1916 Kalama Ave · Royal Oak, MI 48067

$265,000

2 bd · 1.0 ba · 1,506 sqft · SingleFamily public records · 12 Days on market

Built 1950 4,356 sqft lot Est $370k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 2 bedroom, 1 bathroom ranch in desirable Royal Oak! This move-in ready home features stylish updates throughout, a partially finished basement offering additional living or entertaining space, and a 1 car garage for added convenience. Step outside to enjoy the fully fenced backyard - perfect for pets, gatherings, or relaxing evenings at home. A great opportunity to own a turnkey home close to shopping, dining, and everything Royal Oak has to offer!

Key facts

• Turnkey home
• 4,356 sq ft lot
• Garage

Tags

• PARTIALLY FINISHED BASEMENT
• FULLY FENCED BACKYARD
• TURNKEY HOME

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps; Brick exterior
• Construction: Brick construction; Block foundation; Built with a shingle roof
• Exterior features: Paved road access; Lot approximately 0.1 acres (40 x 107.3)

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Free-standing refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Window unit(s) for cooling
• Interior features: Partially finished basement; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $9 ($102/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 $229k (13.5% below list).
• Recommended offer: $229k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% 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.
• Zoned schools: Oakland Elementary School (math 32% / reading 52%, grade F, #547 of 1,397 statewide, top 41%, 223 students, 41% FRL); Royal Oak Middle School (math 35% / reading 56%, grade D+, #161 of 493 statewide, top 33%, 1,060 students, 28% FRL); Royal Oak High School (math 49% / reading 75%, grade B-, #58 of 713 statewide, top 9%, 1,341 students, 26% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 217 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $2k of loan paydown is wiped out by about $8k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 12y 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 $183k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,219 (13.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.86% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $370,476
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1921 Kalama Ave	0.03mi	3/2.0 (+1)	1,447 (-4%)	0mo	$361,000	$249	83
1020 Mclean Ave	0.27mi	3/1.0 (+1)	1,511 (+0%)	1mo	$315,000	$208	81
1406 E Lincoln Ave	0.37mi	3/2.0 (+1)	1,450 (-4%)	2mo	$325,000	$224	66
2333 Barrett Ave	0.32mi	3/2.0 (+1)	1,420 (-6%)	2mo	$350,000	$246	65
313 S Edison Ave	0.47mi	3/2.0 (+1)	1,453 (-4%)	1mo	$401,000	$276	62
1402 E Lincoln Ave	0.38mi	2/1.0	1,315 (-13%)	1mo	$293,000	$223	60
2406 Brickley St	0.59mi	3/1.0 (+1)	1,392 (-8%)	1mo	$220,000	$158	54
430 S Edison Ave	0.37mi	3/2.0 (+1)	1,686 (+12%)	0mo	$425,000	$252	54
1225 Cherokee Ave	0.50mi	3/1.5 (+1)	1,355 (-10%)	1mo	$371,000	$274	52
1007 Mohawk Ave	0.61mi	3/1.0 (+1)	1,387 (-8%)	1mo	$340,000	$245	52
535 S Campbell Rd	0.32mi	3/2.5 (+1)	1,700 (+13%)	2mo	$328,000	$193	51
219 N Edison Ave	0.74mi	3/1.5 (+1)	1,333 (-12%)	1mo	$400,000	$300	39

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: -14.2%
• Equity multiple: 0.48×
• Total profit: $-38,347
• Equity at exit: $39,512

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-15,475
• Equity at exit: $22,912

Cash invested: $74,200 (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: 217
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$302 /mo · $3,626/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $9

Break-even live

Break-even rent $2,281

Max offer price $265,000

Occupancy floor 95%

Sensitivity live

Price	-10% $159	-5% $84	+0% $9	+5% $-66	+10% $-141
Rent	-10% $-173	-5% $-82	+0% $9	+5% $99	+10% $190
Rate	-1.0pp $142	-0.5pp $76	base $9	+0.5pp $-60	+1.0pp $-130

