1213 Batavia Ave · Royal Oak, MI 48067

$260,000

3 bd · 1.0 ba · 958 sqft · SingleFamily public records · 72 Days on market

Built 1964 5,663 sqft lot $271/sqft · 7% below area Est $280k · 7% under

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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 +18.1/30.0
• ARV discount +10.8/15.0
• DSCR +5.7/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.9/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into a quiet cul-de-sac in a desirable Royal Oak location, this clean and well-maintained 3-bedroom, 1-bath ranch offers the comfort and practicality buyers are looking for, paired with a location that’s hard to beat. Just a short walk or quick bike ride to downtown Royal Oak, you’re within easy reach of restaurants, coffee shops, boutiques, and nightlife, making it easy to stay connected to everything the city has to offer while still enjoying a quieter residential setting. Inside, you’ll find a bright living area, a functional single-level layout, and a well-kept kitchen with ample cabinet storage. The layout is efficient and comfortable, making everyday living simple and flexible. Outside, the fenced backyard provides space to relax, entertain, or let pets roam, while the detached 2-car garage is a major bonus, ideal for parking, storage, or projects. A covered front porch adds charm and gives you a place to sit and take in the neighborhood. With strong walkability, close proximity to downtown, and easy access to parks and major freeways, this is a well-rounded opportunity in one of Royal Oak’s most consistently desirable areas.

Key facts

• Covered front porch
• Quiet cul-de-sac
• Fenced backyard

Tags

• QUIET CUL-DE-SAC
• SHORT WALK TO DOWNTOWN
• FENCED BACKYARD
• DETACHED GARAGE
• COVERED FRONT PORCH
• STRONG WALKABILITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $233k (10.5% below list).
• Recommended offer: $233k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.6% 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.
• Market conditions: Rents rising fast (+4.7%/yr); 217 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $8k 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 72 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $260k implies a 1237% gain — meaningful room to come down on a strong offer.

Recommended offer $232,617 (10.5% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. 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?
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: 0.89% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $280,380
• List price: $260,000
• Delta: -7.27%
• 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
68 Kensington Blvd	0.35mi	2/1.0 (-1)	1,014 (+6%)	0mo	$199,900	$197	69
1602 Hoffman Ave	0.50mi	3/1.0	923 (-4%)	4mo	$216,000	$234	67
635 S Rembrandt Ave	0.49mi	3/1.0	903 (-6%)	1mo	$272,000	$301	66
36 Kensington Blvd	0.40mi	2/1.0 (-1)	1,020 (+6%)	1mo	$315,000	$309	65
2840 Horton St	0.71mi	3/1.0	948 (-1%)	2mo	$220,000	$232	64
88 Wellesley Dr	0.46mi	3/1.5	1,036 (+8%)	2mo	$341,013	$329	61
3311 Goodrich St	0.66mi	3/1.0	1,000 (+4%)	3mo	$280,000	$280	59
2944 Wolcott St	0.74mi	3/1.0	936 (-2%)	3mo	$220,000	$235	59
1101 E 4th St	0.64mi	2/1.0 (-1)	892 (-7%)	0mo	$215,000	$241	53
3116 Horton St	0.56mi	3/2.0	1,061 (+11%)	2mo	$299,500	$282	50
73 Amherst Rd	0.49mi	3/2.0	1,100 (+15%)	0mo	$463,000	$421	48
1538 S Campbell Rd	0.66mi	3/1.0	831 (-13%)	6mo	$222,000	$267	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 · 4.72% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-23,667
• Equity at exit: $38,767

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $15,077
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,326 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $227

Break-even live

Break-even rent $2,039

Max offer price $260,000

Occupancy floor 85%

Sensitivity live

Price	-10% $374	-5% $300	+0% $227	+5% $153	+10% $80
Rent	-10% $43	-5% $135	+0% $227	+5% $319	+10% $411
Rate	-1.0pp $358	-0.5pp $293	base $227	+0.5pp $159	+1.0pp $91

