131 N Altadena Ave · Royal Oak, MI 48067

$295,000

2 bd · 1.0 ba · 1,327 sqft · SingleFamily public records · 7 Days on market

Built 1941 6,534 sqft lot $222/sqft · 27% below area Est $333k · 11% 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 +12.7/15.0
• Cash flow +8.4/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OFFER DEADLINE SUNDAY, MAY 17TH BY 7 P. M. * * * Fantastic opportunity to own a beautifully updated ranch style home in one of Metro Detroit's most sought-after communities! This charming 2-bedroom ranch welcomes you with a nicely landscaped front yard and new front porch, offering wonderful curb appeal from the moment you arrive. Inside, you'll find an inviting interior featuring neutral color tones, hardwood flooring, and newer Wallside windows throughout the living room and bedrooms. The gorgeous kitchen has been tastefully updated with granite countertops, newer stainless steel appliances, and newer flooring, creating the perfect space for everyday living and entertaining. Both bedrooms feature hardwood flooring, newer windows, and neutral decor. The main floor full bath includes a shower/tub combination, tile finishes, and convenient built-in storage space. The finished basement provides excellent additional living space with new vinyl plank flooring throughout, a conveniently located half bath, separate laundry area with washer and dryer included, plus there is an additional storage area. Glass block windows add both style and functionality. Air conditioner newer/installed 2018. Step outside to enjoy the private backyard featuring a fenced-in area and a stone patio behind the garage - perfect for relaxing, entertaining, and enjoying Michigan's beautiful seasons. Ideally located near Whittier Park and just minutes from the Royal Oak Farmers Market, top-rated restaurants, boutiques, shopping, and everything Royal Oak has to offer. Keys at closing means you'll have plenty of time to enjoy all the fun, summer festivals, and vibrant lifestyle this amazing community provides! B. A. T. V. A. D.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot approximately 0.15 acres (40 x 159.75); Subdivision: GOLF HOMES

Exterior

• Parking: Detached garage with garage door opener; Garage faces side; 1.5 garage spaces
• Security: Smoke detectors installed; Pets allowed: cats and dogs (call for details)
• Utilities: Public water; Public sewer; Natural gas heating
• Home design: Single family residence; One level; Ground-level entry with steps; Vinyl siding; Asphalt roof
• Construction: Block foundation; Built with vinyl siding
• Exterior features: Patio; Porch; Outdoor lighting; Backyard fencing; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas range; Microwave; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Total of 4 rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Smart thermostat; Partially finished basement; Basement included
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (24.2% below list).
• Recommended offer: $224k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.7% in Royal Oak — 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 (#50 in MI, #1,020 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D+.
• Royal Oak Schools (suburban): math 41% / reading 59% proficiency, ranked #89 of 540 in MI (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Keller Elementary (math 27% / reading 52%, grade F, #606 of 1,397 statewide, top 48%, 440 students, 23% FRL); Royal Oak Middle School (math 35% / reading 56%, grade D+, #161 of 493 statewide, top 33%, 1,060 students, 28% FRL); Royal Oak High School (math 49% / reading 75%, grade B-, #58 of 713 statewide, top 9%, 1,341 students, 26% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 217 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $9k 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.
• 9 sale attempts since 23y 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 $250k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,675 (24.2% 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. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $333,125
• List price: $295,000
• Delta: -11.44%
• 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
310 N Altadena Ave	0.10mi	3/2.5 (+1)	1,293 (-3%)	0mo	$364,000	$282	80
219 N Edison Ave	0.49mi	3/1.5 (+1)	1,333 (+0%)	1mo	$400,000	$300	69
1402 E Lincoln Ave	0.62mi	2/1.0	1,315 (-1%)	1mo	$293,000	$223	68
1035 N Vermont Ave	0.58mi	3/1.0 (+1)	1,345 (+1%)	2mo	$285,000	$212	64
506 N Blair Ave	0.26mi	3/1.0 (+1)	1,156 (-13%)	2mo	$372,000	$322	60
1007 Mohawk Ave	0.67mi	3/1.0 (+1)	1,387 (+4%)	1mo	$340,000	$245	55
1040 Grove Ave	0.65mi	3/1.5 (+1)	1,400 (+6%)	1mo	$299,900	$214	52
602 N Vermont Ave	0.34mi	3/2.0 (+1)	1,508 (+14%)	2mo	$405,000	$269	51
629 N Campbell Rd	0.50mi	3/1.0 (+1)	1,498 (+13%)	2mo	$279,900	$187	49
313 S Edison Ave	0.56mi	3/2.0 (+1)	1,453 (+10%)	1mo	$401,000	$276	48
1406 E Lincoln Ave	0.63mi	3/2.0 (+1)	1,450 (+9%)	2mo	$325,000	$224	45
915 N Dorchester Ave	0.71mi	3/1.0 (+1)	1,510 (+14%)	2mo	$330,000	$219	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 · 4.72% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-60,658
• Equity at exit: $43,985