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	6d	1	0.28mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	23d	1	0.44mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	14d	1	0.48mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	12d	1	0.53mi
2186 Garfield St Ferndale, MI	3.0	1.0	1300	$1,750	$1.35	26d	1	0.72mi
1605 Anne Dr Royal Oak, MI	2.0	3.5	1814	$2,900	$1.60	4d	1	0.81mi
2803 Grayson St Ferndale, MI	3.0	2.0	1274	$2,000	$1.57	45d	1	0.84mi
1201 Woodward Hts Ferndale, MI	2.0	2.0	1200	$2,045	$1.70	26d	1	0.87mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	0d	1	0.87mi
1230 Diamond Ct Unit E Royal Oak, MI	2.0	2.0	1212	$2,800	$2.31	26d	1	0.90mi
1572 Maryland Club Dr Royal Oak, MI	2.0	2.0	1477	$2,450	$1.66	4d	1	0.93mi
2705 Inman St Ferndale, MI	3.0	2.5	1429	$3,195	$2.24	0d	1	0.94mi
2420 Woodward Hts Ferndale, MI	3.0	1.0	1316	$2,200	$1.67	26d	1	0.98mi
325 E 6th St Unit 325-10 Royal Oak, MI	2.0	1.5	1400	$1,895	$1.35	6d	1	1.06mi
1100 S Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1179	$6,000	$5.09	0d	3	1.20mi
100 W 5th St Royal Oak, MI	2.0	2.0	1119	$3,200	$2.86	26d	2	1.26mi
100 W 5th St Royal Oak, MI	2.0	2.0	1283	$3,015	$2.35	6d	2	1.26mi
322 Jeff Keeton Dr Hazel Park, MI	2.0	2.5	1334	$2,275	$1.71	0d	1	1.27mi
159 Allenhurst Ave Royal Oak, MI	3.0	2.0	1955	$2,700	$1.38	0d	1	1.27mi
1132 N Campbell Rd Royal Oak, MI	2.0–3.0	1.0–1.5	1125	$1,425	$1.27	1d	8	1.29mi
25090 Woodward Ave Royal Oak, MI	1.0–3.0	1.0–2.5	1139	$3,390	$2.98	0d	11	1.29mi
1337 S Washington Ave Royal Oak, MI	2.0	2.0	1380	$2,350	$1.70	0d	1	1.29mi
691 E Mapledale Ave Hazel Park, MI	2.0	1.0	1333	$1,500	$1.13	12d	1	1.33mi
118 N Main St Royal Oak, MI	3.0	1.0–3.0	1432	$4,848	$3.38	0d	4	1.33mi
350 N Main St #806 Royal Oak, MI	2.0	2.0	1100	$2,400	$2.18	26d	1	1.36mi
350 N Main St Unit 608 Royal Oak, MI	2.0	2.0	1137	$2,500	$2.20	26d	1	1.37mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	16d	1	1.38mi
709 Hawthorn Ave Royal Oak, MI	3.0	1.5	2248	$3,000	$1.33	26d	1	1.39mi
480 N Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1045	$4,645	$4.44	0d	6	1.42mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	6d	1	1.50mi

Listing history 39 events

1. 2026-06-15
   status $265,000 Pending 12 DOM

   Show marketing remark (495 chars)

   Welcome home to this beautifully updated 2 bedroom, 1 bathroom ranch in desirable Royal Oak! This move-in ready home features stylish updates throughout, a partially finished basement offering additional living or entertaining space, and a 1 car garage for added convenience. Step outside to enjoy the fully fenced backyard - perfect for pets, gatherings, or relaxing evenings at home. A great opportunity to own a turnkey home close to shopping, dining, and everything Royal Oak has to offer!

2. 2026-06-15
   days on market $265,000 Active 12 DOM

   Show marketing remark (495 chars)

   Welcome home to this beautifully updated 2 bedroom, 1 bathroom ranch in desirable Royal Oak! This move-in ready home features stylish updates throughout, a partially finished basement offering additional living or entertaining space, and a 1 car garage for added convenience. Step outside to enjoy the fully fenced backyard - perfect for pets, gatherings, or relaxing evenings at home. A great opportunity to own a turnkey home close to shopping, dining, and everything Royal Oak has to offer!

3. 2026-06-13
   days on market $265,000 Active 10 DOM
4. 2026-06-09
   days on market $265,000 Active 6 DOM
5. 2026-06-08
   days on market $265,000 Active 5 DOM
6. 2026-06-07
   days on market $265,000 Active 4 DOM
7. 2026-06-03
   statusdays on marketlisting id $265,000 Active 1 DOM

   Show marketing remark (495 chars)

   Welcome home to this beautifully updated 2 bedroom, 1 bathroom ranch in desirable Royal Oak! This move-in ready home features stylish updates throughout, a partially finished basement offering additional living or entertaining space, and a 1 car garage for added convenience. Step outside to enjoy the fully fenced backyard - perfect for pets, gatherings, or relaxing evenings at home. A great opportunity to own a turnkey home close to shopping, dining, and everything Royal Oak has to offer!

