22570 Tulane Ave · Farmington Hills, MI 48336

$190,000

3 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 135 Days on market

Built 1946 9,583 sqft lot $168/sqft · 17% below area Est $229k · 17% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Rent growth +5.0/5.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXTREMELY CHARMING RANCH!! FANTASTIC Fully Updated Home w/ 3 Bedrooms, 2 Full Baths, Spacious Family Room w/ Carpeting. Brand New Kitchen w/ White Cabinets, SS Sink, New Faucet, Kitchen Appliances, Ceramic Backsplash & Luxury Vinyl Flooring. New Carpet in all Bedrooms & Hallway. New Blinds, New Light Fixtures, New Vanity & Freshly Painted. Huge Back Yard w/ Deck PERFECT for Entertaining or Relaxing. Conveniently Located Near I-696, I-275, Telegraph, Parks, Restaurants & Shopping.

Key facts

• New kitchen
• Deck
• Updated home

Tags

• UPDATED HOME
• NEW KITCHEN
• CERAMIC BACKSPLASH
• LUXURY VINYL FLOORING
• HUGE BACK YARD
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $213 ($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 $179k (5.8% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.4% in Farmington Hills — 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 81/100 on livability (#64 in MI, #1,364 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: amenities D, health & safety F.
• Farmington Public School District (urban): math 45% / reading 58% proficiency, ranked #78 of 540 in MI (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Ja Lanigan Elementary School (math 32% / reading 42%, grade F, #685 of 1,397 statewide, top 51%, 505 students, 52% FRL); Power Middle School (math 42% / reading 60%, grade C, #106 of 493 statewide, top 22%, 605 students, 29% FRL) — zoned schools average 41% FRL vs 19% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.8%/yr); 157 active listings in the ZIP; 8 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $20k; list at $190k implies a 869% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1946 — 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: 0.94% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $228,601
• List price: $190,000
• Delta: -16.89%
• 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
22760 Purdue Ave	0.22mi	3/2.0	1,113 (-1%)	4mo	$225,000	$202	84
21660 Roosevelt Ave	0.50mi	3/1.5	1,119 (-1%)	1mo	$220,000	$197	73
22800 Purdue Ave	0.23mi	3/1.0	1,200 (+6%)	2mo	$310,000	$258	73
21740 Colgate St	0.39mi	3/1.0	1,104 (-2%)	4mo	$187,000	$169	71
22943 Glenmoor Hts Dr	0.36mi	3/1.5	1,215 (+8%)	2mo	$280,000	$230	67
21514 Wheeler St	0.58mi	3/1.0	1,160 (+3%)	1mo	$214,900	$185	64
21769 Hancock St	0.57mi	3/1.0	1,092 (-3%)	4mo	$250,000	$229	61
21631 Tulane Ave	0.46mi	3/2.0	1,250 (+11%)	1mo	$239,000	$191	60
21632 Jacksonville St	0.53mi	3/1.0	1,020 (-10%)	4mo	$229,900	$225	52
22481 Springbrook Ave	0.53mi	3/1.0	963 (-15%)	1mo	$200,100	$208	46
23268 Cora Ave	0.74mi	3/1.5	1,252 (+11%)	2mo	$272,000	$217	44
21521 Roosevelt Ave	0.58mi	2/1.0 (-1)	1,020 (-10%)	6mo	$172,000	$169	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.85×
• Total profit: $-7,820
• Equity at exit: $28,330

10-year hold

• IRR: 10.6%
• Equity multiple: 2.01×
• Total profit: $53,528
• Equity at exit: $16,428

Cash invested: $53,200 (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 48336

• Rents YoY: 10.8%
• Active inventory: 157
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$996
• Tax from tax record: −$126 /mo · $1,512/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $213

Break-even live

Break-even rent $1,521

Max offer price $190,000

Occupancy floor 83%

Sensitivity live

Price	-10% $320	-5% $267	+0% $213	+5% $159	+10% $105
Rent	-10% $71	-5% $142	+0% $213	+5% $283	+10% $354
Rate	-1.0pp $308	-0.5pp $261	base $213	+0.5pp $163	+1.0pp $113