10-year hold

• IRR: -10.7%
• Equity multiple: 0.30×
• Total profit: $-57,629
• Equity at exit: $25,506

Cash invested: $82,600 (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 48067

• Rents YoY: 4.7%
• Active inventory: 217
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$361 /mo · $4,335/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-264

Break-even live

Break-even rent $2,571

Max offer price $248,342

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-181	+0% $-264	+5% $-348	+10% $-431
Rent	-10% $-441	-5% $-352	+0% $-264	+5% $-176	+10% $-87
Rate	-1.0pp $-116	-0.5pp $-189	base $-264	+0.5pp $-341	+1.0pp $-418

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 E Eleven Mile Rd Royal Oak, MI	1.0–2.0	1.0	925	$1,375	$1.49	26d	1	0.24mi
1600 E 4th St Royal Oak, MI	3.0	1.0	1166	$3,200	$2.74	14d	1	0.47mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	0d	1	0.47mi
1007 Gardenia Ave Unit 1009 Royal Oak, MI	2.0	1.0	1000	$1,400	$1.40	26d	1	0.50mi
739 S Alexander Ave Unit Top Level Royal Oak, MI	1.0	1.0	900	$1,200	$1.33	20d	1	0.52mi
325 E 6th St Unit 325-05 Royal Oak, MI	1.0	1.0	1000	$1,795	$1.79	23d	1	0.53mi
325 E 6th St Unit 325-08 Royal Oak, MI	1.0	1.0	1000	$1,725	$1.73	20d	1	0.53mi
325 E 6th St Unit 325-10 Royal Oak, MI	2.0	1.5	1400	$1,895	$1.35	7d	1	0.53mi
350 N Main St #806 Royal Oak, MI	2.0	2.0	1100	$2,400	$2.18	26d	1	0.55mi
118 N Main St Royal Oak, MI	3.0	1.0–3.0	1432	$4,848	$3.38	0d	4	0.55mi
350 N Main St Unit 608 Royal Oak, MI	2.0	2.0	1137	$2,500	$2.20	26d	1	0.57mi
480 N Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1045	$4,645	$4.44	0d	6	0.57mi
818 Etowah Ave Unit 1032341P Royal Oak, MI	2.0	1.0	893	$6,677	$7.48	0d	1	0.60mi
916 Cherokee Ave Royal Oak, MI	2.0	1.5	944	$2,250	$2.38	4d	1	0.64mi
100 W 5th St Royal Oak, MI	2.0	2.0	1283	$3,015	$2.35	7d	2	0.66mi
100 W 5th St Royal Oak, MI	2.0	2.0	1119	$3,200	$2.86	26d	2	0.66mi
430 N Washington Ave Unit A Royal Oak, MI	2.0	1.0	1150	$1,895	$1.65	26d	1	0.70mi
1725 Gardenia Ave Royal Oak, MI	2.0	1.0	900	$1,350	$1.50	26d	1	0.72mi
855 S Main St Royal Oak, MI	1.0	1.0	1003	$2,508	$2.50	0d	1	0.77mi
432 S Washington Ave #1506 Royal Oak, MI	1.0	1.5	1004	$3,400	$3.39	23d	1	0.77mi
1132 N Campbell Rd Royal Oak, MI	2.0–3.0	1.0–1.5	1125	$1,425	$1.27	1d	8	0.78mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	26d	1	0.80mi
1230 Diamond Ct Unit E Royal Oak, MI	2.0	2.0	1212	$2,800	$2.31	26d	1	0.84mi
418 Austin Ave Royal Oak, MI	3.0	1.0	946	$2,200	$2.33	6d	1	0.87mi
508 Marlin Ave Royal Oak, MI	3.0	2.5	1678	$3,000	$1.79	22d	1	0.91mi
674 W Eleven Mile Rd Unit 4B Royal Oak, MI	2.0	2.5	1577	$2,700	$1.71	12d	1	0.93mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	23d	1	0.93mi
1100 S Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1179	$6,000	$5.09	0d	3	0.94mi
610 W 4th St Royal Oak, MI	3.0	2.5	1700	$2,400	$1.41	0d	1	0.94mi
1105 N Stephenson Hwy Royal Oak, MI	1.0	1.0	875	$1,270	$1.45	0d	4	0.98mi
211 Woodsboro Dr Unit LOWER Royal Oak, MI	3.0	2.0	1800	$1,425	$0.79	26d	1	0.98mi
1605 Anne Dr Royal Oak, MI	2.0	3.5	1814	$2,900	$1.60	4d	1	0.99mi
1414 Crooks Rd Unit 2 Royal Oak, MI	3.0	2.0	1400	$1,800	$1.29	26d	1	0.99mi
1572 Maryland Club Dr Royal Oak, MI	2.0	2.0	1477	$2,450	$1.66	5d	1	1.01mi
1880 Rochester Rd Royal Oak, MI	1.0–2.0	1.0	900	$1,550	$1.72	23d	1	1.10mi
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	7d	1	1.12mi
27865 Brettonwoods St Madison Heights, MI	3.0	2.0	964	$2,000	$2.07	13d	1	1.12mi
1337 S Washington Ave Royal Oak, MI	2.0	2.0	1380	$2,350	$1.70	0d	1	1.12mi
1814 N Center St Royal Oak, MI	3.0	1.5	1072	$1,790	$1.67	6d	1	1.16mi
1031 N Sherman Dr Unit A Royal Oak, MI	3.0	2.5	1500	$3,000	$2.00	3d	1	1.16mi

