21341 Reimanville Ave · Ferndale, MI 48220

$129,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 19 Days on market

Built 1946 4,792 sqft lot $124/sqft · 34% below area Est $160k · 19% under

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Why this score? — see what drove the B+ 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +4.5/5.0
• Rent growth +4.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! Discover this charming 3-bedroom bungalow in a prime Ferndale location, blending comfort, convenience, and classic Detroit-area character. Enjoy beautiful hardwood floors, inviting living spaces, and a fully fenced yard ideal for outdoor relaxation. Just minutes from downtown Ferndale's vibrant restaurants, shops, and entertainment, this home offers an incredible opportunity to join one of Metro Detroit's most desirable communities. Key Details: 3 Bedrooms | 1 Bathroom, Fully Fenced Yard, Hardwood Floors Throughout, Move-In Ready - Affordable and, Full of Charm, Minutes from Downtown Ferndale. Seller Prefers Cash Offers Only - please provide Proof of Funds (POF) with all offers.

Key facts

• Fully fenced yard
• Hardwood floors
• 4,792 sq ft lot

Tags

• FULLY FENCED YARD
• HARDWOOD FLOORS
• PRIME FERNDALE LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One-and-a-half story; Brick construction; Entry at ground level with steps
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 120.75)

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Ground-level entry with steps; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.5% in Ferndale — 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 90/100 on livability (#8 in MI, #103 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: schools D+.
• Ferndale Public Schools (suburban): math 18% / reading 39% proficiency, ranked #366 of 540 in MI (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.2%/yr); 171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $898 of loan paydown is wiped out by about $4k 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 + 6.2% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y 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.

Risks & watch-outs

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

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (median comp): $160,303
• List price: $129,900
• Delta: -18.97%
• 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
21395 Westview Ave	0.08mi	3/1.0	1,100 (+5%)	3mo	$125,000	$114	86
20805 Bethlawn Blvd	0.30mi	3/1.5	1,083 (+3%)	3mo	$168,500	$156	76
1368 Northway St	0.51mi	3/1.0	1,017 (-3%)	0mo	$264,900	$260	71
1356 Albany St	0.52mi	4/1.0 (+1)	1,032 (-2%)	1mo	$205,000	$199	68
1028 W Hazelhurst St	0.59mi	3/1.0	1,087 (+4%)	2mo	$326,400	$300	65
8796 Saratoga St	0.57mi	3/1.0	985 (-6%)	0mo	$233,000	$237	63
641 Stratford Rd	0.59mi	2/1.0 (-1)	1,100 (+5%)	0mo	$220,000	$200	59
1169 W Marshall St	0.39mi	3/1.0	909 (-13%)	1mo	$216,000	$238	58
10311 Saratoga St	0.72mi	2/1.0 (-1)	1,029 (-2%)	0mo	$139,000	$135	58
8570 Troy St	0.58mi	3/1.5	969 (-8%)	1mo	$260,000	$268	58
20110 Northlawn St	0.71mi	3/1.0	1,100 (+5%)	3mo	$67,000	$61	56
931 Emwill St	0.62mi	2/1.0 (-1)	900 (-14%)	1mo	$285,000	$317	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 · 6.24% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.36×
• Total profit: $13,078
• Equity at exit: $19,369

10-year hold

• IRR: 20.6%
• Equity multiple: 3.00×
• Total profit: $72,812
• Equity at exit: $11,231

Cash invested: $36,372 (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 48220

• Rents YoY: 6.2%
• Active inventory: 171
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$681
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $447

