1908 Guthrie Ave · Royal Oak, MI 48067

$215,000

2 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 4 Days on market

Built 1951 4,356 sqft lot Est $317k · 32% under

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move Right in to this extra clean Royal Oak Ranch- Recently updated throughout. Spacious LR/DR w/ coved ceiling. Newly refinished Hardwood flooring, updated bath. Full Basement, with new flooring, plus 1.5 car garage. Home features newer windows, furnace AC and hot water. Don't miss this one!

Key facts

• Private oasis
• Tree-lined street
• Quick access to i-75

Tags

• PARTIALLY FINISHED BASEMENT
• PRIVATE OASIS
• FENCED BACKYARD
• QUICK ACCESS TO I-75
• QUICK ACCESS TO I-696
• TREE-LINED STREET

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Natural gas; Gas water heater; Public sewer (assumed public utilities listed)
• Home design: Residential 1-story; Built in 1951; Basement foundation
• Construction: Vinyl siding; Basement
• Exterior features: Fenced yard; Patio; Porch

Interior

• Kitchen: Wood-floor kitchen — 8 x 12; Range/Oven; Microwave; Refrigerator
• Bedrooms: Bedroom 1 (Entry level) — 11 x 10, wood flooring; Bedroom 2 (Entry level) — 12 x 8, wood flooring
• Flooring: Wood flooring in living areas, kitchen, and bedrooms; Ceramic flooring in bathroom
• Bathrooms: 1 full bathroom — ceramic floor (9 x 6)
• Heating & cooling: Forced air heating; Central A/C; Natural gas heating and gas water heater
• Interior features: Partially finished basement; Basement laundry area
• Laundry & utility: Washer and Dryer; Laundry room in basement — 13 x 15

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (3.1% below list).
• Recommended offer: $208k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.8% in Royal Oak — 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 83/100 on livability (#50 in MI, #1,020 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+.
• Royal Oak Schools (suburban): math 41% / reading 59% proficiency, ranked #89 of 540 in MI (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.7%/yr); 209 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.
• Current owner paid $136k; list at $215k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,321 (3.1% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $316,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2028 Barrett St	0.14mi	3/1.0 (+1)	1,252 (-6%)	2mo	$290,000	$232	77
1402 E Lincoln Ave	0.54mi	2/1.0	1,315 (-1%)	1mo	$293,000	$223	73
2406 Brickley St	0.37mi	3/1.0 (+1)	1,392 (+5%)	1mo	$220,000	$158	69
1225 Cherokee Ave	0.50mi	3/1.5 (+1)	1,355 (+2%)	1mo	$371,000	$274	65
2140 Mahan St	0.24mi	2/2.0	1,176 (-11%)	2mo	$265,000	$225	65
2333 Barrett Ave	0.31mi	3/2.0 (+1)	1,420 (+7%)	2mo	$350,000	$246	63
1921 Kalama Ave	0.33mi	3/2.0 (+1)	1,447 (+9%)	0mo	$361,000	$249	60
3221 Harris St	0.24mi	3/1.0 (+1)	1,128 (-15%)	0mo	$269,900	$239	59
1007 Mohawk Ave	0.68mi	3/1.0 (+1)	1,387 (+5%)	1mo	$340,000	$245	54
1020 Mclean Ave	0.38mi	3/1.0 (+1)	1,511 (+14%)	1mo	$315,000	$208	53
1406 E Lincoln Ave	0.53mi	3/2.0 (+1)	1,450 (+9%)	2mo	$325,000	$224	49
1327 Mohawk Ave	0.60mi	2/1.0	1,133 (-14%)	1mo	$285,000	$252	47

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 · 4.72% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-15,899
• Equity at exit: $32,057

10-year hold

• IRR: 4.5%
• Equity multiple: 1.35×
• Total profit: $21,358
• Equity at exit: $18,589

Cash invested: $60,200 (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 48067

• Rents YoY: 4.7%
• Active inventory: 209
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$189 /mo · $2,263/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $240

