1377 Dorothea Rd · Berkley, MI 48072

$249,000

2 bd · 1.0 ba · 970 sqft · SingleFamily public records · 39 Days on market

Built 1929 7,841 sqft lot $257/sqft · 17% below area Est $304k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Schools +4.9/10.0
• Livability +4.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two-story home in Berkley set back on a deep lot with a large front yard and tons of potential. Covered front porch with a bench leads into a bright living room with vinyl wood flooring, coved ceilings, and an arched passageway to the dining room. Central dining area flows through to a galley kitchen with ample counter and cabinet space. Full bath off the dining room. Head upstairs to two large bedrooms with sloped ceilings and ample closet space. Fenced backyard with a detached garage and long driveway for additional parking. Close to Berkley shops, Woodward Ave, and easy access to major expressways. Welcome Home!

Key facts

• 7,841 sq ft lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (25.7% below list).
• Recommended offer: $185k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Berkley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 92/100 on livability (#1 in MI, #33 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+.
• Berkley School District (suburban): math 47% / reading 62% proficiency, ranked #64 of 540 in MI (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 82 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $7k 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 39 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $129k; list at $249k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,890 (25.7% 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 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — 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. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $303,654
• List price: $249,000
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 Harvard Rd	0.39mi	3/2.0 (+1)	1,000 (+3%)	4mo	$330,000	$330	64
1079 Harvard Rd	0.39mi	3/1.0 (+1)	924 (-5%)	8mo	$265,000	$287	62
929 Larkmoor Blvd	0.40mi	3/1.0 (+1)	1,040 (+7%)	3mo	$335,000	$322	62
2380 Wiltshire Rd Rd	0.65mi	3/1.0 (+1)	945 (-3%)	1mo	$165,000	$175	60
1922 Princeton Rd	0.60mi	3/1.5 (+1)	1,015 (+5%)	3mo	$363,500	$358	55
416 Josephine Ave	0.68mi	2/1.0	1,034 (+7%)	3mo	$270,000	$261	55
2451 Beverly Blvd	0.73mi	2/1.0	1,000 (+3%)	9mo	$315,000	$315	53
2616 Kenmore Rd	0.75mi	3/1.0 (+1)	924 (-5%)	3mo	$230,000	$249	50
1312 Catalpa Dr	0.55mi	3/1.5 (+1)	1,050 (+8%)	11mo	$332,000	$316	44
2351 Earlmont Rd	0.66mi	2/1.0	866 (-11%)	10mo	$305,000	$352	43
1818 Mortenson Blvd	0.54mi	3/1.5 (+1)	1,081 (+11%)	8mo	$337,500	$312	42
10034 Lasalle Blvd	0.70mi	3/1.5 (+1)	1,088 (+12%)	5mo	$344,000	$316	36

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-55,988
• Equity at exit: $37,127

10-year hold

• IRR: -18.2%
• Equity multiple: 0.01×
• Total profit: $-68,838
• Equity at exit: $21,529

Cash invested: $69,720 (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 48072

• Active inventory: 82
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$297 /mo · $3,563/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-246

Break-even live

Break-even rent $2,160

Max offer price $205,570

Occupancy floor —

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Catalpa Dr Unit 1607 Catalpa Royal Oak, MI	2.0	1.0	950	$2,100	$2.21	24d	1	0.41mi
2200 Berkley Ave Unit 122 Berkley, MI	1.0	1.0	850	$1,260	$1.48	44d	1	0.60mi
2200 Berkley Ave Apt 102 Berkley, MI	2.0	1.0	900	$1,340	$1.49	24d	1	0.60mi
2575 Catalpa Dr Unit 2575-06 Berkley, MI	2.0	2.0	1100	$1,695	$1.54	24d	1	0.75mi
2575 Catalpa Dr Unit 2575-16 Berkley, MI	2.0	1.0	1100	$1,495	$1.36	24d	1	0.75mi
2219 Coolidge Hwy Unit 2219-026 Berkley, MI	1.0	1.0	1050	$1,950	$1.86	44d	1	0.77mi
1125 N Sherman Dr Apt 36 Royal Oak, MI	1.0	1.0	800	$1,150	$1.44	15d	1	0.77mi
2580 Oxford Rd Berkley, MI	1.0	1.0	600	$1,270	$2.12	5d	3	0.78mi
2639 Oxford Rd Berkley, MI	2.0	1.0	1010	$2,495	$2.47	2d	1	0.81mi
1923 Crooks Rd Unit 1923-18 Royal Oak, MI	2.0	1.0	1000	$1,350	$1.35	24d	1	1.00mi
418 Austin Ave Royal Oak, MI	3.0	1.0	946	$2,200	$2.33	4d	1	1.09mi
201 N Lafayette Ave Royal Oak, MI	1.0–2.0	1.0	755	$1,587	$2.10	2d	6	1.19mi
314 Oakland Ave Royal Oak, MI	1.0	1.0	700	$1,750	$2.50	24d	1	1.21mi
3185 Buckingham Ave Berkley, MI	3.0	1.0	1091	$1,895	$1.74	24d	1	1.25mi
308 W Twelve Mile Rd Unit 4/D Royal Oak, MI	3.0	1.0	1000	$2,200	$2.20	20d	1	1.25mi
1814 N Center St Royal Oak, MI	3.0	1.5	1072	$1,790	$1.67	4d	1	1.35mi
480 N Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1045	$4,645	$4.44	2d	7	1.37mi
432 S Washington Ave #1506 Royal Oak, MI	1.0	1.5	1004	$3,400	$3.39	22d	1	1.39mi
350 N Main St #806 Royal Oak, MI	2.0	2.0	1100	$2,400	$2.18	24d	1	1.40mi
310 W 6th St Unit 310-309 Royal Oak, MI	1.0	1.0	700	$1,495	$2.14	24d	1	1.42mi
118 N Main St Royal Oak, MI	3.0	1.0–3.0	1432	$4,848	$3.38	2d	4	1.42mi
122 W Houstonia Ave Royal Oak, MI	2.0	1.0	800	$1,350	$1.69	24d	1	1.43mi
122 W Houstonia Ave Unit B Royal Oak, MI	2.0	1.0	800	$1,350	$1.69	20d	1	1.43mi
3220 Shenandoah Dr #12 Royal Oak, MI	2.0	1.0	688	$1,250	$1.82	24d	1	1.43mi
3225 Benjamin Ave #2 Royal Oak, MI	2.0	1.0	800	$1,525	$1.91	5d	1	1.44mi
2325 13 Mile Rd Royal Oak, MI	1.0	1.0	650	$1,320	$2.03	5d	2	1.45mi
3230 Shenandoah Dr #16 Royal Oak, MI	1.0	1.0	560	$1,180	$2.11	5d	1	1.45mi
3115 Evergreen Dr Royal Oak, MI	1.0–2.0	1.0	887	$1,630	$1.84	5d	8	1.46mi
3936 Royal Ave Berkley, MI	3.0	2.0	900	$2,000	$2.22	44d	1	1.46mi
100 W 5th St Royal Oak, MI	2.0	2.0	1119	$3,200	$2.86	24d	2	1.49mi
620 S Center St Unit 620-305 Royal Oak, MI	1.0	1.0	550	$1,350	$2.45	24d	1	1.50mi

