5628 Skylite Ln · Rochester, MI 48316

$260,000

4 bd · 2.5 ba · 2,671 sqft · SingleFamily public records · 56 Days on market

Built 1972 0.44 ac lot Est $475k · 45% under $47/mo HOA · 2% of rent

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors bring your offers. Great opportunity to finish off to your liking a rare find on Lake Apollo in Shelby Twp, Beautiful views. Home is down to the studs. HOME IS BEING SOLD AS IS. NO CONTINGENCIES CASH ONLY Submit all offers with proof of funds. There is no power or water in the home. Only to be shown during daylight hours and bring a flashlight. All offers much present with $25,000 non refundable deposit. Property will be on market for 30 days After 30 days a judgement order will be placed for closing to take place within 22 days of order. HIGHEST AND BEST BY SEPTEMBER 3,2025 SELLER WILL NOT CONSIDER ANY OFFERS UNDER LIST

Key facts

• 0.44 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 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 $2k of loan paydown is wiped out by about $8k 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 56 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $475,438
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54815 Camden Ct	0.27mi	4/2.5	2,410 (-10%)	3mo	$648,000	$269	69
54778 Camden Ct	0.28mi	4/2.5	2,428 (-9%)	3mo	$646,000	$266	69
5594 Woodmire Dr	0.20mi	4/3.0	2,413 (-10%)	4mo	$626,000	$259	69
54808 Camden Ct	0.28mi	4/2.5	2,453 (-8%)	6mo	$654,877	$267	68
5541 Meadow Ln	0.39mi	3/2.5 (-1)	2,552 (-4%)	6mo	$400,000	$157	64
54895 Starlite Dr	0.39mi	3/1.5 (-1)	2,813 (+5%)	0mo	$329,999	$117	64
54011 Mound Rd	0.30mi	4/2.5	2,956 (+11%)	5mo	$417,000	$141	64
55162 Benson Ct	0.44mi	3/2.5 (-1)	2,475 (-7%)	0mo	$685,000	$277	62
5091 Vincent Trl	0.58mi	5/2.5 (+1)	2,555 (-4%)	5mo	$455,000	$178	56
5267 Rostraver Ct	0.49mi	4/1.5	2,900 (+9%)	4mo	$400,000	$138	55
53223 Sophia Dr	0.67mi	4/2.0	2,958 (+11%)	4mo	$415,000	$140	45
53249 Villa Cir	0.63mi	3/1.5 (-1)	2,404 (-10%)	6mo	$350,000	$146	40

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,738
• Equity at exit: $38,767

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $48,479
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,064 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$108
• HOA: −$47
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $618

Break-even live

Break-even rent $2,282

Max offer price $260,000

Occupancy floor 75%

Sensitivity live

Price	-10% $765	-5% $691	+0% $618	+5% $544	+10% $471
Rent	-10% $376	-5% $497	+0% $618	+5% $739	+10% $860
Rate	-1.0pp $749	-0.5pp $684	base $618	+0.5pp $550	+1.0pp $482

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4269 Summer Pl Shelby Township, MI	3.0	3.5	2650	$3,294	$1.24	0d	1	0.79mi
6015 Brynthrop Dr Shelby Township, MI	4.0	2.0	1800	$2,450	$1.36	5d	1	1.43mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: water

Listing history 8 events

1. 2025-12-06
   status Pending
2. 2025-10-03
   status Pending
3. 2025-09-29
   status Pending 638-char remark

   Show marketing remark (638 chars)

   Investors bring your offers. Great opportunity to finish off to your liking a rare find on Lake Apollo in Shelby Twp, Beautiful views. Home is down to the studs. HOME IS BEING SOLD AS IS. NO CONTINGENCIES CASH ONLY Submit all offers with proof of funds. There is no power or water in the home. Only to be shown during daylight hours and bring a flashlight. All offers much present with $25,000 non refundable deposit. Property will be on market for 30 days After 30 days a judgement order will be placed for closing to take place within 22 days of order. HIGHEST AND BEST BY SEPTEMBER 3,2025 SELLER WILL NOT CONSIDER ANY OFFERS UNDER LIST

4. 2025-09-29
   status Pending

   Show marketing remark (638 chars)

   Investors bring your offers. Great opportunity to finish off to your liking a rare find on Lake Apollo in Shelby Twp, Beautiful views. Home is down to the studs. HOME IS BEING SOLD AS IS. NO CONTINGENCIES CASH ONLY Submit all offers with proof of funds. There is no power or water in the home. Only to be shown during daylight hours and bring a flashlight. All offers much present with $25,000 non refundable deposit. Property will be on market for 30 days After 30 days a judgement order will be placed for closing to take place within 22 days of order. HIGHEST AND BEST BY SEPTEMBER 3,2025 SELLER WILL NOT CONSIDER ANY OFFERS UNDER LIST

5. 2025-09-26
   historical
6. 2025-09-26
   historical
7. 2025-08-04
   listed $260,000 Active

   Show marketing remark (638 chars)

   Investors bring your offers. Great opportunity to finish off to your liking a rare find on Lake Apollo in Shelby Twp, Beautiful views. Home is down to the studs. HOME IS BEING SOLD AS IS. NO CONTINGENCIES CASH ONLY Submit all offers with proof of funds. There is no power or water in the home. Only to be shown during daylight hours and bring a flashlight. All offers much present with $25,000 non refundable deposit. Property will be on market for 30 days After 30 days a judgement order will be placed for closing to take place within 22 days of order. HIGHEST AND BEST BY SEPTEMBER 3,2025 SELLER WILL NOT CONSIDER ANY OFFERS UNDER LIST

8. 2025-08-04
   listed $260,000 Active 638-char remark

   Show marketing remark (638 chars)

   Investors bring your offers. Great opportunity to finish off to your liking a rare find on Lake Apollo in Shelby Twp, Beautiful views. Home is down to the studs. HOME IS BEING SOLD AS IS. NO CONTINGENCIES CASH ONLY Submit all offers with proof of funds. There is no power or water in the home. Only to be shown during daylight hours and bring a flashlight. All offers much present with $25,000 non refundable deposit. Property will be on market for 30 days After 30 days a judgement order will be placed for closing to take place within 22 days of order. HIGHEST AND BEST BY SEPTEMBER 3,2025 SELLER WILL NOT CONSIDER ANY OFFERS UNDER LIST

ⓘ 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: $3,407 · $284/mo
• Projected year-2 tax: $3,706 · $309/mo
• Expected delta: +$298/yr (+$25/mo · 8.8%)

ⓘ 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 ≥97°F today · 16 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: $36,767
• − Mortgage interest: −$14,564
• − Property taxes: −$3,407
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,941
• − Management: −$2,941
• − HOA: −$564
• − Depreciation: −$7,564
• Taxable income: $3,485
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $6,576/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

8 events — show timeline

• 2025-12-06 Pending — REALCOMP
• 2025-10-03 Pending — REALCOMP
• 2025-09-29 Pending — MiRealSource-MiMLS
• 2025-09-29 Pending — REALCOMP
• 2025-09-26 Listing Removed — REALCOMP
• 2025-09-26 Listing Removed — REALCOMP
• 2025-08-04 Listed $260,000 REALCOMP
• 2025-08-04 Listed $260,000 MiRealSource-MiMLS

Property tax history

+0.3%/yr

Latest (2025): $3,407 · -12.5% YoY. Source: county tax records.