Break-even live

Break-even rent $1,107

Max offer price $129,900

Occupancy floor 68%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	24d	1	0.35mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	5d	1	0.40mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	44d	1	0.48mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	18d	1	0.49mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	0.54mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	5d	1	0.57mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	0.58mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	0.61mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	44d	1	0.62mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	44d	1	0.63mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	44d	1	0.64mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	0.64mi
695 Livernois St Unit 1 Ferndale, MI	2.0	2.0	1500	$2,750	$1.83	13d	1	0.67mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	4d	1	0.67mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	0.67mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.67mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	15d	1	0.70mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.73mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	44d	1	0.73mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	5d	1	0.74mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	0.76mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	0.77mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	5d	1	0.77mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	24d	1	0.84mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	0.85mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	3d	1	0.92mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	17d	1	0.94mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.97mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	0.98mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	44d	1	1.05mi
23511 Majestic St Oak Park, MI	3.0	1.0	1100	$1,750	$1.59	24d	1	1.06mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	1.07mi
430 W 9 Mile Rd Ferndale, MI	1.0–2.0	1.0–2.0	754	$2,827	$3.75	2d	3	1.07mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	24d	1	1.12mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	24d	1	1.13mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	44d	1	1.13mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	24d	1	1.17mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	17d	1	1.24mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	1.27mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	18d	1	1.27mi

Listing history 38 events

1. 2026-04-30
   listed $129,900 Active 705-char remark

   Show marketing remark (705 chars)

   Welcome Home! Discover this charming 3-bedroom bungalow in a prime Ferndale location, blending comfort, convenience, and classic Detroit-area character. Enjoy beautiful hardwood floors, inviting living spaces, and a fully fenced yard ideal for outdoor relaxation. Just minutes from downtown Ferndale's vibrant restaurants, shops, and entertainment, this home offers an incredible opportunity to join one of Metro Detroit's most desirable communities. Key Details: 3 Bedrooms | 1 Bathroom, Fully Fenced Yard, Hardwood Floors Throughout, Move-In Ready - Affordable and, Full of Charm, Minutes from Downtown Ferndale. Seller Prefers Cash Offers Only - please provide Proof of Funds (POF) with all offers.

2. 2026-04-30
   listed $129,900 Active 725-char remark

   Show marketing remark (705 chars)

   Welcome Home! Discover this charming 3-bedroom bungalow in a prime Ferndale location, blending comfort, convenience, and classic Detroit-area character. Enjoy beautiful hardwood floors, inviting living spaces, and a fully fenced yard ideal for outdoor relaxation. Just minutes from downtown Ferndale's vibrant restaurants, shops, and entertainment, this home offers an incredible opportunity to join one of Metro Detroit's most desirable communities. Key Details: 3 Bedrooms | 1 Bathroom, Fully Fenced Yard, Hardwood Floors Throughout, Move-In Ready - Affordable and, Full of Charm, Minutes from Downtown Ferndale. Seller Prefers Cash Offers Only - please provide Proof of Funds (POF) with all offers.

3. 2026-04-29
   historical
4. 2026-04-29
   historical
5. 2026-03-12
   price $135,000
6. 2026-03-11
   price $135,000
7. 2025-12-16
   listed $150,000 Active
8. 2025-12-16
   listed $150,000 Active
9. 2025-12-11
   historical
10. 2025-09-15
    historical
11. 2025-09-15
    historical
12. 2025-08-05
    listed $150,000 Active
13. 2025-08-05
    listed $150,000 Active
14. 2024-02-03
    historical $1,200
15. 2024-01-19
    listed $1,200
16. 2017-09-21
    historical
17. 2017-09-21
    historical
18. 2017-08-18
    price $74,900
19. 2017-08-18
    price $74,900
20. 2017-08-17
    status Active
21. 2017-08-17
    status Active
22. 2017-08-15
    historical
23. 2017-08-15
    historical
24. 2017-08-01
    price $75,000
25. 2017-08-01
    price $75,000
26. 2017-07-31
    status Active
27. 2017-07-31
    historical
28. 2017-06-28
    price $88,900
29. 2017-06-28
    price $88,900
30. 2017-06-23
    status Active
31. 2017-06-23
    status Active
32. 2017-06-23
    status Pending
33. 2017-06-23
    status Pending
34. 2017-06-06
    price $89,000
35. 2017-06-06
    price $89,000
36. 2017-05-03
    listed $110,000 Active
37. 2017-05-02
    listed $110,000 Active
38. 2016-03-30
    soldstatus $80,000