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 Cherokee Ave Royal Oak, MI	2.0	1.5	944	$2,250	$2.38	4d	1	0.31mi
818 Etowah Ave Unit 1032341P Royal Oak, MI	2.0	1.0	893	$6,755	$7.56	15d	1	0.39mi
1100 S Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1179	$6,000	$5.09	0d	3	0.44mi
25090 Woodward Ave Royal Oak, MI	1.0–3.0	1.0–2.5	1146	$4,195	$3.66	0d	12	0.51mi
100 W 5th St Royal Oak, MI	2.0	2.0	1119	$3,200	$2.86	25d	2	0.68mi
1816 Guthrie Ave Royal Oak, MI	3.0	1.0	1100	$1,800	$1.64	6d	1	0.73mi
609 E Eleven Mile Rd Royal Oak, MI	1.0–2.0	1.0	925	$1,375	$1.49	25d	1	0.77mi
118 N Main St Royal Oak, MI	3.0	1.0–3.0	1432	$6,200	$4.33	0d	4	0.88mi
350 N Main St #806 Royal Oak, MI	2.0	2.0	1100	$2,400	$2.18	25d	1	0.93mi
617 S Edgeworth Ave Royal Oak, MI	2.0	1.0	955	$2,125	$2.23	25d	1	0.93mi
2181 Coy St Ferndale, MI	3.0	1.0	1050	$1,995	$1.90	11d	1	1.02mi
1800 Browning St Ferndale, MI	2.0	1.0	809	$1,600	$1.98	6d	1	1.02mi
480 N Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1045	$4,645	$4.44	0d	6	1.02mi
201 N Lafayette Ave Royal Oak, MI	1.0–2.0	1.0	755	$1,587	$2.10	0d	5	1.03mi
455 E Cambourne St Unit 2 Ferndale, MI	2.0	1.0	900	$2,400	$2.67	4d	1	1.10mi
453 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$2,500	$2.50	4d	1	1.11mi
400 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$1,400	$1.40	11d	1	1.12mi
501 E Breckenridge St Ferndale, MI	3.0	1.0	946	$1,800	$1.90	25d	1	1.18mi
1820 Taylor Ave Royal Oak, MI	2.0	1.0	832	$1,700	$2.04	15d	1	1.19mi
2215 Browning St Ferndale, MI	2.0	1.0	739	$1,350	$1.83	5d	1	1.21mi
425 Vester St Unit A Ferndale, MI	2.0	1.0	525	$1,349	$2.57	6d	1	1.27mi
430 W 9 Mile Rd Ferndale, MI	1.0–2.0	2.0	826	$2,827	$3.42	0d	2	1.28mi
418 Austin Ave Royal Oak, MI	3.0	1.0	946	$2,200	$2.33	5d	1	1.32mi
1007 Gardenia Ave Unit 1009 Royal Oak, MI	2.0	1.0	1000	$1,400	$1.40	25d	1	1.34mi
328 W Kalama Ave Madison Heights, MI	3.0	1.0	900	$1,575	$1.75	6d	1	1.45mi
552 E Saratoga St Unit Upper Unit Ferndale, MI	2.0	1.0	700	$1,300	$1.86	25d	1	1.45mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	15d	1	1.49mi
1725 Gardenia Ave Royal Oak, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.50mi

Listing history 28 events

1. 2026-06-21
   days on market $260,000 Active 72 DOM
2. 2026-06-18
   days on market $260,000 Active 69 DOM
3. 2026-06-17
   days on market $260,000 Active 68 DOM
4. 2026-06-16
   days on market $260,000 Active 67 DOM
5. 2026-06-15
   days on market $260,000 Active 66 DOM
6. 2026-06-13
   days on market $260,000 Active 64 DOM
7. 2026-06-09
   days on market $260,000 Active 60 DOM
8. 2026-06-08
   days on market $260,000 Active 59 DOM
9. 2026-06-07
   days on market $260,000 Active 58 DOM
10. 2026-06-04
    days on market $260,000 Active 55 DOM
11. 2026-06-03
    days on market $260,000 Active 54 DOM
12. 2026-06-02
    days on market $260,000 Active 53 DOM
13. 2026-06-01
    days on market $260,000 Active 52 DOM
14. 2026-05-31
    days on market $260,000 Active 51 DOM
15. 2026-04-10
    listed $274,900 Active 1180-char remark

