907 Batavia Ave · Royal Oak, MI 48067

$259,900

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 57 Days on market

Built 1920 6,098 sqft lot $144/sqft · 53% below area Est $286k · 9% under

---

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 +21.7/30.0
• ARV discount +11.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• 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

Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/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 $256k (1.6% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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

• It's been on market 57 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $260k implies a 1385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $286,326
• List price: $259,900
• Delta: -9.23%
• 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
707 Lawson St	0.16mi	3/1.5	1,879 (+4%)	2mo	$499,000	$266	82
1319 Hoffman Ave	0.56mi	3/2.0	1,906 (+6%)	0mo	$367,000	$193	64
510 S Edison Ave	0.72mi	3/2.0	1,823 (+1%)	2mo	$355,000	$195	63
14 Kensington Blvd	0.62mi	3/2.0	1,894 (+5%)	1mo	$430,000	$227	62
218 S Gainsborough Ave	0.50mi	3/2.0	1,975 (+9%)	2mo	$413,500	$209	59
430 S Edison Ave	0.73mi	3/2.0	1,686 (-7%)	0mo	$425,000	$252	55
535 S Campbell Rd	0.69mi	3/2.5	1,700 (-6%)	2mo	$328,000	$193	54
201 N Rembrandt Ave	0.69mi	3/1.0	1,926 (+7%)	1mo	$335,000	$174	52
52 Devonshire Rd	0.62mi	4/1.0 (+1)	1,689 (-6%)	2mo	$427,000	$253	50
49 Amherst Rd	0.70mi	3/2.0	1,568 (-13%)	2mo	$545,000	$348	44
1521 E 5th St	0.63mi	3/2.5	2,068 (+15%)	1mo	$735,000	$355	43
125 N Blair Ave	0.69mi	3/1.0	1,600 (-11%)	2mo	$383,919	$240	43

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-12,244
• Equity at exit: $38,752

10-year hold

• IRR: 7.0%
• Equity multiple: 1.56×
• Total profit: $40,939
• Equity at exit: $22,471

Cash invested: $72,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,556 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $399