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,835 · $153/mo
• Expected delta: +$165/yr (+$14/mo · 9.9%)

ⓘ 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 · 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: $20,077
• − Mortgage interest: −$7,276
• − Property taxes: −$1,670
• − Insurance: −$650
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$3,779
• Taxable income: $3,490
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,529/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: Ferndale Public Schools
• NCES district ID: 2614280
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 39% ▲ 5.00%
• Median HH income: $56,069
• Composite: 25.46/100
• National rank: #7449
• State rank: #366 of 540 in MI

Livability — Ferndale

• Score: 90/100
• State rank: #8
• US rank: #103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oakland County · 1,009,092 people
• City population: 21,527
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 21,527
• Household income: $89,881
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 670.0

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 (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 11% Lithuanian 6% Slovak 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -394.92%
• Current HPI: 273.0986
• Rent YoY: ▲ 6.24%
• 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

+56.2% since first listed

43 events — show timeline

• 2026-06-17 Sold (MLS) $125,000 REALCOMP
• 2026-06-17 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Listing Removed — REALCOMP
• 2026-04-30 Listed $129,900 REALCOMP
• 2026-04-30 Listed $129,900 MiRealSource-MiMLS
• 2026-04-29 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Listing Removed — REALCOMP
• 2026-03-12 Price Changed $135,000 MiRealSource-MiMLS
• 2026-03-11 Price Changed $135,000 REALCOMP
• 2025-12-16 Listed $150,000 MiRealSource-MiMLS
• 2025-12-16 Listed $150,000 REALCOMP
• 2025-12-11 Coming Soon — MiRealSource-MiMLS
• 2025-09-15 Listing Removed — REALCOMP
• 2025-09-15 Listing Removed — MiRealSource-MiMLS
• 2025-08-05 Listed $150,000 REALCOMP
• 2025-08-05 Listed $150,000 MiRealSource-MiMLS
• 2024-02-03 Rental Removed $1,200 REALCOMP
• 2024-01-19 Listed for Rent $1,200 REALCOMP
• 2017-09-21 Listing Removed — REALCOMP
• 2017-09-21 Listing Removed — MiRealSource-MiMLS
• 2017-08-18 Price Changed $74,900 MiRealSource-MiMLS
• 2017-08-18 Price Changed $74,900 REALCOMP
• 2017-08-17 Relisted — MiRealSource-MiMLS
• 2017-08-17 Relisted — REALCOMP
• 2017-08-15 Listing Removed — REALCOMP
• 2017-08-15 Listing Removed — MiRealSource-MiMLS
• 2017-08-01 Price Changed $75,000 MiRealSource-MiMLS
• 2017-08-01 Price Changed $75,000 REALCOMP
• 2017-07-31 Relisted — MiRealSource-MiMLS
• 2017-07-31 Listing Removed — MiRealSource-MiMLS
• 2017-06-28 Price Changed $88,900 MiRealSource-MiMLS
• 2017-06-28 Price Changed $88,900 REALCOMP
• 2017-06-23 Relisted — MiRealSource-MiMLS
• 2017-06-23 Relisted — REALCOMP
• 2017-06-23 Pending — MiRealSource-MiMLS
• 2017-06-23 Pending — REALCOMP
• 2017-06-06 Price Changed $89,000 MiRealSource-MiMLS
• 2017-06-06 Price Changed $89,000 REALCOMP
• 2017-05-03 Listed $110,000 MiRealSource-MiMLS
• 2017-05-02 Listed $110,000 REALCOMP
• 2016-03-30 Sold (Public Records) $80,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,670 · +3.2% YoY. Source: county tax records.