641 Stratford Rd · Ferndale, MI 48220

$225,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 37 Days on market

Built 1949 4,792 sqft lot $211/sqft · at area comps Est $228k · at est.

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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 +12.6/30.0
• ARV discount +8.2/15.0
• Livability +4.5/5.0
• Rent growth +4.1/5.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready for this beauty in the heart of Ferndale! This property has been fully renovated inside and out, offering the perfect blend of modern finishes and timeless charm. Step inside to a stunning new galley style kitchen with quartz peninsula counter, featuring soft-close cabinetry, sleek finishes, and a layout designed for both everyday living and entertaining. The home also boasts a fully updated bathroom with clean, contemporary design and quality craftsmanship. Throughout the home, you'll find all new flooring that flows seamlessly from room to room, creating a fresh and cohesive feel. The inviting living space is anchored by a stylish shiplap fireplace, and brick finished wall adding warmth, charm and character. Outside, enjoy a large, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private outdoor space. Located just minutes from downtown Ferndale, shopping, dining, and major freeways, this home offers both convenience and style.

Key facts

• New flooring
• Soft-close cabinetry
• Shiplap fireplace

Tags

• GALLEY STYLE KITCHEN
• QUARTZ PENINSULA COUNTER
• SOFT-CLOSE CABINETRY
• FULLY UPDATED BATHROOM
• NEW FLOORING
• SHIPLAP FIREPLACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Vinyl siding
• Construction: Slab foundation
• Exterior features: Fenced backyard; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfurnished; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-28 ($-334/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (18.7% below list).
• Recommended offer: $183k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Ferndale — 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 90/100 on livability (#8 in MI, #103 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: schools D+.
• Ferndale Public Schools (suburban): math 18% / reading 39% proficiency, ranked #366 of 540 in MI (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.2%/yr); 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 37 days — a 3% lower offer ($218k) 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.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,866 (18.7% 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 37 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.81% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (median comp): $228,423
• List price: $225,000
• Delta: -1.50%
• 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
641 Stratford Rd	0.00mi	2/1.0	1,100 (+3%)	0mo	$220,000	$200	94
774 Gardendale St	0.28mi	2/1.0	1,058 (-1%)	2mo	$221,000	$209	85
1368 Northway St	0.12mi	3/1.0 (+1)	1,017 (-4%)	0mo	$264,900	$260	82
1028 W Hazelhurst St	0.31mi	3/1.0 (+1)	1,087 (+2%)	2mo	$326,400	$300	75
808 Laprairie St	0.47mi	2/1.0	1,050 (-1%)	2mo	$210,000	$200	74
918 Saint Louis St	0.59mi	2/1.0	1,007 (-5%)	3mo	$140,000	$139	61
20805 Bethlawn Blvd	0.57mi	3/1.5 (+1)	1,083 (+2%)	3mo	$168,500	$156	61
718 Meadowdale St	0.31mi	3/1.0 (+1)	1,200 (+13%)	2mo	$290,000	$242	58
21395 Westview Ave	0.66mi	3/1.0 (+1)	1,100 (+3%)	3mo	$125,000	$114	56
1169 W Marshall St	0.31mi	3/1.0 (+1)	909 (-15%)	1mo	$216,000	$238	56
207 Saint Louis St	0.61mi	3/2.0 (+1)	1,014 (-5%)	2mo	$255,000	$251	53
20038 Santa Rosa Dr	0.72mi	3/1.0 (+1)	927 (-13%)	3mo	$103,000	$111	38

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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.49×
• Total profit: $-32,102
• Equity at exit: $33,548

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,336
• Equity at exit: $19,454

Cash invested: $63,000 (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 48220

• Rents YoY: 6.2%
• Active inventory: 171
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-28

