4374 Arden Pl · Royal Oak, MI 48073

$399,900

3 bd · 1.5 ba · 2,253 sqft · SingleFamily public records · 14 Days on market

Built 1951 0.26 ac lot $177/sqft · 6% below area Est $442k · 9% 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 +11.8/15.0
• Cash flow +10.8/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming Ranch-style home nestled in the highly sought-after Royal Oak community! Step inside through the inviting foyer, where you are greeted by a bright and spacious living room, perfect for relaxing or entertaining. The seamless flow continues into the elegant dining room, which effortlessly connects to the kitchen, making meal prep and hosting a breeze. The well-appointed main floor also features two comfortable bedrooms and a full bathroom, offering convenient single-level living. A dedicated den, originally used as the third bedroom and could easily be converted back, provides the perfect space for a home office or quiet retreat, and flows naturally into the stunning four seasons room, ideal for enjoying the beauty of every season from the comfort of your own home. The full basement offers a blank canvas just waiting for your personal touch! Whether you envision a recreation room, home gym, entertainment space, or additional living area, the possibilities are endless. The basement also includes a convenient powder room, adding extra functionality to this incredible bonus space. Modern updates include brand new light fixtures in 2026, adding a fresh and stylish touch throughout. Perfectly situated in a central location near Woodward Avenue, you will enjoy easy access to Royal Oak's vibrant dining, shopping, and entertainment scene. This move-in ready Ranch is the perfect place to call home. Schedule your showing today before it is gone!

Key facts

• Elegant dining room
• Dedicated den
• Modern updates

Tags

• RANCH STYLE HOME
• ELEGANT DINING ROOM
• DEDICATED DEN
• FOUR SEASONS ROOM
• FULL BASEMENT
• MODERN UPDATES

Property features AI

Finance

• HOA & community: Sidewalks; Pets allowed

Exterior

• Parking: Detached garage; 2-car garage; Garage faces front; Garage door opener
• Security: Leased security system; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Public power (standard service)
• Home design: Single family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Unfinished basement
• Exterior features: Patio; Porch; Fenced yard; Asphalt roof; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Microwave; Free-standing refrigerator; Stainless steel appliances
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement has bath stubbed
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Unfurnished; Wood-burning fireplace in the living room; Lighting
• Laundry & utility: Washer; Dryer; Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $310k (22.6% below list).
• Recommended offer: $310k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Alfred E Upton Elementary School (math 22% / reading 37%, grade F, #866 of 1,397 statewide, top 65%, 303 students, 36% 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 (+2.4%/yr); 259 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 41% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $185k; list at $400k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,597 (22.6% 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 1951 — 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: 0.77% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $441,768
• List price: $399,900
• Delta: -9.48%
• 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
4240 Sheridan Dr	0.08mi	3/2.5	2,071 (-8%)	1mo	$531,000	$256	78
4321 Robinwood Ave	0.32mi	4/2.0 (+1)	2,225 (-1%)	1mo	$495,000	$222	75
4707 Olivia Ave	0.41mi	3/2.5	2,177 (-3%)	3mo	$727,000	$334	69
1331 Davis Ave	0.54mi	3/2.5	2,258 (+0%)	2mo	$615,000	$272	68
32240 Auburn Dr	0.44mi	3/1.5	2,112 (-6%)	1mo	$585,000	$277	68
4311 Arlington Dr	0.18mi	3/2.5	2,546 (+13%)	1mo	$539,900	$212	65
4447 Elmwood Ave	0.20mi	3/2.0	1,916 (-15%)	1mo	$420,000	$219	63
4411 Robinwood Ave	0.25mi	4/1.5 (+1)	1,940 (-14%)	0mo	$390,000	$201	60
1571 Ruffner Ave	0.74mi	3/2.5	2,237 (-1%)	2mo	$850,000	$380	58
3915 Parkview Dr	0.36mi	4/2.5 (+1)	2,550 (+13%)	1mo	$435,000	$171	52
4253 Mandalay Ave	0.60mi	4/2.5 (+1)	2,442 (+8%)	1mo	$780,850	$320	48
16083 Kirkshire Ave	0.71mi	4/2.5 (+1)	2,500 (+11%)	2mo	$400,000	$160	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 · 2.36% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-78,515
• Equity at exit: $59,626

