Providing peace of mind and a simplified, transparent approach is what we are all about.

No matter what scale of investment you are seeking to make Rock City works with the highest level of professionalism and integrity.  With opportunities ranging from small, single family properties to AAA tenant occupied commercial complexes we and our powerful alliance team are here to assist you through each and every step towards reaching your investment goals.

 

Residential

Single family properties starting at 1000sqft in recovering and/or stabilized areas that support 10-14% net return to investor.  Turn-key, tenanted and managed in conjunction with our alliance group. 

MULTI UNIT

From duplexes to full service apartment buildings, Multi Unit acquisitions are available turn key or rehab ready.  All project and management related services available through our alliance group.

 
 
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COMMERCIAL

Executive, hotel and retail acquisitions of all scales available. On and off-market opportunities, financing and all aspects of project/property management available through our alliance group.

DEVELOPMENT

 Detroit's bright future has inspired the Rock City team to further its vision and be a part of the rebuilding of this awesome city on a whole new scale.  Exciting projects are in the pipeline.

 
 

Careful evaluation of inventory with multiple layers of due diligence lead us to the best properties.

 
 

Our primary business is to purchase distressed residential single family and multi-dwelling properties, fully rehabilitate them, bring them to full occupancy with qualified tenants, and offer the properties as turnkey real estate investments to other individuals or groups.  We also source multi-families, apartment buildings and commercial complexes.

Rock City has established relationships with various strategic resources that present numerous opportunities (ranging from single family dwellings to large commercial complexes) on a daily basis to our team.  We have access to private (off market) listings, pre-foreclosure, REO and auction properties as well as newly posted MLS listings.  Our goal is to leave no stone unturned.

In the land of opportunity, beware of too-good-to-be-true deals.

Even the most basic research done on the Detroit Real Estate market will point to opportunity.  With opportunity comes opportunists, some of which may only have their interests in mind.  This can be especially risky for out-of-state and foreign investors who are entrusting funds from afar. Rock City works exclusively with a hand selected alliance group that assists in the careful evaluation of each property presented to us from our various sources.  

There have been many incidents of foreign investors purchasing "too good to be true" deals that turned out to be just that.  Title problems, unpaid taxes, undesirable location, major property decay, historical status limitations can all lead to expensive surprises.  Being your eyes and ears on the streets of the city enables us to ensure, using our careful evaluation strategies, that the right filters are in place to prevent our investors from buying toxic deals.

 

 
     

 

 

Common pitfall areas for out-of-state and foreign investors:

  • Unpaid taxes
  • Liens that need to be resolved 
  • Outstanding water bills/affidavits
  • Unresolved tenant issues
  • Rehab (major and minor)
  • Maintenance and ordinance issues
  • Securing the property from vandalism
  • Undesireble neighborhood

Restoring the beauty, restoring the pride.

 

Rehabbing properties not only brings back luster to The D, it also restores the pride and well being of those tenanting said properties.  A tenant with pride will most certainly be more apt to protecting your investment.

In cases where investors wish to acquire properties pre-rehab, our team provides photos, an inspection report and a return-on-investment analysis of the potential for a property to the investor. This information gives the investor adequate information to move through the negotiation process with rehab and return budgets in mind. Offers are submitted on request from our clients through Rock City and if/when acquired, we launch and monitor the rehab process all the way through to tenancy for the newly acquired property.

Members of our alliance group determine the scope of the work required to bring the property to habitable and “Rent Ready” condition. We work with multiple skilled contracting teams with various areas of specialization. 

For single family rental properties, the focus of the rehab is to make the property safe, clean and livable, and to undertake the rehab project avoiding any cost over runs. It is important, should the investor be looking to tenant the property with Section 8 qualified candidates, that property be prepared to pass the required government certification process.

The investor is provided with photos and reports through the rehab process. We are in constant contact with the investor to keep them aware of the progress and to ensure that improvements are being completed on schedule to allow for tenancy as quickly as possible.  Fees are determined on a per case basis.

The scope of rehabilitation services available through our alliance group includes:

 
 

Securing Property:

  • Lock changes/re-key
  • Padlocking/board ups (To HUD Specs)
  • Code violation abatement
  • Security system installation

Preparation:

  • Permit and code review
  • Demolition and debris removal
  • Planning and sourcing
  • Architectural drawings
  • Tax credit review for improvements

Rehab Services:

  • Electrical
  • Plumbing
  • HVAC
  • Dry Wall
  • Painting
  • Carpet removal/install
  • Floor removal/replacement
  • Appliance Removal/Install
  • Demolition construction
  • Roof repair/replacement
  • Extensive debris removal
  • Lawn/exterior maintenance
  • Historical restorations
 Sample property before rehab

Sample property before rehab

  Sample property post rehab    

Sample property post rehab

 

Protecting your assets through Michigan entities

 

Over the last couple of decades, Limited Liability Companies (more commonly referred to as LLCs) have become the most preferred form of business entity through which to hold title to investment properties.  The LLC structure provides some insulation from personal risk exposure for investors.  Moreover, the structure’s administration is fairly straightforward and can provide potential tax benefits.  Ownership of investment property through LLCs has therefore become a very desirable option in most instances.

Out-of-state and foreign investors can also benefit from ownership of Detroit area properties through the Michigan LLC structure.  Through our carefully selected Alliance group, namely our Legal partners, we are able to assist absentee investors with all of the following services:

 
 
  • Establishment of Michigan LLCs
  • Obtaining of ITIN (tax payer identification)
  • Open US bank accounts via temporary agency
  • All tax preparation, reporting and filing

 

Contact us for more information.

 Wayne County Building

Wayne County Building

 
 

Management Services through our Alliance Group --- and us to keep our eye on things:  A solid recipe for peace of mind.

Engaging the right management company is one of the most vital decisions to effectively protect and leverage your investments. Rock City’s strategic property management partners provide a full range of services including:  

 
 
  • Marketing properties 
  • Tenant inquiries, pre-qualification and showings
  • Application processing
  • Background and credit investigations
  • Lease signing
  • Rent collection
  • Accounting
  • Property maintenance and full service repair
  • City inspections
  • Tenant housing subsidy
  • Legal issues including evictions and garnishments
  • Simple, transparent reporting available 24/7/365
 

Because we engage outside management companies, Rock City is able to provide objective evaluation of services being provided to our investors, ensuring you are getting the best value and protection.  Our local proximity enables us to keep a close pulse on all business activities surrounding your investment so that you can rest easy from afar.

 
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DEVELOPMENT DIVISION

Rock City is proud to announce the official launch of our development division.

Greater Detroit's reinvention tour continues to amaze and awe investors from around the globe.  Rock City is excited to be venturing into the development community of this exciting, vibrant city that experiencing a sensational renaissance.

Stay tuned to our website for updates on the exciting development ventures in our pipeline.

To request personalized update on our developments, please use the contact form here.

- RC