12745 Northfield Blvd Blvd · Oak Park, MI 48237

$175,000

3 bd · 2.0 ba · 2,970 sqft · SingleFamily public records · 257 Days on market

Built 1953 9,600 sqft lot Est $327k · 46% under ↓ 23% since listing

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

Key facts

• 9,600 sq ft lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.9% in Oak Park — 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 (#41 in MI, #888 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, employment D+, crime D.
• Oak Park School District (suburban): math 5% / reading 15% proficiency, ranked #521 of 540 in MI (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.7%/yr); 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 257 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $66k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $326,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12820 Dartmouth St	0.22mi	3/2.0	2,841 (-4%)	8mo	$300,000	$106	76
13431 Burton St	0.46mi	3/1.5	2,962 (-0%)	1mo	$310,000	$105	75
24280 Moritz St	0.19mi	3/2.0	2,730 (-8%)	5mo	$334,900	$123	74
10431 Oneida Blvd	0.41mi	3/3.0	3,036 (+2%)	4mo	$335,000	$110	70
23580 Rensselaer St	0.30mi	4/2.0 (+1)	2,819 (-5%)	4mo	$313,000	$111	69
24000 Morton St	0.11mi	3/2.0	2,628 (-12%)	10mo	$240,000	$91	68
24201 Seneca St	0.22mi	3/2.0	2,651 (-11%)	7mo	$262,500	$99	66
24701 Scotia Rd	0.32mi	3/2.0	2,697 (-9%)	6mo	$285,000	$106	64
13343 Victoria Ave	0.63mi	3/1.5	2,969 (-0%)	8mo	$515,000	$173	62
24561 Seneca St	0.30mi	4/3.0 (+1)	2,716 (-9%)	4mo	$360,000	$133	59
24030 Dante St	0.34mi	3/1.5	2,608 (-12%)	10mo	$220,000	$84	54
13365 Winchester Ave	0.70mi	3/3.0	2,700 (-9%)	4mo	$484,000	$179	45

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-11,465
• Equity at exit: $26,093

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $10,323
• Equity at exit: $15,131

Cash invested: $49,000 (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 48237

• Rents YoY: 2.7%
• Active inventory: 80
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $273

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $394	-5% $334	+0% $273	+5% $213	+10% $152
Rent	-10% $125	-5% $199	+0% $273	+5% $348	+10% $422
Rate	-1.0pp $361	-0.5pp $318	base $273	+0.5pp $228	+1.0pp $182

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24051 Geneva St Oak Park, MI	3.0	1.5	2052	$1,800	$0.88	44d	1	0.10mi
15341 Marlow St Oak Park, MI	3.0	2.0	2097	$2,200	$1.05	4d	1	1.38mi

Listing history 24 events

1. 2025-06-27
   status Pending
2. 2025-03-25
   historical
3. 2024-12-17
   status Pending
4. 2022-07-29
   status Pending
5. 2022-07-28
   historical
6. 2022-06-15
   status Pending
7. 2022-04-12
   historical
8. 2022-03-04
   soldstatus $185,250
9. 2021-12-02
   status Pending 257-char remark

   Show marketing remark (257 chars)

   Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

10. 2021-12-02
    status Pending

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

11. 2021-11-25
    price $175,000 257-char remark

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

12. 2021-11-24
    price $175,000
13. 2021-11-04
    price $189,500 257-char remark

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

14. 2021-11-03
    price $189,500
15. 2021-10-19
    price $210,000 257-char remark

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

16. 2021-10-18
    price $210,000

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

17. 2021-10-18
    status Active 257-char remark

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

18. 2021-10-18
    status Active

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

19. 2021-03-24
    historical

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

20. 2021-03-24
    historical 257-char remark

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

21. 2021-03-21
    listed $241,000 Active 257-char remark

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

22. 2021-03-21
    listed $241,000 Active

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

23. 2021-03-16
    historical $241,000 257-char remark

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

24. 2021-03-16
    historical $241,000

    Show marketing remark (257 chars)

    Showings are after 2;30 P. M. This is a 3bdrm ranch with a family room and small den, 1.5 bath, full and finished basement, family room has door wall that leads to a beautiful rear lawn. Home needs some TLC. Home has a 2 car gar. This is an estate property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,523
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$5,091
• Taxable income: $526
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $3,154/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: Oak Park School District
• NCES district ID: 2626190
• Math proficiency: 5% ▼ -5.00%
• Reading proficiency: 15% ▼ -5.00%
• Median HH income: $46,117
• Composite: 9.21/100
• National rank: #9862
• State rank: #521 of 540 in MI

Livability — Oak Park

• Score: 83/100
• State rank: #41
• US rank: #888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Park, MI
• County: Oakland County · 1,009,092 people
• City population: 29,318
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,318
• Household income: $71,510
• Rent vs Own: 36.7% rent · 63.3% own
• Severe rent burden: 960.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 53% White 36% Two or more races 6% Asian 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Slovak 1%
• Foreign-born: 8% · Vietnam, Canada, South Korea
• Languages at home: 90% English-only · Russian/Polish/Slavic 3% Arabic 1% Vietnamese 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: ▼ -336.34%
• Current HPI: 229.1148
• Rent YoY: ▲ 2.71%
• 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

-23.1% since first listed

24 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-03-25 Listing Removed — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2022-07-29 Pending — REALCOMP
• 2022-07-28 Listing Removed — REALCOMP
• 2022-06-15 Pending — REALCOMP
• 2022-04-12 Listing Removed — REALCOMP
• 2022-03-04 Sold (Public Records) $185,250 Public Records
• 2021-12-02 Pending — MiRealSource-MiMLS
• 2021-12-02 Pending — REALCOMP
• 2021-11-25 Price Changed $175,000 MiRealSource-MiMLS
• 2021-11-24 Price Changed $175,000 REALCOMP
• 2021-11-04 Price Changed $189,500 MiRealSource-MiMLS
• 2021-11-03 Price Changed $189,500 REALCOMP
• 2021-10-19 Price Changed $210,000 MiRealSource-MiMLS
• 2021-10-18 Price Changed $210,000 REALCOMP
• 2021-10-18 Relisted — MiRealSource-MiMLS
• 2021-10-18 Relisted — REALCOMP
• 2021-03-24 Listing Removed — REALCOMP
• 2021-03-24 Listing Removed — MiRealSource-MiMLS
• 2021-03-21 Listed $241,000 MiRealSource-MiMLS
• 2021-03-21 Listed $241,000 REALCOMP
• 2021-03-16 Coming Soon $241,000 MiRealSource-MiMLS
• 2021-03-16 Coming Soon $241,000 REALCOMP

Property tax history

+10.6%/yr

Latest (2025): $8,794 · +5.4% YoY. Source: county tax records.