1797 E Marshall St · Ferndale, MI 48220

$180,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 7 Days on market

Built 1952 4,356 sqft lot Est $179k · 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 +14.6/30.0
• ARV discount +7.3/15.0
• DSCR +4.5/10.0
• Livability +4.5/5.0
• Rent growth +4.1/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautfully updated ranch, located in a wonderful community in lovely Ferndale! This home has been totally gutted from top to bottom, practically a brand new home and will require no repairs for years to come. Updates to include newer roof and windows, flooring, paint, siding, fixtures and so much more. Not to mention the gorgeous granite counter tops in the kitchen & beautiful new cabinets. The bathroom has also been updated! Not a short sale or bank owned! Last updated in 2008. Please use lock box located on screen door.

Key facts

• Bright kitchen
• Eat-in dining area
• Laundry closet

Tags

• TREE-LINED DEAD-END STREET
• BRIGHT KITCHEN
• GRANITE COUNTERTOPS
• EAT-IN DINING AREA
• UPDATED BATHROOM
• LAUNDRY CLOSET

Property features AI

Exterior

• Utilities: Public water; Public sewer at street; Natural gas
• Home design: Residential single-story home; Built in 1952; Frontage along a paved street
• Construction: Vinyl siding exterior; Slab foundation
• Exterior features: Deck; Fenced yard; Shed

Interior

• Kitchen: Kitchen on the entry level (approx. 14 x 13); Dishwasher; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the entry level (approx. 11 x 11 and 10 x 10)
• Bathrooms: One full bathroom on the entry level (approx. 8 x 4)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 6 total rooms
• Laundry & utility: Laundry room on the entry level (approx. 5 x 3); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $44 ($525/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 $153k (14.8% below list).
• Recommended offer: $153k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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+.
• Hazel Park School District (suburban): math 10% / reading 24% proficiency, ranked #490 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hazel Park Junior High School (math 11% / reading 30%, grade F, #418 of 493 statewide, top 85%, 430 students, 78% FRL); Hazel Park High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 587 students, 73% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 29y ago 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 $52k; list at $180k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,297 (14.8% below list)

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. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $179,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1669 Jarvis St	0.17mi	2/1.0	750 (-1%)	4mo	$210,000	$280	87
1449 Jewell St	0.22mi	2/1.0	731 (-4%)	1mo	$168,000	$230	83
1900 College St	0.18mi	2/1.0	830 (+9%)	1mo	$215,000	$259	75
1939 Almont St	0.55mi	2/1.0	765 (+1%)	3mo	$180,500	$236	71
2040 Symes St	0.71mi	2/1.0	755 (-1%)	1mo	$172,500	$228	65
872 Channing St	0.49mi	2/1.0	707 (-7%)	2mo	$128,000	$181	64
1979 Martin Rd	0.60mi	2/1.0	700 (-8%)	1mo	$195,000	$279	58
23067 Stauber Ave	0.53mi	2/1.0	835 (+10%)	3mo	$139,000	$166	57
23108 Pilgrim Ave	0.57mi	2/1.0	682 (-10%)	3mo	$150,000	$220	54
1939 Bonner St	0.73mi	2/1.0	833 (+10%)	1mo	$219,000	$263	50
441 Jewell St	0.62mi	2/1.0	667 (-12%)	3mo	$198,000	$297	49
334 E Milton Ave	0.57mi	3/1.0 (+1)	861 (+13%)	5mo	$75,000	$87	42

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: -11.3%
• Equity multiple: 0.58×
• Total profit: $-21,243
• Equity at exit: $26,839

10-year hold

• IRR: 1.9%
• Equity multiple: 1.15×
• Total profit: $7,626
• Equity at exit: $15,563

Cash invested: $50,400 (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: 179
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$944
• Tax from tax record: −$148 /mo · $1,780/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $44

Break-even live

Break-even rent $1,478

Max offer price $180,000

Occupancy floor 92%

Sensitivity live

Price	-10% $146	-5% $95	+0% $44	+5% $-7	+10% $-58
Rent	-10% $-77	-5% $-17	+0% $44	+5% $104	+10% $165
Rate	-1.0pp $134	-0.5pp $90	base $44	+0.5pp $-3	+1.0pp $-50