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23237 Tulane Ave Farmington Hills, MI	3.0	1.5	1104	$2,000	$1.81	12d	1	0.36mi
23085 Floral St Farmington, MI	2.0	1.0	950	$1,495	$1.57	12d	1	0.80mi
28532 Grayling Ave Farmington Hills, MI	2.0	1.0	700	$1,395	$1.99	26d	1	1.04mi
21337 Inkster Rd Unit (NO) Farmington Hills, MI	2.0	1.0	811	$1,295	$1.60	45d	1	1.26mi
20745 Saint Francis Unit 208 Farmington Hills, MI	2.0	1.0	900	$1,395	$1.55	16d	1	1.33mi
20745 Saint Francis Unit 101 Farmington Hills, MI	2.0	1.0	900	$1,495	$1.66	45d	1	1.33mi
21335 Negaunee Unit 1542196P Southfield, MI	3.0	1.0	850	$2,415	$2.84	0d	1	1.42mi
27045 Shiawassee Rd Southfield, MI	3.0	1.0	705	$1,450	$2.06	19d	1	1.43mi

Listing history 18 events

1. 2026-04-30
   price $190,000 508-char remark

   Show marketing remark (508 chars)

   EXTREMELY CHARMING RANCH!! FANTASTIC Fully Updated Home w/ 3 Bedrooms, 2 Full Baths, Spacious Family Room w/ Carpeting. Brand New Kitchen w/ White Cabinets, SS Sink, New Faucet, Kitchen Appliances, Ceramic Backsplash & Luxury Vinyl Flooring. New Carpet in all Bedrooms & Hallway. New Blinds, New Light Fixtures, New Vanity & Freshly Painted. Huge Back Yard w/ Deck PERFECT for Entertaining or Relaxing. Conveniently Located Near I-696, I-275, Telegraph, Parks, Restaurants & Shopping.

2. 2026-04-30
   price $190,000 508-char remark

   Show marketing remark (508 chars)

   EXTREMELY CHARMING RANCH!! FANTASTIC Fully Updated Home w/ 3 Bedrooms, 2 Full Baths, Spacious Family Room w/ Carpeting. Brand New Kitchen w/ White Cabinets, SS Sink, New Faucet, Kitchen Appliances, Ceramic Backsplash & Luxury Vinyl Flooring. New Carpet in all Bedrooms & Hallway. New Blinds, New Light Fixtures, New Vanity & Freshly Painted. Huge Back Yard w/ Deck PERFECT for Entertaining or Relaxing. Conveniently Located Near I-696, I-275, Telegraph, Parks, Restaurants & Shopping.

3. 2026-03-04
   price $195,000 508-char remark

   Show marketing remark (508 chars)

   EXTREMELY CHARMING RANCH!! FANTASTIC Fully Updated Home w/ 3 Bedrooms, 2 Full Baths, Spacious Family Room w/ Carpeting. Brand New Kitchen w/ White Cabinets, SS Sink, New Faucet, Kitchen Appliances, Ceramic Backsplash & Luxury Vinyl Flooring. New Carpet in all Bedrooms & Hallway. New Blinds, New Light Fixtures, New Vanity & Freshly Painted. Huge Back Yard w/ Deck PERFECT for Entertaining or Relaxing. Conveniently Located Near I-696, I-275, Telegraph, Parks, Restaurants & Shopping.

4. 2026-03-04
   price $195,000 508-char remark

   Show marketing remark (508 chars)

   EXTREMELY CHARMING RANCH!! FANTASTIC Fully Updated Home w/ 3 Bedrooms, 2 Full Baths, Spacious Family Room w/ Carpeting. Brand New Kitchen w/ White Cabinets, SS Sink, New Faucet, Kitchen Appliances, Ceramic Backsplash & Luxury Vinyl Flooring. New Carpet in all Bedrooms & Hallway. New Blinds, New Light Fixtures, New Vanity & Freshly Painted. Huge Back Yard w/ Deck PERFECT for Entertaining or Relaxing. Conveniently Located Near I-696, I-275, Telegraph, Parks, Restaurants & Shopping.