Break-even live

Break-even rent $1,864

Max offer price $220,078

Occupancy floor 97%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	4d	1	0.05mi
695 Livernois St Unit 3 Ferndale, MI	1.0	1.0	830	$2,150	$2.59	12d	1	0.09mi
695 Livernois St Unit 1 Ferndale, MI	2.0	2.0	1500	$2,750	$1.83	12d	1	0.09mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	0.09mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	43d	1	0.10mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	43d	1	0.13mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	24d	1	0.28mi
900 Laprairie St Ferndale, MI	1.0	1.0	700	$1,015	$1.45	43d	1	0.48mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	43d	1	0.51mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	43d	1	0.54mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	24d	1	0.54mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	4d	1	0.62mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	16d	1	0.67mi
413 W Nine Mile Rd Ste B Ferndale, MI	1.0	1.0	897	$1,850	$2.06	17d	1	0.68mi
415 W Nine Mile Rd Ferndale, MI	1.0	1.0	912	$2,500	$2.74	17d	1	0.69mi
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	16d	1	0.69mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.70mi
430 W 9 Mile Rd Ferndale, MI	1.0–2.0	1.0–2.0	754	$2,827	$3.75	1d	3	0.71mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	0.73mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	14d	1	0.73mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	24d	1	0.79mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	24d	1	0.79mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	43d	1	0.81mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	0.83mi
226 Withington St Apt 10 Ferndale, MI	1.0	1.0	800	$1,325	$1.66	17d	1	0.83mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.85mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	0.90mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.96mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.98mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	0.99mi
552 E Saratoga St Unit Upper Unit Ferndale, MI	2.0	1.0	700	$1,300	$1.86	24d	1	1.04mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	1.04mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.07mi
400 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$1,400	$1.40	10d	1	1.08mi
150 E Woodland St Unit 2 Ferndale, MI	1.0	1.0	700	$1,500	$2.14	43d	1	1.09mi
150 E Woodland St Unit 1 Ferndale, MI	1.0	1.0	700	$1,600	$2.29	43d	1	1.09mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	1.10mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.14mi
453 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$2,500	$2.50	2d	1	1.14mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.14mi

Listing history 7 events

1. 2026-06-01
   statusdays on market $225,000 Pending 37 DOM

   Show marketing remark (988 chars)

   Are you ready for this beauty in the heart of Ferndale! This property has been fully renovated inside and out, offering the perfect blend of modern finishes and timeless charm. Step inside to a stunning new galley style kitchen with quartz peninsula counter, featuring soft-close cabinetry, sleek finishes, and a layout designed for both everyday living and entertaining. The home also boasts a fully updated bathroom with clean, contemporary design and quality craftsmanship. Throughout the home, you'll find all new flooring that flows seamlessly from room to room, creating a fresh and cohesive feel. The inviting living space is anchored by a stylish shiplap fireplace, and brick finished wall adding warmth, charm and character. Outside, enjoy a large, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private outdoor space. Located just minutes from downtown Ferndale, shopping, dining, and major freeways, this home offers both convenience and style.

2. 2026-05-31
   days on market $225,000 Active Under Contract 36 DOM
3. 2026-05-08
   historical Accepting Backup Offers 988-char remark

   Show marketing remark (988 chars)

   Are you ready for this beauty in the heart of Ferndale! This property has been fully renovated inside and out, offering the perfect blend of modern finishes and timeless charm. Step inside to a stunning new galley style kitchen with quartz peninsula counter, featuring soft-close cabinetry, sleek finishes, and a layout designed for both everyday living and entertaining. The home also boasts a fully updated bathroom with clean, contemporary design and quality craftsmanship. Throughout the home, you'll find all new flooring that flows seamlessly from room to room, creating a fresh and cohesive feel. The inviting living space is anchored by a stylish shiplap fireplace, and brick finished wall adding warmth, charm and character. Outside, enjoy a large, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private outdoor space. Located just minutes from downtown Ferndale, shopping, dining, and major freeways, this home offers both convenience and style.

