22100 Dante St · Oak Park, MI 48237

$89,000

2 bd · 1.0 ba · 900 sqft · Condo · 343 Days on market

Built 1963 $250/mo HOA · 18% of rent

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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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 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

Two Bedroom and one Bathroom condo for sale. Property is a blank canvas waiting for your personal touches. Cash Sale Only Ready to be Rehabbed. First Floor unit Common area basement

Key facts

• $250 HOA
• Built 1963
• Listed 342 days

Property features AI

Finance

• HOA & community: Homeowners association with $250 monthly fee

Exterior

• Parking: No garage; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Two levels; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; No pets allowed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Two total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $89k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 343 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 15y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $89k implies a 345% gain — meaningful room to come down on a strong offer.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 343 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $562
• Equity at exit: $13,270

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $19,132
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$250
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $239

Break-even live

Break-even rent $1,095

Max offer price $89,000

Occupancy floor 78%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	21d	1	0.04mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	0.04mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	17d	1	0.04mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	24d	1	0.04mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	24d	1	0.05mi
21860 Coolidge Hwy #107 Oak Park, MI	1.0	1.0	700	$1,100	$1.57	24d	1	0.21mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	0.21mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	4d	1	0.21mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	0.24mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	24d	1	0.30mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.43mi
13600 Kenwood St Oak Park, MI	1.0–2.0	1.0	770	$1,649	$2.14	1d	26	0.46mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	4d	1	0.58mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	0.80mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	4d	1	0.83mi
23511 Majestic St Oak Park, MI	3.0	1.0	1100	$1,750	$1.59	24d	1	0.85mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	0.85mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.86mi
8775 W Nine Mile Rd Oak Park, MI	1.0	1.0	552	$1,295	$2.35	12d	2	0.91mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.94mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	1.11mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	1.14mi
21697 Greenfield Rd Unit A-219 Oak Park, MI	1.0	1.0	714	$1,774	$2.48	24d	1	1.19mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	1.19mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	1.21mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	1.26mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	43d	1	1.27mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	1.33mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	1.35mi
15800 Providence Dr Southfield, MI	3.0	1.0–2.0	1140	$1,570	$1.38	1d	22	1.37mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	1.40mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	1.41mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	14d	1	1.46mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	1.48mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $89,000 Active 343 DOM
2. 2026-06-17
   days on market $89,000 Active 342 DOM
3. 2026-06-16
   days on market $89,000 Active 341 DOM
4. 2026-06-15
   days on market $89,000 Active 340 DOM
5. 2026-06-13
   days on market $89,000 Active 338 DOM
6. 2026-06-13
   days on market $89,000 Active 337 DOM
7. 2026-06-09
   days on market $89,000 Active 334 DOM
8. 2026-06-08
   days on market $89,000 Active 333 DOM
9. 2026-06-07
   days on market $89,000 Active 332 DOM
10. 2026-06-04
    days on market $89,000 Active 329 DOM
11. 2026-06-03
    days on market $89,000 Active 328 DOM
12. 2026-06-02
    days on market $89,000 Active 327 DOM
13. 2026-06-01
    days on market $89,000 Active 326 DOM
14. 2026-05-31
    days on market $89,000 Active 325 DOM
15. 2025-08-14
    price $89,000
16. 2025-08-14
    price $89,000
17. 2025-08-14
    price $89,000
18. 2025-08-01
    status Active
19. 2025-07-11
    listed $99,000 Active
20. 2025-07-08
    historical
21. 2025-06-02
    status Active
22. 2025-06-01
    historical
23. 2025-05-21
    status Active
24. 2025-05-21
    historical
25. 2025-04-22
    status Active
26. 2025-04-22
    historical
27. 2025-03-31
    price $99,000
28. 2025-03-31
    status Active
29. 2025-03-29
    historical
30. 2024-02-03
    listed $75,000 Active
31. 2023-08-10
    historical
32. 2023-06-19
    listed $59,000
33. 2022-10-21
    historical
34. 2022-04-20
    listed $49,000
35. 2017-06-01
    soldstatus $20,000
36. 2017-02-14
    listed $10,000
37. 2011-06-30
    historical
38. 2011-06-30
    historical
39. 2011-03-06
    listed $2,500
40. 2011-03-06
    listed $2,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $16,769
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − HOA: −$3,000
• − Depreciation: −$2,589
• Taxable income: $1,731
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,451/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

+3460.0% since first listed

26 events — show timeline

• 2025-08-14 Price Changed $89,000 MiRealSource-MiMLS
• 2025-08-14 Price Changed $89,000 REALCOMP
• 2025-08-14 Price Changed $89,000 REALCOMP
• 2025-08-01 Relisted — REALCOMP
• 2025-07-11 Listed $99,000 REALCOMP
• 2025-07-08 Listing Removed — REALCOMP
• 2025-06-02 Relisted — REALCOMP
• 2025-06-01 Listing Removed — REALCOMP
• 2025-05-21 Relisted — REALCOMP
• 2025-05-21 Listing Removed — REALCOMP
• 2025-04-22 Relisted — REALCOMP
• 2025-04-22 Listing Removed — REALCOMP
• 2025-03-31 Price Changed $99,000 REALCOMP
• 2025-03-31 Relisted — REALCOMP
• 2025-03-29 Listing Removed — REALCOMP
• 2024-02-03 Listed $75,000 REALCOMP
• 2023-08-10 Listing Removed — REALCOMP
• 2023-06-19 Listed $59,000 REALCOMP
• 2022-10-21 Listing Removed — REALCOMP
• 2022-04-20 Listed $49,000 REALCOMP
• 2017-06-01 Sold (MLS) $20,000 REALCOMP
• 2017-02-14 Listed $10,000 REALCOMP
• 2011-06-30 Listing Removed — MiRealSource-MiMLS
• 2011-06-30 Listing Removed — REALCOMP
• 2011-03-06 Listed $2,500 MiRealSource-MiMLS
• 2011-03-06 Listed $2,500 REALCOMP