22101 Church St · Oak Park, MI 48237

$184,900

3 bd · 2.5 ba · 2,058 sqft · SingleFamily public records · 9 Days on market

Built 1952 6,534 sqft lot Est $245k · 25% under ↓ 27% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Amazing opportunity on this 3-bedroom, 2.5-bathroom ranch offers a fantastic opportunity to own a piece of the highly sought-after Oak Park community. Featuring a classic brick exterior and a functional single-story layout, the home is filled with natural light and sits on a well-maintained lot. Located just minutes from the vibrant dining and shopping scenes of Ferndale and Royal Oak, and providing easy access to major expressways, 22101 Church Street perfectly blends suburban tranquility with modern convenience. Sold as is. Buyer and agent to verify all information.

Key facts

• Single-story layout
• Brick exterior
• Well-maintained lot

Tags

• BRICK EXTERIOR
• SINGLE-STORY LAYOUT
• NATURAL LIGHT
• WELL-MAINTAINED LOT
• EASY ACCESS TO EXPRESSWAYS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding and brick exterior; Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 50 x 129.8 (0.15 acres)

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.9% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 33% 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 $6k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $244,902
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23005 Church St	0.15mi	3/1.5	2,015 (-2%)	1mo	$276,000	$137	85
22130 Gardner St	0.16mi	3/2.0	2,048 (-0%)	7mo	$212,000	$104	84
21961 Whitmore St	0.13mi	3/1.5	2,128 (+3%)	7mo	$233,810	$110	78
23509 Parklawn St	0.46mi	3/2.0	2,046 (-1%)	1mo	$299,990	$147	75
23040 Church St	0.20mi	3/2.0	1,878 (-9%)	1mo	$270,000	$144	73
23120 Church St	0.25mi	3/2.0	1,950 (-5%)	6mo	$217,500	$112	73
22150 Beverly St	0.39mi	3/1.5	2,020 (-2%)	5mo	$240,000	$119	70
23020 Beverly St	0.42mi	3/2.5	1,965 (-4%)	4mo	$218,555	$111	70
13711 Courtland St	0.47mi	3/2.0	2,124 (+3%)	6mo	$260,000	$122	66
21301 Kipling St	0.62mi	3/2.0	2,085 (+1%)	6mo	$265,000	$127	62
22191 Ridgedale St	0.44mi	3/2.5	2,258 (+10%)	4mo	$247,000	$109	60
14561 Leslie St	0.71mi	3/2.0	2,177 (+6%)	5mo	$182,000	$84	51

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,691
• Equity at exit: $27,569

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $5,387
• Equity at exit: $15,987

Cash invested: $51,772 (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 48237

• Rents YoY: 2.7%
• Active inventory: 80
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$970
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $248

Break-even live

Break-even rent $1,625

Max offer price $184,900

Occupancy floor 82%

Sensitivity live

Price	-10% $353	-5% $300	+0% $248	+5% $196	+10% $143
Rent	-10% $95	-5% $172	+0% $248	+5% $325	+10% $401
Rate	-1.0pp $341	-0.5pp $295	base $248	+0.5pp $200	+1.0pp $151

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23300 Providence Dr Southfield, MI	2.0–3.0	2.0	1342	$1,749	$1.30	2d	15	0.74mi
15800 Providence Dr Southfield, MI	3.0	1.0–2.0	1140	$1,895	$1.66	2d	22	0.76mi
15570 Mount Vernon St Southfield, MI	3.0	2.0	2100	$2,200	$1.05	44d	1	0.82mi
15341 Marlow St Oak Park, MI	3.0	2.0	2097	$2,200	$1.05	4d	1	0.83mi
16176 Cumberland Rd Southfield, MI	2.0–3.0	2.0	1450	$1,675	$1.16	44d	1	0.89mi
16500 N Park Dr Southfield, MI	1.0–3.0	1.0–2.5	1500	$2,289	$1.53	2d	1	1.09mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	1.26mi
24051 Geneva St Oak Park, MI	3.0	1.5	2052	$1,800	$0.88	44d	1	1.26mi

Listing history 8 events

1. 2026-05-20
   status Pending

   Show marketing remark (574 chars)

   Amazing opportunity on this 3-bedroom, 2.5-bathroom ranch offers a fantastic opportunity to own a piece of the highly sought-after Oak Park community. Featuring a classic brick exterior and a functional single-story layout, the home is filled with natural light and sits on a well-maintained lot. Located just minutes from the vibrant dining and shopping scenes of Ferndale and Royal Oak, and providing easy access to major expressways, 22101 Church Street perfectly blends suburban tranquility with modern convenience. Sold as is. Buyer and agent to verify all information.

2. 2026-05-20
   status Pending 574-char remark

   Show marketing remark (574 chars)

   Amazing opportunity on this 3-bedroom, 2.5-bathroom ranch offers a fantastic opportunity to own a piece of the highly sought-after Oak Park community. Featuring a classic brick exterior and a functional single-story layout, the home is filled with natural light and sits on a well-maintained lot. Located just minutes from the vibrant dining and shopping scenes of Ferndale and Royal Oak, and providing easy access to major expressways, 22101 Church Street perfectly blends suburban tranquility with modern convenience. Sold as is. Buyer and agent to verify all information.

3. 2026-05-11
   listed $184,900 Active

   Show marketing remark (574 chars)

   Amazing opportunity on this 3-bedroom, 2.5-bathroom ranch offers a fantastic opportunity to own a piece of the highly sought-after Oak Park community. Featuring a classic brick exterior and a functional single-story layout, the home is filled with natural light and sits on a well-maintained lot. Located just minutes from the vibrant dining and shopping scenes of Ferndale and Royal Oak, and providing easy access to major expressways, 22101 Church Street perfectly blends suburban tranquility with modern convenience. Sold as is. Buyer and agent to verify all information.

4. 2026-05-11
   listed $184,900 Active 574-char remark

   Show marketing remark (574 chars)

   Amazing opportunity on this 3-bedroom, 2.5-bathroom ranch offers a fantastic opportunity to own a piece of the highly sought-after Oak Park community. Featuring a classic brick exterior and a functional single-story layout, the home is filled with natural light and sits on a well-maintained lot. Located just minutes from the vibrant dining and shopping scenes of Ferndale and Royal Oak, and providing easy access to major expressways, 22101 Church Street perfectly blends suburban tranquility with modern convenience. Sold as is. Buyer and agent to verify all information.

5. 2026-04-14
   historical
6. 2026-04-14
   historical
7. 2026-01-07
   listed $255,000 Active
8. 2026-01-07
   listed $255,000 Active

ⓘ 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: $2,846 · $237/mo
• Projected year-2 tax: $2,847 · $237/mo
• Expected delta: +$1/yr ($0/mo · 0.0%)

ⓘ 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 · 14 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: $23,270
• − Mortgage interest: −$10,357
• − Property taxes: −$2,846
• − Insurance: −$924
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,379
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,968/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

-27.5% since first listed

8 events — show timeline

• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-11 Listed $184,900 REALCOMP
• 2026-05-11 Listed $184,900 MiRealSource-MiMLS
• 2026-04-14 Listing Removed — REALCOMP
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-01-07 Listed $255,000 REALCOMP
• 2026-01-07 Listed $255,000 MiRealSource-MiMLS

Property tax history

+4.1%/yr

Latest (2025): $2,846 · +44.2% YoY. Source: county tax records.