Listing history 8 events

1. 2026-06-01
   days on market $249,000 Active 39 DOM
2. 2026-05-31
   days on market $249,000 Active 38 DOM
3. 2026-04-24
   listed $249,000 Active 631-char remark

   Show marketing remark (631 chars)

   Spacious two-story home in Berkley set back on a deep lot with a large front yard and tons of potential. Covered front porch with a bench leads into a bright living room with vinyl wood flooring, coved ceilings, and an arched passageway to the dining room. Central dining area flows through to a galley kitchen with ample counter and cabinet space. Full bath off the dining room. Head upstairs to two large bedrooms with sloped ceilings and ample closet space. Fenced backyard with a detached garage and long driveway for additional parking. Close to Berkley shops, Woodward Ave, and easy access to major expressways. Welcome Home!

4. 2026-04-24
   listed $249,000 Active 631-char remark

   Show marketing remark (631 chars)

   Spacious two-story home in Berkley set back on a deep lot with a large front yard and tons of potential. Covered front porch with a bench leads into a bright living room with vinyl wood flooring, coved ceilings, and an arched passageway to the dining room. Central dining area flows through to a galley kitchen with ample counter and cabinet space. Full bath off the dining room. Head upstairs to two large bedrooms with sloped ceilings and ample closet space. Fenced backyard with a detached garage and long driveway for additional parking. Close to Berkley shops, Woodward Ave, and easy access to major expressways. Welcome Home!

5. 2026-04-17
   historical $249,000 631-char remark

   Show marketing remark (631 chars)

   Spacious two-story home in Berkley set back on a deep lot with a large front yard and tons of potential. Covered front porch with a bench leads into a bright living room with vinyl wood flooring, coved ceilings, and an arched passageway to the dining room. Central dining area flows through to a galley kitchen with ample counter and cabinet space. Full bath off the dining room. Head upstairs to two large bedrooms with sloped ceilings and ample closet space. Fenced backyard with a detached garage and long driveway for additional parking. Close to Berkley shops, Woodward Ave, and easy access to major expressways. Welcome Home!

6. 2017-05-15
   soldstatus $128,800
7. 1986-07-01
   soldstatus $31,900
8. 1982-09-01
   soldstatus $23,000

ⓘ 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: $3,563 · $297/mo
• Projected year-2 tax: $3,699 · $308/mo
• Expected delta: +$136/yr (+$11/mo · 3.8%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,187
• − Mortgage interest: −$13,948
• − Property taxes: −$3,563
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$7,244
• Taxable loss: −$7,363
• Est. tax savings @ 24.0%: +$1,767
• After-tax cash flow: $-1,183/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: Berkley School District
• NCES district ID: 2605010
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $72,519
• Composite: 48.61/100
• National rank: #2109
• State rank: #64 of 540 in MI

Livability — Berkley

• Score: 92/100
• State rank: #1
• US rank: #33

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berkley, MI
• County: Oakland County · 1,009,092 people
• City population: 15,149
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 15,149
• Household income: $116,239
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 127.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 8% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1% 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: ▼ -502.41%
• Current HPI: 225.7389
• 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

+982.6% since first listed

6 events — show timeline

• 2026-04-24 Listed $249,000 MiRealSource-MiMLS
• 2026-04-24 Listed $249,000 REALCOMP
• 2026-04-17 Coming Soon $249,000 MiRealSource-MiMLS
• 2017-05-15 Sold (Public Records) $128,800 Public Records
• 1986-07-01 Sold (Public Records) $31,900 Public Records
• 1982-09-01 Sold (Public Records) $23,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,563 · -2.9% YoY. Source: county tax records.