7121 Osage Dr · Allen Park, MI 48101

$219,900

4 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 32 Days on market

Built 1938 5,227 sqft lot $161/sqft · 7% above area Est $234k · 6% under

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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 +11.1/30.0
• ARV discount +10.2/15.0
• Livability +4.5/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Better than NEW! Classic American Farmhouse close to Allen park Schools, updated with NEW driveway, NEW plumbing, NEW electrical, NEW carpeting and NEW luxury plank flooring, automatic garage door opener, newer roof and windows, but thoughtfully kept original woodwork and radiators, soaking tub and farmhouse sink in kitchen! Wonderful floor plan for entertaining, 4th bedroom is currently a home office / craft room. City Inspection has been done, and ready for new owners to love! Agent is co-owner.

Key facts

• New plumbing
• New carpeting
• Newer roof

Tags

• NEW DRIVEWAY
• NEW PLUMBING
• NEW ELECTRICAL
• NEW CARPETING
• LUXURY PLANK FLOORING
• NEWER ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener
• Utilities: Public water; Shared septic
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding; Block foundation; Built with block basement
• Exterior features: Front porch; Cleared lot

Interior

• Kitchen: Refrigerator; Oven; Range; Microwave; Disposal
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating (natural gas); Ceiling fan(s)
• Interior features: Entrance foyer; Pantry; Bay windows; Window treatments; Full block basement with interior and exterior entry; partially finished
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (22.2% below list).
• Recommended offer: $171k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Allen Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 89/100 on livability (#9 in MI, #128 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-.
• Allen Park Public Schools (suburban): math 24% / reading 46% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 82 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 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.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $220k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,974 (22.2% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.78% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $234,111
• List price: $219,900
• Delta: -6.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7169 Ziegler St	0.50mi	4/1.5	1,366 (0%)	4mo	$164,000	$120	72
6642 Shenandoah Ave	0.26mi	3/1.0 (-1)	1,294 (-5%)	6mo	$177,500	$137	65
7510 Balfour Ave	0.29mi	3/2.0 (-1)	1,501 (+10%)	6mo	$200,000	$133	60
15777 Mclain Ave	0.47mi	3/1.5 (-1)	1,312 (-4%)	6mo	$250,000	$191	59
16207 Cleophus Ave	0.54mi	3/1.5 (-1)	1,275 (-7%)	1mo	$150,000	$118	56
8027 Kolb Ave	0.38mi	3/1.5 (-1)	1,527 (+12%)	7mo	$210,000	$138	50
6764 Jackson St	0.61mi	3/2.0 (-1)	1,250 (-8%)	4mo	$157,500	$126	49
7861 Robinson Ave	0.46mi	3/1.5 (-1)	1,527 (+12%)	7mo	$140,000	$92	46
17308 Helen St	0.63mi	3/2.0 (-1)	1,526 (+12%)	2mo	$246,000	$161	44
6345 Kolb Ave	0.56mi	3/1.5 (-1)	1,529 (+12%)	5mo	$267,500	$175	43
15573 Thomas Ave	0.60mi	3/2.0 (-1)	1,189 (-13%)	8mo	$225,000	$189	39
6028 Jane Ave	0.70mi	3/1.5 (-1)	1,185 (-13%)	7mo	$192,000	$162	33

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-41,371
• Equity at exit: $32,788

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-43,477
• Equity at exit: $19,013

Cash invested: $61,572 (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 48101

• Active inventory: 82
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$196 /mo · $2,347/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-90

Break-even live

Break-even rent $1,823

Max offer price $204,049

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-27	+0% $-90	+5% $-152	+10% $-214
Rent	-10% $-225	-5% $-157	+0% $-90	+5% $-22	+10% $45
Rate	-1.0pp $21	-0.5pp $-34	base $-90	+0.5pp $-147	+1.0pp $-205