10-year hold

• IRR: -14.7%
• Equity multiple: 0.18×
• Total profit: $-91,601
• Equity at exit: $34,576

Cash invested: $111,972 (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 48073

• Rents YoY: 2.4%
• Active inventory: 259
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $3,096 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$366 /mo · $4,389/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-184

Break-even live

Break-even rent $3,328

Max offer price $367,457

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-70	+0% $-184	+5% $-297	+10% $-410
Rent	-10% $-428	-5% $-306	+0% $-184	+5% $-61	+10% $61
Rate	-1.0pp $18	-0.5pp $-82	base $-184	+0.5pp $-287	+1.0pp $-393

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4307 Cooper Ave Royal Oak, MI	3.0	2.0	1679	$2,550	$1.52	19d	1	0.12mi
3902 Springer Ave Royal Oak, MI	4.0	2.5	2225	$2,800	$1.26	16d	1	0.52mi
15859 Buckingham Ave Beverly Hills, MI	4.0	1.5	2192	$2,850	$1.30	0d	1	0.61mi
1109 Bennaville Ave Birmingham, MI	3.0	2.5	2786	$7,000	$2.51	12d	1	0.76mi
615 Davis Ave Birmingham, MI	3.0	2.5	2168	$3,700	$1.71	6d	1	0.77mi
707 S Worth St Birmingham, MI	1.0–2.0	1.0–2.0	1290	$6,900	$5.35	0d	21	1.08mi
401 S Eton St Birmingham, MI	2.0–4.0	2.5	2277	$7,200	$3.16	6d	2	1.16mi
115 E Lincoln St Birmingham, MI	3.0	3.0	1637	$4,200	$2.57	26d	1	1.17mi
1711 Villa Rd Birmingham, MI	3.0	1.5	1653	$2,500	$1.51	26d	1	1.21mi
1859 Maryland Blvd Birmingham, MI	3.0	2.0	2247	$3,500	$1.56	14d	1	1.22mi
3003 Garden Ave Royal Oak, MI	3.0	3.0	1788	$2,850	$1.59	18d	1	1.22mi
3202 Camden Dr Troy, MI	2.0	2.5	1959	$2,300	$1.17	4d	1	1.36mi
2194 Dorchester Rd Birmingham, MI	3.0	2.0	1909	$3,500	$1.83	26d	1	1.45mi
4014 Durham Rd Royal Oak, MI	3.0	1.0	1827	$2,400	$1.31	4d	1	1.49mi

Listing history 7 events

1. 2026-05-15
   listed $399,900 Active 1482-char remark

   Show marketing remark (1482 chars)

   Welcome to this charming Ranch-style home nestled in the highly sought-after Royal Oak community! Step inside through the inviting foyer, where you are greeted by a bright and spacious living room, perfect for relaxing or entertaining. The seamless flow continues into the elegant dining room, which effortlessly connects to the kitchen, making meal prep and hosting a breeze. The well-appointed main floor also features two comfortable bedrooms and a full bathroom, offering convenient single-level living. A dedicated den, originally used as the third bedroom and could easily be converted back, provides the perfect space for a home office or quiet retreat, and flows naturally into the stunning four seasons room, ideal for enjoying the beauty of every season from the comfort of your own home. The full basement offers a blank canvas just waiting for your personal touch! Whether you envision a recreation room, home gym, entertainment space, or additional living area, the possibilities are endless. The basement also includes a convenient powder room, adding extra functionality to this incredible bonus space. Modern updates include brand new light fixtures in 2026, adding a fresh and stylish touch throughout. Perfectly situated in a central location near Woodward Avenue, you will enjoy easy access to Royal Oak's vibrant dining, shopping, and entertainment scene. This move-in ready Ranch is the perfect place to call home. Schedule your showing today before it is gone!