Break-even live

Break-even rent $1,779

Max offer price $215,000

Occupancy floor 83%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	5d	1	0.05mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	11d	1	0.29mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	22d	1	0.39mi
2186 Garfield St Ferndale, MI	3.0	1.0	1300	$1,750	$1.35	24d	1	0.46mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	24d	1	0.55mi
2803 Grayson St Ferndale, MI	3.0	2.0	1274	$2,000	$1.57	44d	1	0.58mi
818 Etowah Ave Unit 1032341P Royal Oak, MI	2.0	1.0	893	$6,755	$7.56	14d	1	0.60mi
1201 Woodward Hts Ferndale, MI	2.0	2.0	1200	$2,045	$1.70	24d	1	0.61mi
916 Cherokee Ave Royal Oak, MI	2.0	1.5	944	$2,250	$2.38	3d	1	0.61mi
2705 Inman St Ferndale, MI	3.0	2.5	1429	$3,195	$2.24	2d	1	0.71mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	12d	1	0.74mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	24d	1	0.75mi
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	5d	1	0.75mi
1605 Anne Dr Royal Oak, MI	2.0	3.5	1814	$2,900	$1.60	3d	1	0.76mi
739 S Alexander Ave Unit Top Level Royal Oak, MI	1.0	1.0	900	$1,200	$1.33	18d	1	0.80mi
1572 Maryland Club Dr Royal Oak, MI	2.0	2.0	1477	$2,450	$1.66	3d	1	0.88mi
1230 Diamond Ct Unit E Royal Oak, MI	2.0	2.0	1212	$2,800	$2.31	24d	1	0.92mi
455 E Cambourne St Unit 2 Ferndale, MI	2.0	1.0	900	$2,400	$2.67	3d	1	1.02mi
453 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$2,500	$2.50	3d	1	1.02mi
501 E Breckenridge St Ferndale, MI	3.0	1.0	946	$1,800	$1.90	24d	1	1.04mi
400 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$1,400	$1.40	11d	1	1.07mi
322 Jeff Keeton Dr Hazel Park, MI	2.0	2.5	1334	$2,350	$1.76	2d	1	1.11mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	2d	1	1.14mi
325 E 6th St Unit 325-08 Royal Oak, MI	1.0	1.0	1000	$1,725	$1.73	18d	1	1.18mi
325 E 6th St Unit 325-10 Royal Oak, MI	2.0	1.5	1400	$1,895	$1.35	5d	1	1.18mi
325 E 6th St Unit 325-05 Royal Oak, MI	1.0	1.0	1000	$1,795	$1.79	22d	1	1.18mi
1100 S Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1179	$6,000	$5.09	2d	3	1.22mi
855 S Main St Royal Oak, MI	1.0	1.0	1003	$2,508	$2.50	2d	1	1.22mi
691 E Mapledale Ave Hazel Park, MI	2.0	1.0	1333	$1,500	$1.13	11d	1	1.23mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	5d	1	1.24mi
609 E Eleven Mile Rd Royal Oak, MI	1.0–2.0	1.0	925	$1,375	$1.49	24d	1	1.24mi
25090 Woodward Ave Royal Oak, MI	1.0–3.0	1.0–2.5	1146	$3,348	$2.92	2d	13	1.25mi
1337 S Washington Ave Royal Oak, MI	2.0	2.0	1380	$2,350	$1.70	2d	1	1.28mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	15d	1	1.30mi
23400 Reynolds Ave Hazel Park, MI	3.0	1.0	1305	$1,900	$1.46	5d	1	1.35mi
100 W 5th St Royal Oak, MI	2.0	2.0	1119	$3,200	$2.86	24d	2	1.37mi
100 W 5th St Royal Oak, MI	2.0	2.0	1283	$3,015	$2.35	5d	2	1.37mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	22d	1	1.38mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	11d	1	1.45mi
432 S Washington Ave #1506 Royal Oak, MI	1.0	1.5	1004	$3,400	$3.39	22d	1	1.48mi

Listing history 8 events

1. 2026-06-19
   status $215,000 Pending 4 DOM
2. 2026-06-18
   days on market $215,000 Active 4 DOM
3. 2026-06-17
   days on market $215,000 Active 3 DOM
4. 2026-06-16
   days on market $215,000 Active 2 DOM
5. 2026-06-15
   days on marketlisting id $215,000 Active 1 DOM
6. 2026-06-15
   days on market $215,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $215,000 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: $2,263 · $189/mo
• Projected year-2 tax: $2,787 · $232/mo
• Expected delta: +$524/yr (+$44/mo · 23.2%)

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

Taxation est. · year 1

• Rental income: $24,999
• − Mortgage interest: −$12,043
• − Property taxes: −$2,263
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − Depreciation: −$6,255
• Taxable loss: −$637
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $3,034/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: Royal Oak Schools
• NCES district ID: 2630300
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $65,456
• Composite: 44.19/100
• National rank: #2853
• State rank: #89 of 540 in MI

Livability — Royal Oak

• Score: 83/100
• State rank: #50
• US rank: #1020

Category grades

Amenities D+ Commute A+ Cost of living A Crime A+ Employment A+ Housing A+ Health & safety C User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Oak, MI
• County: Oakland County · 1,009,092 people
• City population: 57,974
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,868
• Household income: $112,840
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 625.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -571.62%
• Current HPI: 224.5887
• Rent YoY: ▲ 4.72%
• 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

+53.7% since first listed

12 events — show timeline

• 2026-06-12 Listed $215,000 MiRealSource-MiMLS
• 2007-07-11 Sold (Public Records) $136,000 Public Records
• 2007-06-22 Sold (MLS) $136,000 REALCOMP
• 2007-05-14 Listed $135,900 REALCOMP
• 2006-04-28 Sold (Public Records) $112,850 Public Records
• 2006-04-27 Sold (MLS) $112,850 REALCOMP
• 2006-04-27 Sold (MLS) $112,850 MiRealSource-MiMLS
• 2006-03-24 Listing Removed — MiRealSource-MiMLS
• 2006-03-13 Listed $119,900 REALCOMP
• 2006-03-13 Listed $119,900 MiRealSource-MiMLS
• 2006-03-05 Listing Removed — MiRealSource-MiMLS
• 2006-01-09 Listed $139,900 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2025): $2,263 · +2.4% YoY. Source: county tax records.