Break-even live

Break-even rent $2,051

Max offer price $259,900

Occupancy floor 79%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 E 6th St Unit 325-10 Royal Oak, MI	2.0	1.5	1400	$1,895	$1.35	5d	1	0.33mi
615 E 5th St Royal Oak, MI	4.0	3.0	1329	$3,000	$2.26	24d	1	0.34mi
1605 Anne Dr Royal Oak, MI	2.0	3.5	1814	$2,900	$1.60	3d	1	0.36mi
1572 Maryland Club Dr Royal Oak, MI	2.0	2.0	1477	$2,450	$1.66	3d	1	0.36mi
1100 S Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1179	$6,000	$5.09	2d	3	0.40mi
100 W 5th St Royal Oak, MI	2.0	2.0	1283	$3,015	$2.35	5d	2	0.50mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	22d	1	0.51mi
159 Allenhurst Ave Royal Oak, MI	3.0	2.0	1955	$2,700	$1.38	2d	1	0.53mi
1337 S Washington Ave Royal Oak, MI	2.0	2.0	1380	$2,350	$1.70	2d	1	0.54mi
160 Tiffany Ln Royal Oak, MI	3.0	2.0	2275	$3,000	$1.32	2d	1	0.55mi
25090 Woodward Ave Royal Oak, MI	1.0–3.0	1.0–2.5	1146	$4,195	$3.66	2d	13	0.58mi
118 N Main St Royal Oak, MI	3.0	1.0–3.0	1432	$6,200	$4.33	2d	4	0.67mi
610 W 4th St Royal Oak, MI	3.0	2.5	1700	$2,400	$1.41	2d	1	0.79mi
674 W Eleven Mile Rd Unit 4B Royal Oak, MI	2.0	2.5	1577	$2,700	$1.71	10d	1	0.90mi
2705 Inman St Ferndale, MI	3.0	2.5	1429	$3,195	$2.24	2d	1	1.00mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	2d	1	1.02mi
2803 Grayson St Ferndale, MI	3.0	2.0	1274	$2,000	$1.57	44d	1	1.05mi
709 Hawthorn Ave Royal Oak, MI	3.0	1.5	2248	$3,000	$1.33	24d	1	1.06mi
1031 N Sherman Dr Unit A Royal Oak, MI	3.0	2.5	1500	$3,000	$2.00	2d	1	1.14mi
2186 Garfield St Ferndale, MI	3.0	1.0	1300	$1,750	$1.35	24d	1	1.29mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	2d	1	1.33mi
211 Woodsboro Dr Unit LOWER Royal Oak, MI	3.0	2.0	1800	$1,425	$0.79	24d	1	1.41mi
1414 Crooks Rd Unit 2 Royal Oak, MI	3.0	2.0	1400	$1,800	$1.29	24d	1	1.41mi
1132 N Campbell Rd Royal Oak, MI	1.0–3.0	1.0–1.5	1050	$2,085	$1.99	2d	7	1.41mi
215 Woodsboro Dr Royal Oak, MI	3.0	2.0	2542	$2,200	$0.87	5d	1	1.41mi
508 Marlin Ave Royal Oak, MI	3.0	2.5	1678	$3,000	$1.79	20d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $259,900 Active 57 DOM
2. 2026-06-17
   days on market $259,900 Active 56 DOM
3. 2026-06-16
   days on market $259,900 Active 55 DOM
4. 2026-06-15
   days on market $259,900 Active 54 DOM
5. 2026-06-13
   days on market $259,900 Active 52 DOM
6. 2026-06-09
   days on market $259,900 Active 48 DOM
7. 2026-06-08
   days on market $259,900 Active 47 DOM
8. 2026-06-07
   days on market $259,900 Active 46 DOM
9. 2026-06-04
   days on market $259,900 Active 43 DOM
10. 2026-06-03
    days on market $259,900 Active 42 DOM
11. 2026-06-02
    days on market $259,900 Active 41 DOM
12. 2026-06-01
    days on market $259,900 Active 40 DOM
13. 2026-05-31
    days on market $259,900 Active 39 DOM
14. 2026-05-03
    status Active 277-char remark

    Show marketing remark (276 chars)

    Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

15. 2026-05-03
    status Active 276-char remark

    Show marketing remark (276 chars)

    Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

16. 2026-04-29
    historical Accepting Backup Offers 276-char remark

    Show marketing remark (277 chars)

    Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

17. 2026-04-29
    historical Active Under Contract 277-char remark

    Show marketing remark (277 chars)

    Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

18. 2026-04-23
    listed $278,900 Active 276-char remark

    Show marketing remark (277 chars)

    Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

19. 2026-04-23
    listed $278,900 Active 277-char remark

    Show marketing remark (277 chars)

    Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

20. 2026-04-21
    historical $278,900 276-char remark

    Show marketing remark (276 chars)

    Clean, Comfortable, and Cozy! Awesome location, walk to downtown! Bright, open, and airy space. Enjoy the big, covered front porch, and the nice space in the yard. Maintenence free exterior. 2 car garage. Seller has been here for 50 years, and the property is well maintained!

21. 1973-04-01
    soldstatus $17,500

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $2,894 · $241/mo
• Expected delta: +$1,109/yr (+$92/mo · 62.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $30,675
• − Mortgage interest: −$14,558
• − Property taxes: −$1,785
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$7,561
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $4,658/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

+1493.7% since first listed

8 events — show timeline

• 2026-05-03 Relisted — REALCOMP
• 2026-05-03 Relisted — MiRealSource-MiMLS
• 2026-04-29 Contingent — MiRealSource-MiMLS
• 2026-04-29 Contingent — REALCOMP
• 2026-04-23 Listed $278,900 MiRealSource-MiMLS
• 2026-04-23 Listed $278,900 REALCOMP
• 2026-04-21 Coming Soon $278,900 MiRealSource-MiMLS
• 1973-04-01 Sold (Public Records) $17,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,785 · -22.1% YoY. Source: county tax records.