1514 Streamwood Ct · Rochester Hills, MI 48309

$222,000

2 bd · 1.5 ba · 1,200 sqft · Condo public records · 17 Days on market

Built 1986

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What's not to love!? Location. .. close to shopping, downtown Rochester and the Villages of Rochester, dining, schools, Oakland University, M-59. Location in the sub. .. back of the sub, low traffic, walk to the Clinton river, wooded lot, access to tennis courts and Paint Creek trails. Pride of ownership throughout. .. updated and very well maintained. Large living room and bedrooms. Adorable back patio and car port in front. Just adorable! BATVAI Agent must accompany all buyers. BATVAI

Key facts

• Trails
• Tennis courts
• Additional parking

Tags

• SCENIC WOODEN LOT
• TENNIS COURTS
• TRAILS
• CLINTON RIVER
• ADDITIONAL PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $222k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (5.9% below list).
• Recommended offer: $209k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.9% 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: 155 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y ago 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,800 (5.9% 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: 0.94% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-45,437
• Equity at exit: $33,101

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-51,209
• Equity at exit: $19,195

Cash invested: $62,160 (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 48309

• Active inventory: 155
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$269 /mo · $3,234/yr
• Insurance: −$92
• HOA est. from 1 same-building comp: −$275
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-152

Break-even live

Break-even rent $2,280

Max offer price $195,209

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-89	+0% $-152	+5% $-214	+10% $-277
Rent	-10% $-317	-5% $-234	+0% $-152	+5% $-69	+10% $13
Rate	-1.0pp $-40	-0.5pp $-95	base $-152	+0.5pp $-209	+1.0pp $-268

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2450 Norfolk Unit 4104 Rochester Hills, MI	1.0	1.0	1000	$1,590	$1.59	23d	1	0.94mi
2450 Norfolk Unit 10202 Rochester Hills, MI	2.0	2.0	1340	$1,640	$1.22	0d	1	0.94mi
1560 Meadow Side Dr Rochester Hills, MI	2.0	2.0	1078	$1,900	$1.76	0d	1	1.22mi
786 Lawton Ct Rochester Hills, MI	1.0–3.0	1.0–1.5	1050	$1,685	$1.60	0d	6	1.24mi
2740 Upper Ridge Dr Rochester Hills, MI	2.0	2.0	1093	$3,480	$3.18	4d	1	1.27mi
2900 W Hamlin Rd Rochester Hills, MI	1.0–3.0	1.0–2.5	1248	$2,710	$2.17	0d	39	1.41mi
2800 Overlook Dr Rochester Hills, MI	1.0–2.0	1.0–2.0	853	$1,833	$2.15	0d	12	1.41mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $222,000 Active 17 DOM
2. 2026-06-18
   days on market $222,000 Active 14 DOM
3. 2026-06-17
   days on market $222,000 Active 13 DOM
4. 2026-06-16
   days on market $222,000 Active 12 DOM
5. 2026-06-15
   days on market $222,000 Active 11 DOM
6. 2026-06-13
   days on market $222,000 Active 9 DOM
7. 2026-06-13
   days on market $222,000 Active 8 DOM
8. 2026-06-09
   days on market $222,000 Active 5 DOM
9. 2026-06-08
   days on market $222,000 Active 4 DOM
10. 2026-06-07
    days on market $222,000 Active 3 DOM
11. 2026-06-04
    remarks 328-char remark
12. 2026-06-04
    listed $222,000 Active 1 DOM

ⓘ 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: $3,234 · $269/mo
• Projected year-2 tax: $3,326 · $277/mo
• Expected delta: +$92/yr (+$8/mo · 2.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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: $25,056
• − Mortgage interest: −$12,435
• − Property taxes: −$3,234
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − HOA: −$3,300
• − Depreciation: −$6,458
• Taxable loss: −$5,490
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $-502/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

• Census place: Rochester Hills, MI
• City population: 44,714
• Population (ZIP): 30,254

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 (75%)
• Race & ethnicity: White 75% Asian 12% Two or more races 6% Hispanic / Latino 4% Black 4%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 3%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 80% English-only · Other Indo-European 6% Chinese 3% Russian/Polish/Slavic 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: ▼ -136.99%
• Current HPI: 201.9197
• 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

+66.9% since first listed

44 events — show timeline

• 2026-06-04 Listed $222,000 ForSaleByOwner.com
• 2024-11-06 Sold (MLS) $226,000 MiRealSource-MiMLS
• 2024-11-06 Sold (MLS) $226,000 REALCOMP
• 2024-04-15 Sold (Public Records) $226,000 Public Records
• 2024-03-13 Pending — MiRealSource-MiMLS
• 2024-03-13 Pending — REALCOMP
• 2024-03-07 Listed $220,000 MiRealSource-MiMLS
• 2024-03-07 Listed $220,000 REALCOMP
• 2021-07-27 Sold (Public Records) $183,000 Public Records
• 2021-07-20 Sold (MLS) $183,000 MiRealSource-MiMLS
• 2021-07-20 Sold (MLS) $183,000 REALCOMP
• 2021-06-22 Price Changed $183,000 MiRealSource-MiMLS
• 2021-06-22 Pending — MiRealSource-MiMLS
• 2021-06-22 Pending — REALCOMP
• 2021-06-22 Price Changed $183,000 REALCOMP
• 2021-06-16 Price Changed $187,000 MiRealSource-MiMLS
• 2021-06-16 Price Changed $187,000 REALCOMP
• 2021-05-28 Relisted — MiRealSource-MiMLS
• 2021-05-28 Relisted — REALCOMP
• 2021-05-04 Pending — MiRealSource-MiMLS
• 2021-05-04 Pending — REALCOMP
• 2021-04-30 Listed $190,000 MiRealSource-MiMLS
• 2021-04-30 Listed $190,000 REALCOMP
• 2018-09-27 Sold (Public Records) $158,000 Public Records
• 2018-09-24 Sold (MLS) $158,000 MiRealSource-MiMLS
• 2018-09-24 Sold (MLS) $158,000 REALCOMP
• 2018-08-13 Pending — MiRealSource-MiMLS
• 2018-08-13 Pending — REALCOMP
• 2018-08-08 Listed $154,900 MiRealSource-MiMLS
• 2018-08-08 Listed $154,900 REALCOMP
• 2006-07-11 Sold (Public Records) $125,000 Public Records
• 2006-04-26 Sold (Public Records) $116,000 Public Records
• 2006-03-31 Sold (MLS) $116,000 REALCOMP
• 2006-03-27 Sold (MLS) $116,000 MiRealSource-MiMLS
• 2006-02-23 Listing Removed — MiRealSource-MiMLS
• 2005-12-21 Listed $119,900 REALCOMP
• 2005-10-25 Listing Removed — REALCOMP
• 2005-10-24 Listed $119,900 MiRealSource-MiMLS
• 2005-10-20 Listing Removed — MiRealSource-MiMLS
• 2005-08-08 Listed $135,900 REALCOMP
• 2005-08-07 Listing Removed — REALCOMP
• 2005-08-04 Listed $149,900 REALCOMP
• 2005-08-02 Listed $135,900 MiRealSource-MiMLS
• 2001-05-30 Sold (Public Records) $132,990 Public Records

Property tax history

+14.2%/yr

Latest (2025): $3,234 · +21.3% YoY. Source: county tax records.