    Show marketing remark (1156 chars)

    Tucked into a quiet cul-de-sac in a desirable Royal Oak location, this clean and well-maintained 3-bedroom, 1-bath ranch offers the comfort and practicality buyers are looking for, paired with a location that's hard to beat. Just a short walk or quick bike ride to downtown Royal Oak, you're within easy reach of restaurants, coffee shops, boutiques, and nightlife, making it easy to stay connected to everything the city has to offer while still enjoying a quieter residential setting. Inside, you'll find a bright living area, a functional single-level layout, and a well-kept kitchen with ample cabinet storage. The layout is efficient and comfortable, making everyday living simple and flexible. Outside, the fenced backyard provides space to relax, entertain, or let pets roam, while the detached 2-car garage is a major bonus, ideal for parking, storage, or projects. A covered front porch adds charm and gives you a place to sit and take in the neighborhood. With strong walkability, close proximity to downtown, and easy access to parks and major freeways, this is a well-rounded opportunity in one of Royal Oak's most consistently desirable areas.

16. 2026-04-10
    listed $274,900 Active 1156-char remark

    Show marketing remark (1156 chars)

    Tucked into a quiet cul-de-sac in a desirable Royal Oak location, this clean and well-maintained 3-bedroom, 1-bath ranch offers the comfort and practicality buyers are looking for, paired with a location that's hard to beat. Just a short walk or quick bike ride to downtown Royal Oak, you're within easy reach of restaurants, coffee shops, boutiques, and nightlife, making it easy to stay connected to everything the city has to offer while still enjoying a quieter residential setting. Inside, you'll find a bright living area, a functional single-level layout, and a well-kept kitchen with ample cabinet storage. The layout is efficient and comfortable, making everyday living simple and flexible. Outside, the fenced backyard provides space to relax, entertain, or let pets roam, while the detached 2-car garage is a major bonus, ideal for parking, storage, or projects. A covered front porch adds charm and gives you a place to sit and take in the neighborhood. With strong walkability, close proximity to downtown, and easy access to parks and major freeways, this is a well-rounded opportunity in one of Royal Oak's most consistently desirable areas.

17. 2025-11-06
    historical
18. 2025-11-06
    historical
19. 2025-11-06
    historical
20. 2025-11-06
    historical
21. 2025-10-16
    listed $325,000 Active
22. 2025-10-16
    listed $325,000 Active
23. 2025-10-16
    listed $325,000 Active
24. 2025-10-16
    listed $325,000 Active
25. 2025-10-14
    historical
26. 2025-10-14
    historical
27. 1971-10-01
    soldstatus $19,450
28. 1970-10-01
    soldstatus $13,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,168/yr (+$97/mo · 70.0%)

ⓘ 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 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: $27,914
• − Mortgage interest: −$14,564
• − Property taxes: −$1,668
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,233
• − Management: −$2,233
• − Depreciation: −$7,564
• Taxable loss: −$1,648
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $3,118/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

+2014.6% since first listed

14 events — show timeline

• 2026-04-10 Listed $274,900 REALCOMP
• 2026-04-10 Listed $274,900 MiRealSource-MiMLS
• 2025-11-06 Listing Removed — MiRealSource-MiMLS
• 2025-11-06 Listing Removed — MiRealSource-MiMLS
• 2025-11-06 Listing Removed — REALCOMP
• 2025-11-06 Listing Removed — REALCOMP
• 2025-10-16 Listed $325,000 MiRealSource-MiMLS
• 2025-10-16 Listed $325,000 REALCOMP
• 2025-10-16 Listed $325,000 MiRealSource-MiMLS
• 2025-10-16 Listed $325,000 REALCOMP
• 2025-10-14 Coming Soon — MiRealSource-MiMLS
• 2025-10-14 Coming Soon — MiRealSource-MiMLS
• 1971-10-01 Sold (Public Records) $19,450 Public Records
• 1970-10-01 Sold (Public Records) $13,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,668 · -22.1% YoY. Source: county tax records.