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	26d	1	0.28mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	26d	1	0.30mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	26d	1	0.34mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	23d	1	0.40mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	26d	1	0.49mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	26d	1	0.53mi
27 E Milton Ave Hazel Park, MI	1.0	1.0	568	$1,050	$1.85	16d	1	0.54mi
690 E Marshall St Unit Lower Ferndale, MI	1.0	1.0	700	$1,295	$1.85	12d	1	0.55mi
2033 Wrenson St Ferndale, MI	3.0	1.0	816	$1,675	$2.05	0d	1	0.63mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	1d	1	0.63mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	26d	1	0.64mi
552 E Saratoga St Unit Upper Unit Ferndale, MI	2.0	1.0	700	$1,300	$1.86	26d	1	0.85mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	26d	1	0.87mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	12d	1	0.94mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,281	$5.11	0d	1	0.95mi
550 Rosewood St Unit 202 Ferndale, MI	1.0	1.0	655	$1,200	$1.83	1d	1	0.95mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	26d	1	0.97mi
425 Vester St Unit A Ferndale, MI	2.0	1.0	525	$1,349	$2.57	6d	1	0.97mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	26d	1	0.97mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	26d	1	1.00mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	0d	1	1.03mi
501 E Breckenridge St Ferndale, MI	3.0	1.0	946	$1,800	$1.90	26d	1	1.04mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	14d	1	1.05mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	18d	1	1.10mi
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	18d	1	1.11mi
2215 Browning St Ferndale, MI	2.0	1.0	739	$1,350	$1.83	6d	1	1.12mi
453 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$2,500	$2.50	4d	1	1.12mi
455 E Cambourne St Unit 2 Ferndale, MI	2.0	1.0	900	$2,400	$2.67	4d	1	1.13mi
1800 Browning St Ferndale, MI	2.0	1.0	809	$1,600	$1.98	6d	1	1.16mi
400 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$1,400	$1.40	12d	1	1.17mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	14d	2	1.17mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	26d	1	1.19mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	45d	1	1.19mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	19d	1	1.22mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.24mi
900 Laprairie St Ferndale, MI	1.0	1.0	700	$1,015	$1.45	45d	1	1.25mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	26d	3	1.28mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	22d	1	1.29mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	12d	1	1.34mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	26d	1	1.37mi

Listing history 8 events

1. 2026-06-21
   days on market $180,000 Active 7 DOM
2. 2026-06-18
   days on market $180,000 Active 4 DOM
3. 2026-06-17
   days on market $180,000 Active 3 DOM
4. 2026-06-16
   days on market $180,000 Active 2 DOM
5. 2026-06-15
   listing id $180,000 Active 1 DOM
6. 2026-06-13
   status $180,000 Active 1 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $180,000 Coming Soon 1 DOM

ⓘ 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: $1,780 · $148/mo
• Projected year-2 tax: $2,276 · $190/mo
• Expected delta: +$496/yr (+$41/mo · 27.9%)

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

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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,396
• − Mortgage interest: −$10,083
• − Property taxes: −$1,780
• − Insurance: −$900
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,236
• Taxable loss: −$2,547
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $1,137/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: Hazel Park School District
• NCES district ID: 2618030
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 1.00%
• Median HH income: $36,181
• Composite: 14.05/100
• National rank: #9466
• State rank: #490 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

+2015.2% since first listed

27 events — show timeline

• 2026-06-13 Listed $180,000 MiRealSource-MiMLS
• 2026-06-11 Coming Soon $180,000 MiRealSource-MiMLS
• 2014-04-15 Sold (Public Records) $52,000 Public Records
• 2014-04-10 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2014-04-10 Sold (MLS) $52,000 REALCOMP
• 2014-03-17 Listing Removed — MiRealSource-MiMLS
• 2014-01-30 Listed $54,900 MiRealSource-MiMLS
• 2014-01-30 Listed $54,900 REALCOMP
• 2011-12-10 Listing Removed — MiRealSource-MiMLS
• 2011-12-09 Listing Removed — MiRealSource-MiMLS
• 2011-12-09 Listing Removed — REALCOMP
• 2011-09-27 Listed $49,900 MiRealSource-MiMLS
• 2011-09-26 Listed $49,900 MiRealSource-MiMLS
• 2011-09-26 Listed $49,900 REALCOMP
• 2010-02-17 Listing Removed — REALCOMP
• 2010-02-17 Listing Removed — MiRealSource-MiMLS
• 2009-08-17 Listed $44,900 REALCOMP
• 2009-08-17 Listed $44,900 MiRealSource-MiMLS
• 2009-03-06 Sold (MLS) $11,000 REALCOMP
• 2008-10-31 Listed $16,200 REALCOMP
• 2001-01-22 Sold (Public Records) $80,500 Public Records
• 1997-09-15 Sold (Public Records) $38,000 Public Records
• 1997-08-14 Sold (MLS) $37,500 MiRealSource-MiMLS
• 1997-07-23 Listing Removed — MiRealSource-MiMLS
• 1997-06-06 Listed $44,900 MiRealSource-MiMLS
• 1992-11-16 Sold (Public Records) $22,000 Public Records
• 1972-06-01 Sold (Public Records) $8,510 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,780 · -17.0% YoY. Source: county tax records.