8. 2026-05-18
   historical
9. 2026-05-18
   listed $265,000 Active 495-char remark
10. 2026-05-18
    listed $265,000 Active
11. 2026-05-15
    historical $265,000 495-char remark
12. 2022-01-14
    soldstatus $183,000
13. 2021-11-22
    status Pending
14. 2021-11-22
    status Pending
15. 2021-11-22
    soldstatus $183,000 Sold
16. 2021-11-22
    soldstatus $183,000 Closed
17. 2021-10-26
    historical Accepting Backup Offers
18. 2021-10-26
    historical Accepting Backup Offers
19. 2021-10-26
    status Pending
20. 2021-10-26
    status Pending
21. 2021-10-13
    price $189,900
22. 2021-10-12
    price $189,900
23. 2021-10-08
    price $197,500
24. 2021-10-07
    price $197,500
25. 2021-08-27
    price $199,000
26. 2021-08-27
    price $199,000
27. 2021-07-03
    listed $204,900 Active
28. 2021-07-03
    listed $204,900 Active
29. 2021-06-28
    historical $204,900
30. 2021-06-28
    historical $204,900
31. 2014-08-06
    soldstatus $101,100
32. 2014-08-06
    soldstatus $101,100
33. 2014-07-14
    historical
34. 2014-02-18
    listed $125,000
35. 2014-02-18
    listed $125,000
36. 2001-09-25
    soldstatus $134,000
37. 1993-12-15
    soldstatus $68,800
38. 1986-08-01
    soldstatus $44,500
39. 1980-05-01
    soldstatus $40,500

ⓘ 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: $3,626 · $302/mo
• Projected year-2 tax: $3,854 · $321/mo
• Expected delta: +$227/yr (+$19/mo · 6.3%)

ⓘ 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: $27,506
• − Mortgage interest: −$14,844
• − Property taxes: −$3,626
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$7,709
• Taxable loss: −$4,399
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $1,158/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

+554.3% since first listed

47 events — show timeline

• 2026-06-15 Pending — REALCOMP
• 2026-06-15 Pending — MiRealSource-MiMLS
• 2026-06-03 Listed $265,000 REALCOMP
• 2026-06-03 Listed $265,000 MiRealSource-MiMLS
• 2026-05-24 Pending — MiRealSource-MiMLS
• 2026-05-24 Pending — REALCOMP
• 2026-05-24 Listing Removed — REALCOMP
• 2026-05-24 Listing Removed — MiRealSource-MiMLS
• 2026-05-20 Listed $265,000 REALCOMP
• 2026-05-20 Listed $265,000 MiRealSource-MiMLS
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Relisted — REALCOMP
• 2026-05-19 Listing Removed — REALCOMP
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-18 Listing Removed — REALCOMP
• 2026-05-18 Listed $265,000 MiRealSource-MiMLS
• 2026-05-18 Listed $265,000 REALCOMP
• 2026-05-15 Coming Soon — MiRealSource-MiMLS
• 2022-01-14 Sold (Public Records) $183,000 Public Records
• 2021-11-22 Pending — MiRealSource-MiMLS
• 2021-11-22 Pending — REALCOMP
• 2021-11-22 Sold (MLS) $183,000 MiRealSource-MiMLS
• 2021-11-22 Sold (MLS) $183,000 REALCOMP
• 2021-10-26 Contingent — MiRealSource-MiMLS
• 2021-10-26 Contingent — REALCOMP
• 2021-10-26 Pending — MiRealSource-MiMLS
• 2021-10-26 Pending — REALCOMP
• 2021-10-13 Price Changed $189,900 MiRealSource-MiMLS
• 2021-10-12 Price Changed $189,900 REALCOMP
• 2021-10-08 Price Changed $197,500 MiRealSource-MiMLS
• 2021-10-07 Price Changed $197,500 REALCOMP
• 2021-08-27 Price Changed $199,000 MiRealSource-MiMLS
• 2021-08-27 Price Changed $199,000 REALCOMP
• 2021-07-03 Listed $204,900 MiRealSource-MiMLS
• 2021-07-03 Listed $204,900 REALCOMP
• 2021-06-28 Coming Soon $204,900 MiRealSource-MiMLS
• 2021-06-28 Coming Soon $204,900 REALCOMP
• 2014-08-06 Sold (MLS) $101,100 MiRealSource-MiMLS
• 2014-08-06 Sold (MLS) $101,100 REALCOMP
• 2014-07-14 Listing Removed — MiRealSource-MiMLS
• 2014-02-18 Listed $125,000 MiRealSource-MiMLS
• 2014-02-18 Listed $125,000 REALCOMP
• 2001-09-25 Sold (Public Records) $134,000 Public Records
• 1993-12-15 Sold (Public Records) $68,800 Public Records
• 1986-08-01 Sold (Public Records) $44,500 Public Records
• 1980-05-01 Sold (Public Records) $40,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,626 · -26.8% YoY. Source: county tax records.