5. 2026-01-09
   listed $199,900 Active 508-char remark

   Show marketing remark (508 chars)

   EXTREMELY CHARMING RANCH!! FANTASTIC Fully Updated Home w/ 3 Bedrooms, 2 Full Baths, Spacious Family Room w/ Carpeting. Brand New Kitchen w/ White Cabinets, SS Sink, New Faucet, Kitchen Appliances, Ceramic Backsplash & Luxury Vinyl Flooring. New Carpet in all Bedrooms & Hallway. New Blinds, New Light Fixtures, New Vanity & Freshly Painted. Huge Back Yard w/ Deck PERFECT for Entertaining or Relaxing. Conveniently Located Near I-696, I-275, Telegraph, Parks, Restaurants & Shopping.

6. 2026-01-09
   listed $199,900 Active 508-char remark

   Show marketing remark (508 chars)

   EXTREMELY CHARMING RANCH!! FANTASTIC Fully Updated Home w/ 3 Bedrooms, 2 Full Baths, Spacious Family Room w/ Carpeting. Brand New Kitchen w/ White Cabinets, SS Sink, New Faucet, Kitchen Appliances, Ceramic Backsplash & Luxury Vinyl Flooring. New Carpet in all Bedrooms & Hallway. New Blinds, New Light Fixtures, New Vanity & Freshly Painted. Huge Back Yard w/ Deck PERFECT for Entertaining or Relaxing. Conveniently Located Near I-696, I-275, Telegraph, Parks, Restaurants & Shopping.

7. 2025-11-14
   historical $1,800
8. 2025-10-30
   listed $1,800
9. 2012-04-20
   soldstatus $19,600
10. 2012-04-20
    soldstatus $19,600
11. 2012-04-13
    historical
12. 2012-04-13
    historical
13. 2012-02-06
    listed $19,700
14. 2012-02-06
    listed $19,700
15. 2004-09-13
    soldstatus $128,500
16. 1980-02-01
    soldstatus $26,685
17. 1979-11-01
    soldstatus $26,900
18. 1977-12-01
    soldstatus $27,000

ⓘ 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: $1,512 · $126/mo
• Projected year-2 tax: $2,219 · $185/mo
• Expected delta: +$707/yr (+$59/mo · 46.8%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,483
• − Mortgage interest: −$10,643
• − Property taxes: −$1,512
• − Insurance: −$950
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,527
• Taxable loss: −$587
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $2,694/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: Farmington Public School District
• NCES district ID: 2614070
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $72,846
• Composite: 46.17/100
• National rank: #2497
• State rank: #78 of 540 in MI

Livability — Farmington Hills

• Score: 81/100
• State rank: #64
• US rank: #1364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington Hills, MI
• County: Oakland County · 1,009,092 people
• City population: 67,612
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 26,432
• Household income: $88,938
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 733.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 7% Asian 6% Hispanic / Latino 4%
• Common ancestry: Romanian 10% Slovak 3% Lithuanian 3%
• Foreign-born: 12% · Canada, China, South Korea
• Languages at home: 85% English-only · Other Indo-European 5% Arabic 2% Spanish 2%

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: ▼ -273.86%
• Current HPI: 177.4299
• Rent YoY: ▲ 10.83%
• 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

+603.7% since first listed

18 events — show timeline

• 2026-04-30 Price Changed $190,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $190,000 REALCOMP
• 2026-03-04 Price Changed $195,000 MiRealSource-MiMLS
• 2026-03-04 Price Changed $195,000 REALCOMP
• 2026-01-09 Listed $199,900 REALCOMP
• 2026-01-09 Listed $199,900 MiRealSource-MiMLS
• 2025-11-14 Rental Removed $1,800 APPFOLIO
• 2025-10-30 Listed for Rent $1,800 APPFOLIO
• 2012-04-20 Sold (MLS) $19,600 REALCOMP
• 2012-04-20 Sold (MLS) $19,600 MiRealSource-MiMLS
• 2012-04-13 Listing Removed — REALCOMP
• 2012-04-13 Listing Removed — MiRealSource-MiMLS
• 2012-02-06 Listed $19,700 REALCOMP
• 2012-02-06 Listed $19,700 MiRealSource-MiMLS
• 2004-09-13 Sold (Public Records) $128,500 Public Records
• 1980-02-01 Sold (Public Records) $26,685 Public Records
• 1979-11-01 Sold (Public Records) $26,900 Public Records
• 1977-12-01 Sold (Public Records) $27,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,512 · -24.1% YoY. Source: county tax records.