Listing history 26 events

1. 2026-05-15
   listed $295,000 Active 1724-char remark

   Show marketing remark (1724 chars)

   OFFER DEADLINE SUNDAY, MAY 17TH BY 7 P. M. * * * Fantastic opportunity to own a beautifully updated ranch style home in one of Metro Detroit's most sought-after communities! This charming 2-bedroom ranch welcomes you with a nicely landscaped front yard and new front porch, offering wonderful curb appeal from the moment you arrive. Inside, you'll find an inviting interior featuring neutral color tones, hardwood flooring, and newer Wallside windows throughout the living room and bedrooms. The gorgeous kitchen has been tastefully updated with granite countertops, newer stainless steel appliances, and newer flooring, creating the perfect space for everyday living and entertaining. Both bedrooms feature hardwood flooring, newer windows, and neutral decor. The main floor full bath includes a shower/tub combination, tile finishes, and convenient built-in storage space. The finished basement provides excellent additional living space with new vinyl plank flooring throughout, a conveniently located half bath, separate laundry area with washer and dryer included, plus there is an additional storage area. Glass block windows add both style and functionality. Air conditioner newer/installed 2018. Step outside to enjoy the private backyard featuring a fenced-in area and a stone patio behind the garage - perfect for relaxing, entertaining, and enjoying Michigan's beautiful seasons. Ideally located near Whittier Park and just minutes from the Royal Oak Farmers Market, top-rated restaurants, boutiques, shopping, and everything Royal Oak has to offer. Keys at closing means you'll have plenty of time to enjoy all the fun, summer festivals, and vibrant lifestyle this amazing community provides! B. A. T. V. A. D.