4. 2026-05-08
   historical Active Under Contract 1000-char remark

   Show marketing remark (988 chars)

   Are you ready for this beauty in the heart of Ferndale! This property has been fully renovated inside and out, offering the perfect blend of modern finishes and timeless charm. Step inside to a stunning new galley style kitchen with quartz peninsula counter, featuring soft-close cabinetry, sleek finishes, and a layout designed for both everyday living and entertaining. The home also boasts a fully updated bathroom with clean, contemporary design and quality craftsmanship. Throughout the home, you'll find all new flooring that flows seamlessly from room to room, creating a fresh and cohesive feel. The inviting living space is anchored by a stylish shiplap fireplace, and brick finished wall adding warmth, charm and character. Outside, enjoy a large, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private outdoor space. Located just minutes from downtown Ferndale, shopping, dining, and major freeways, this home offers both convenience and style.

5. 2026-04-25
   listed $225,000 Active 1000-char remark

   Show marketing remark (988 chars)

   Are you ready for this beauty in the heart of Ferndale! This property has been fully renovated inside and out, offering the perfect blend of modern finishes and timeless charm. Step inside to a stunning new galley style kitchen with quartz peninsula counter, featuring soft-close cabinetry, sleek finishes, and a layout designed for both everyday living and entertaining. The home also boasts a fully updated bathroom with clean, contemporary design and quality craftsmanship. Throughout the home, you'll find all new flooring that flows seamlessly from room to room, creating a fresh and cohesive feel. The inviting living space is anchored by a stylish shiplap fireplace, and brick finished wall adding warmth, charm and character. Outside, enjoy a large, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private outdoor space. Located just minutes from downtown Ferndale, shopping, dining, and major freeways, this home offers both convenience and style.

6. 2026-04-25
   listed $225,000 Active 988-char remark

   Show marketing remark (988 chars)

   Are you ready for this beauty in the heart of Ferndale! This property has been fully renovated inside and out, offering the perfect blend of modern finishes and timeless charm. Step inside to a stunning new galley style kitchen with quartz peninsula counter, featuring soft-close cabinetry, sleek finishes, and a layout designed for both everyday living and entertaining. The home also boasts a fully updated bathroom with clean, contemporary design and quality craftsmanship. Throughout the home, you'll find all new flooring that flows seamlessly from room to room, creating a fresh and cohesive feel. The inviting living space is anchored by a stylish shiplap fireplace, and brick finished wall adding warmth, charm and character. Outside, enjoy a large, fully fenced backyard - perfect for entertaining, pets, or relaxing in your own private outdoor space. Located just minutes from downtown Ferndale, shopping, dining, and major freeways, this home offers both convenience and style.

7. 1977-03-01
   soldstatus $19,850

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,925 · $244/mo
• Expected delta: +$540/yr (+$45/mo · 22.6%)

ⓘ 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 · 14 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: $21,944
• − Mortgage interest: −$12,603
• − Property taxes: −$2,386
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$6,545
• Taxable loss: −$4,227
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $680/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: Ferndale Public Schools
• NCES district ID: 2614280
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 39% ▲ 5.00%
• Median HH income: $56,069
• Composite: 25.46/100
• National rank: #7449
• State rank: #366 of 540 in MI

Livability — Ferndale

• Score: 90/100
• State rank: #8
• US rank: #103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ferndale, MI
• County: Oakland County · 1,009,092 people
• City population: 21,527
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,527
• Household income: $89,881
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 670.0

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 (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 11% Lithuanian 6% Slovak 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -394.92%
• Current HPI: 273.0986
• Rent YoY: ▲ 6.24%
• 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

+1008.3% since first listed

9 events — show timeline

• 2026-06-08 Sold (MLS) $220,000 MiRealSource-MiMLS
• 2026-06-08 Sold (MLS) $220,000 REALCOMP
• 2026-06-01 Pending — MiRealSource-MiMLS
• 2026-06-01 Pending — REALCOMP
• 2026-05-08 Contingent — MiRealSource-MiMLS
• 2026-05-08 Contingent — REALCOMP
• 2026-04-25 Listed $225,000 REALCOMP
• 2026-04-25 Listed $225,000 MiRealSource-MiMLS
• 1977-03-01 Sold (Public Records) $19,850 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,386 · -3.2% YoY. Source: county tax records.