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	2d	1	0.82mi
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	3d	1	0.93mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,450	$1.48	2d	1	1.16mi
5371 Culver St Dearborn Heights, MI	3.0	1.0	980	$1,500	$1.53	11d	1	1.16mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	44d	1	1.35mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	44d	1	1.48mi
4565 Fleming St Dearborn Heights, MI	3.0	1.0	1200	$1,600	$1.33	11d	1	1.48mi
4704 Jackson St Dearborn Heights, MI	3.0	1.0	1000	$1,500	$1.50	22d	1	1.49mi

Listing history 29 events

1. 2026-06-17
   status $219,900 Pending 32 DOM
2. 2026-06-16
   days on market $219,900 Active Under Contract 32 DOM
3. 2026-06-15
   days on market $219,900 Active Under Contract 31 DOM
4. 2026-06-13
   days on market $219,900 Active Under Contract 29 DOM
5. 2026-06-13
   days on market $219,900 Active Under Contract 28 DOM
6. 2026-06-09
   days on market $219,900 Active Under Contract 25 DOM
7. 2026-06-08
   days on market $219,900 Active Under Contract 24 DOM
8. 2026-06-07
   statusdays on market $219,900 Active Under Contract 23 DOM
9. 2026-06-04
   days on market $219,900 Active 20 DOM
10. 2026-06-03
    days on market $219,900 Active 19 DOM
11. 2026-06-02
    days on market $219,900 Active 18 DOM
12. 2026-06-01
    days on market $219,900 Active 17 DOM
13. 2026-05-31
    pricedays on market $219,900 Active 16 DOM
14. 2026-05-16
    listed $239,900 Active 501-char remark
15. 2005-11-30
    historical
16. 2005-09-30
    listed $149,900
17. 2005-07-26
    historical
18. 2005-06-28
    historical
19. 2005-05-26
    listed $139,900
20. 2005-05-26
    listed $149,900
21. 2005-04-28
    historical
22. 2005-04-28
    historical
23. 2005-03-01
    listed $149,900
24. 2005-02-28
    listed $149,900
25. 2000-09-20
    soldstatus $86,000
26. 2000-07-28
    soldstatus $86,000
27. 2000-07-28
    soldstatus $86,000
28. 2000-06-18
    listed $92,900
29. 2000-06-18
    listed $92,900

ⓘ 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: $2,347 · $196/mo
• Projected year-2 tax: $2,867 · $239/mo
• Expected delta: +$520/yr (+$43/mo · 22.1%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,517
• − Mortgage interest: −$12,318
• − Property taxes: −$2,347
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$6,397
• Taxable loss: −$4,928
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $106/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: Allen Park Public Schools
• NCES district ID: 2602520
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $64,196
• Composite: 31.62/100
• National rank: #5941
• State rank: #254 of 540 in MI

Livability — Allen Park

• Score: 89/100
• State rank: #9
• US rank: #128

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen Park, MI
• County: Wayne County · 1,562,939 people
• City population: 27,925
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,925
• Household income: $81,655
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 142.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.93%
• Current HPI: 215.3923
• Rent YoY: —
• 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

+136.7% since first listed

19 events — show timeline

• 2026-06-17 Pending — REALCOMP
• 2026-06-05 Contingent — REALCOMP
• 2026-05-30 Price Changed $219,900 REALCOMP
• 2026-05-16 Listed $239,900 REALCOMP
• 2005-11-30 Listing Removed — REALCOMP
• 2005-09-30 Listed $149,900 REALCOMP
• 2005-07-26 Listing Removed — MiRealSource-MiMLS
• 2005-06-28 Listing Removed — REALCOMP
• 2005-05-26 Listed $149,900 REALCOMP
• 2005-05-26 Listed $139,900 MiRealSource-MiMLS
• 2005-04-28 Listing Removed — REALCOMP
• 2005-04-28 Listing Removed — MiRealSource-MiMLS
• 2005-03-01 Listed $149,900 REALCOMP
• 2005-02-28 Listed $149,900 MiRealSource-MiMLS
• 2000-09-20 Sold (Public Records) $86,000 Public Records
• 2000-07-28 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2000-07-28 Sold (MLS) $86,000 REALCOMP
• 2000-06-18 Listed $92,900 MiRealSource-MiMLS
• 2000-06-18 Listed $92,900 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $2,347 · +2.7% YoY. Source: county tax records.