2. 2026-05-15
   listed $399,900 Active 1482-char remark

   Show marketing remark (1482 chars)

   Welcome to this charming Ranch-style home nestled in the highly sought-after Royal Oak community! Step inside through the inviting foyer, where you are greeted by a bright and spacious living room, perfect for relaxing or entertaining. The seamless flow continues into the elegant dining room, which effortlessly connects to the kitchen, making meal prep and hosting a breeze. The well-appointed main floor also features two comfortable bedrooms and a full bathroom, offering convenient single-level living. A dedicated den, originally used as the third bedroom and could easily be converted back, provides the perfect space for a home office or quiet retreat, and flows naturally into the stunning four seasons room, ideal for enjoying the beauty of every season from the comfort of your own home. The full basement offers a blank canvas just waiting for your personal touch! Whether you envision a recreation room, home gym, entertainment space, or additional living area, the possibilities are endless. The basement also includes a convenient powder room, adding extra functionality to this incredible bonus space. Modern updates include brand new light fixtures in 2026, adding a fresh and stylish touch throughout. Perfectly situated in a central location near Woodward Avenue, you will enjoy easy access to Royal Oak's vibrant dining, shopping, and entertainment scene. This move-in ready Ranch is the perfect place to call home. Schedule your showing today before it is gone!

3. 2002-06-21
   soldstatus $185,000
4. 2002-05-29
   soldstatus $185,000

   Show marketing remark (228 chars)

   QUALITY BRICK RANCH IN PRIME BEV HILLS SEC OFROYAL OAK. SITS ON DOUBLE LOT. NEWER WINDOW, ROOF UPDATED KIT. LR W/ NAT FP, HRWD LORRSTHROUGHOUT. 2 SEASON FLORIDA RM. PATION & PRIV. FENCE. PART FIND BASEMENT. 100 ELEC PANEL.

5. 2002-05-06
   historical

   Show marketing remark (228 chars)

   QUALITY BRICK RANCH IN PRIME BEV HILLS SEC OFROYAL OAK. SITS ON DOUBLE LOT. NEWER WINDOW, ROOF UPDATED KIT. LR W/ NAT FP, HRWD LORRSTHROUGHOUT. 2 SEASON FLORIDA RM. PATION & PRIV. FENCE. PART FIND BASEMENT. 100 ELEC PANEL.

6. 2001-10-31
   listed $209,900

   Show marketing remark (228 chars)

   QUALITY BRICK RANCH IN PRIME BEV HILLS SEC OFROYAL OAK. SITS ON DOUBLE LOT. NEWER WINDOW, ROOF UPDATED KIT. LR W/ NAT FP, HRWD LORRSTHROUGHOUT. 2 SEASON FLORIDA RM. PATION & PRIV. FENCE. PART FIND BASEMENT. 100 ELEC PANEL.

7. 1976-10-01
   soldstatus $40,000

ⓘ 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: $4,389 · $366/mo
• Projected year-2 tax: $5,274 · $439/mo
• Expected delta: +$885/yr (+$74/mo · 20.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 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: $37,152
• − Mortgage interest: −$22,401
• − Property taxes: −$4,389
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,972
• − Management: −$2,972
• − Depreciation: −$11,633
• Taxable loss: −$9,215
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $8/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): 33,106
• Household income: $91,627
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 718.0

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 (80%)
• Race & ethnicity: White 80% Black 8% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 13% Lithuanian 4% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Spanish 1% Chinese 1% Other Indo-European 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: ▼ -479.60%
• Current HPI: 215.8425
• Rent YoY: ▲ 2.36%
• 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

+899.8% since first listed

13 events — show timeline

• 2026-05-29 Pending — MiRealSource-MiMLS
• 2026-05-29 Pending — REALCOMP
• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-20 Relisted — REALCOMP
• 2026-05-19 Contingent — MiRealSource-MiMLS
• 2026-05-19 Contingent — REALCOMP
• 2026-05-15 Listed $399,900 REALCOMP
• 2026-05-15 Listed $399,900 MiRealSource-MiMLS
• 2002-06-21 Sold (Public Records) $185,000 Public Records
• 2002-05-29 Sold (MLS) $185,000 MiRealSource-MiMLS
• 2002-05-06 Listing Removed — MiRealSource-MiMLS
• 2001-10-31 Listed $209,900 MiRealSource-MiMLS
• 1976-10-01 Sold (Public Records) $40,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,389 · +2.4% YoY. Source: county tax records.