2. 2026-05-15
   listed $295,000 Active 1752-char remark

   Show marketing remark (1724 chars)

   OFFER DEADLINE SUNDAY, MAY 17TH BY 7 P. M. * * * Fantastic opportunity to own a beautifully updated ranch style home in one of Metro Detroit's most sought-after communities! This charming 2-bedroom ranch welcomes you with a nicely landscaped front yard and new front porch, offering wonderful curb appeal from the moment you arrive. Inside, you'll find an inviting interior featuring neutral color tones, hardwood flooring, and newer Wallside windows throughout the living room and bedrooms. The gorgeous kitchen has been tastefully updated with granite countertops, newer stainless steel appliances, and newer flooring, creating the perfect space for everyday living and entertaining. Both bedrooms feature hardwood flooring, newer windows, and neutral decor. The main floor full bath includes a shower/tub combination, tile finishes, and convenient built-in storage space. The finished basement provides excellent additional living space with new vinyl plank flooring throughout, a conveniently located half bath, separate laundry area with washer and dryer included, plus there is an additional storage area. Glass block windows add both style and functionality. Air conditioner newer/installed 2018. Step outside to enjoy the private backyard featuring a fenced-in area and a stone patio behind the garage - perfect for relaxing, entertaining, and enjoying Michigan's beautiful seasons. Ideally located near Whittier Park and just minutes from the Royal Oak Farmers Market, top-rated restaurants, boutiques, shopping, and everything Royal Oak has to offer. Keys at closing means you'll have plenty of time to enjoy all the fun, summer festivals, and vibrant lifestyle this amazing community provides! B. A. T. V. A. D.

3. 2026-05-12
   historical $295,000 1724-char remark

   Show marketing remark (1724 chars)

   OFFER DEADLINE SUNDAY, MAY 17TH BY 7 P. M. * * * Fantastic opportunity to own a beautifully updated ranch style home in one of Metro Detroit's most sought-after communities! This charming 2-bedroom ranch welcomes you with a nicely landscaped front yard and new front porch, offering wonderful curb appeal from the moment you arrive. Inside, you'll find an inviting interior featuring neutral color tones, hardwood flooring, and newer Wallside windows throughout the living room and bedrooms. The gorgeous kitchen has been tastefully updated with granite countertops, newer stainless steel appliances, and newer flooring, creating the perfect space for everyday living and entertaining. Both bedrooms feature hardwood flooring, newer windows, and neutral decor. The main floor full bath includes a shower/tub combination, tile finishes, and convenient built-in storage space. The finished basement provides excellent additional living space with new vinyl plank flooring throughout, a conveniently located half bath, separate laundry area with washer and dryer included, plus there is an additional storage area. Glass block windows add both style and functionality. Air conditioner newer/installed 2018. Step outside to enjoy the private backyard featuring a fenced-in area and a stone patio behind the garage - perfect for relaxing, entertaining, and enjoying Michigan's beautiful seasons. Ideally located near Whittier Park and just minutes from the Royal Oak Farmers Market, top-rated restaurants, boutiques, shopping, and everything Royal Oak has to offer. Keys at closing means you'll have plenty of time to enjoy all the fun, summer festivals, and vibrant lifestyle this amazing community provides! B. A. T. V. A. D.

4. 2023-05-22
   soldstatus $250,000
5. 2023-05-09
   soldstatus $250,000

   Show marketing remark (296 chars)

   Great home close to Downtown Royal Oak!! This ranch 2 bedroom, 1 1/2 bath home is move in ready. Living room & bedroom windows are new, A/C 2018, wood flooring throughout, eat in kitchen, partially finished basement with glass block windows & a stone patio with a fenced in back yard.

6. 2023-05-09
   soldstatus $250,000 Closed

   Show marketing remark (296 chars)

   Great home close to Downtown Royal Oak!! This ranch 2 bedroom, 1 1/2 bath home is move in ready. Living room & bedroom windows are new, A/C 2018, wood flooring throughout, eat in kitchen, partially finished basement with glass block windows & a stone patio with a fenced in back yard.

7. 2023-04-09
   status Pending
8. 2023-04-08
   listed $229,900

   Show marketing remark (296 chars)

   Great home close to Downtown Royal Oak!! This ranch 2 bedroom, 1 1/2 bath home is move in ready. Living room & bedroom windows are new, A/C 2018, wood flooring throughout, eat in kitchen, partially finished basement with glass block windows & a stone patio with a fenced in back yard.

