92.8% own
• Severe rent burden: 238.0

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 (77%)
• Race & ethnicity: White 77% Asian 10% Two or more races 9% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 3% Salvadoran 1%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 81% English-only · Other Indo-European 5% Spanish 4% Chinese 3%

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: ▼ -243.68%
• Current HPI: 178.5863
• Rent YoY: —
• 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

-3.6% since first listed

16 events — show timeline

• 2026-06-08 Pending — MiRealSource-MiMLS
• 2026-06-08 Pending — REALCOMP
• 2026-05-15 Listed $289,000 REALCOMP
• 2026-05-15 Listed $289,000 MiRealSource-MiMLS
• 2026-05-12 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Relisted — MiRealSource-MiMLS
• 2026-04-30 Relisted — REALCOMP
• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-08 Relisted — REALCOMP
• 2026-04-08 Relisted — MiRealSource-MiMLS
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-30 Pending — REALCOMP
• 2026-03-27 Listed $299,900 MiRealSource-MiMLS
• 2026-03-27 Listed $299,900 REALCOMP
• 2026-03-24 Coming Soon — MiRealSource-MiMLS

Property tax history

+1.1%/yr

Latest (2025): $1,722 · +3.2% YoY. Source: county tax records.