9. 2023-04-08
   listed $229,900 Active

   Show marketing remark (296 chars)

   Great home close to Downtown Royal Oak!! This ranch 2 bedroom, 1 1/2 bath home is move in ready. Living room & bedroom windows are new, A/C 2018, wood flooring throughout, eat in kitchen, partially finished basement with glass block windows & a stone patio with a fenced in back yard.

10. 2017-11-13
    soldstatus $174,900
11. 2017-10-31
    soldstatus $174,900 Sold
12. 2017-10-31
    soldstatus $174,900 Closed
13. 2017-09-24
    status Pending
14. 2017-09-24
    status Pending
15. 2017-09-19
    listed $174,900 Active
16. 2017-09-19
    listed $174,900 Active
17. 2017-04-20
    soldstatus $130,000
18. 2006-09-15
    soldstatus $157,500
19. 2006-08-17
    soldstatus $157,500
20. 2006-08-14
    soldstatus $157,500
21. 2006-07-28
    historical
22. 2006-03-20
    listed $164,000
23. 2006-03-20
    listed $164,000
24. 2003-02-14
    soldstatus $154,000
25. 2003-01-01
    listed $157,000
26. 2000-03-15
    soldstatus $100,000

ⓘ 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: $4,335 · $361/mo
• Projected year-2 tax: $4,439 · $370/mo
• Expected delta: +$104/yr (+$9/mo · 2.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $26,841
• − Mortgage interest: −$16,525
• − Property taxes: −$4,335
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,147
• − Management: −$2,147
• − Depreciation: −$8,582
• Taxable loss: −$8,370
• Est. tax savings @ 24.0%: +$2,009
• After-tax cash flow: $-1,161/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: Royal Oak Schools
• NCES district ID: 2630300
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $65,456
• Composite: 44.19/100
• National rank: #2853
• State rank: #89 of 540 in MI

Livability — Royal Oak

• Score: 83/100
• State rank: #50
• US rank: #1020

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royal Oak, MI
• County: Oakland County · 1,009,092 people
• City population: 57,974
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,868
• Household income: $112,840
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 625.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% 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: ▼ -571.62%
• Current HPI: 224.5887
• Rent YoY: ▲ 4.72%
• 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

+195.0% since first listed

28 events — show timeline

• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-15 Listed $295,000 MiRealSource-MiMLS
• 2026-05-15 Listed $295,000 REALCOMP
• 2026-05-12 Coming Soon $295,000 MiRealSource-MiMLS
• 2023-05-22 Sold (Public Records) $250,000 Public Records
• 2023-05-09 Sold (MLS) $250,000 MiRealSource-MiMLS
• 2023-05-09 Sold (MLS) $250,000 REALCOMP
• 2023-04-09 Pending — MiRealSource-MiMLS
• 2023-04-08 Listed $229,900 MiRealSource-MiMLS
• 2023-04-08 Listed $229,900 REALCOMP
• 2017-11-13 Sold (Public Records) $174,900 Public Records
• 2017-10-31 Sold (MLS) $174,900 MiRealSource-MiMLS
• 2017-10-31 Sold (MLS) $174,900 REALCOMP
• 2017-09-24 Pending — MiRealSource-MiMLS
• 2017-09-24 Pending — REALCOMP
• 2017-09-19 Listed $174,900 MiRealSource-MiMLS
• 2017-09-19 Listed $174,900 REALCOMP
• 2017-04-20 Sold (Public Records) $130,000 Public Records
• 2006-09-15 Sold (Public Records) $157,500 Public Records
• 2006-08-17 Sold (MLS) $157,500 REALCOMP
• 2006-08-14 Sold (MLS) $157,500 MiRealSource-MiMLS
• 2006-07-28 Listing Removed — MiRealSource-MiMLS
• 2006-03-20 Listed $164,000 MiRealSource-MiMLS
• 2006-03-20 Listed $164,000 REALCOMP
• 2003-02-14 Sold (MLS) $154,000 REALCOMP
• 2003-01-01 Listed $157,000 REALCOMP
• 2000-03-15 Sold (Public Records) $100,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $4,335 · +2.4% YoY. Source: county tax records.