2019 Hyland St · Ferndale, MI 48220

$220,000

3 bd · 1.0 ba · 696 sqft · SingleFamily public records · 37 Days on market

Built 1950 4,792 sqft lot Est $164k · 34% over

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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).

• Cash flow +15.7/30.0
• DSCR +4.8/10.0
• Livability +4.5/5.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Ferndale bungalow with inviting curb appeal and a comfortable, easy-to-live-in layout, ideally located just north of 9 Mile and west of Woodward. A covered front porch welcomes you inside to a bright living room filled with natural light and an open, comfortable feel that makes the home immediately welcoming. The kitchen offers ample cabinetry and practical workspace, creating a functional hub for everyday cooking and gathering. Two well-sized bedrooms and a full bath are conveniently located on the main floor, offering a smart and efficient layout. Upstairs, the expansive upper-level bedroom provides a versatile retreat with plenty of room for a sleeping area, workspace, or additional storage. The partially finished basement extends the living space with bonus areas ideal for recreation, hobbies, or a home office, along with a dedicated laundry area and additional storage. Step outside to a fenced backyard with space to relax, entertain, or garden. A detached 2.5-car garage provides excellent parking and storage. Located in the heart of Ferndale near major roads, shopping, dining, and parks, this home offers a convenient setting with the character and functionality of a classic bungalow.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $194k (11.8% below list).
• Recommended offer: $194k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 180 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $2k of loan paydown is wiped out by about $7k 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 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $123k; list at $220k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,118 (11.8% below list)

Questions for the listing agent

1. It's been on market 37 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 1950 — 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 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?
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: 0.88% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $164,256
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23100 Majestic St	0.53mi	2/1.0 (-1)	720 (+3%)	18mo	$170,000	$236	49
8503 Colgate St	0.61mi	2/1.0 (-1)	798 (+15%)	1mo	$185,000	$232	41
1654 Beaufield St	0.48mi	2/1.0 (-1)	775 (+11%)	16mo	$230,000	$297	40
23411 Manistee St St	0.63mi	2/1.0 (-1)	768 (+10%)	16mo	$165,000	$215	35

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: -9.9%
• Equity multiple: 0.63×
• Total profit: $-23,003
• Equity at exit: $32,803

10-year hold

• IRR: 3.2%
• Equity multiple: 1.27×
• Total profit: $16,437
• Equity at exit: $19,022

Cash invested: $61,600 (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: 180
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $96

Break-even live

Break-even rent $1,819

Max offer price $220,000

Occupancy floor 90%

Sensitivity live

Price	-10% $221	-5% $159	+0% $96	+5% $34	+10% $-28
Rent	-10% $-57	-5% $20	+0% $96	+5% $173	+10% $250
Rate	-1.0pp $207	-0.5pp $152	base $96	+0.5pp $39	+1.0pp $-19

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	25d	1	1.03mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	18d	1	1.18mi
425 Vester St Unit A Ferndale, MI	2.0	1.0	525	$1,349	$2.57	6d	1	1.34mi
552 E Saratoga St Unit Upper Unit Ferndale, MI	2.0	1.0	700	$1,300	$1.86	25d	1	1.41mi

Listing history 16 events

1. 2026-04-19
   status Pending 1215-char remark

   Show marketing remark (1215 chars)

   Classic Ferndale bungalow with inviting curb appeal and a comfortable, easy-to-live-in layout, ideally located just north of 9 Mile and west of Woodward. A covered front porch welcomes you inside to a bright living room filled with natural light and an open, comfortable feel that makes the home immediately welcoming. The kitchen offers ample cabinetry and practical workspace, creating a functional hub for everyday cooking and gathering. Two well-sized bedrooms and a full bath are conveniently located on the main floor, offering a smart and efficient layout. Upstairs, the expansive upper-level bedroom provides a versatile retreat with plenty of room for a sleeping area, workspace, or additional storage. The partially finished basement extends the living space with bonus areas ideal for recreation, hobbies, or a home office, along with a dedicated laundry area and additional storage. Step outside to a fenced backyard with space to relax, entertain, or garden. A detached 2.5-car garage provides excellent parking and storage. Located in the heart of Ferndale near major roads, shopping, dining, and parks, this home offers a convenient setting with the character and functionality of a classic bungalow.

2. 2026-04-19
   status Pending

   Show marketing remark (1215 chars)

   Classic Ferndale bungalow with inviting curb appeal and a comfortable, easy-to-live-in layout, ideally located just north of 9 Mile and west of Woodward. A covered front porch welcomes you inside to a bright living room filled with natural light and an open, comfortable feel that makes the home immediately welcoming. The kitchen offers ample cabinetry and practical workspace, creating a functional hub for everyday cooking and gathering. Two well-sized bedrooms and a full bath are conveniently located on the main floor, offering a smart and efficient layout. Upstairs, the expansive upper-level bedroom provides a versatile retreat with plenty of room for a sleeping area, workspace, or additional storage. The partially finished basement extends the living space with bonus areas ideal for recreation, hobbies, or a home office, along with a dedicated laundry area and additional storage. Step outside to a fenced backyard with space to relax, entertain, or garden. A detached 2.5-car garage provides excellent parking and storage. Located in the heart of Ferndale near major roads, shopping, dining, and parks, this home offers a convenient setting with the character and functionality of a classic bungalow.

3. 2026-03-14
   listed $220,000 Active 1215-char remark

   Show marketing remark (1215 chars)

   Classic Ferndale bungalow with inviting curb appeal and a comfortable, easy-to-live-in layout, ideally located just north of 9 Mile and west of Woodward. A covered front porch welcomes you inside to a bright living room filled with natural light and an open, comfortable feel that makes the home immediately welcoming. The kitchen offers ample cabinetry and practical workspace, creating a functional hub for everyday cooking and gathering. Two well-sized bedrooms and a full bath are conveniently located on the main floor, offering a smart and efficient layout. Upstairs, the expansive upper-level bedroom provides a versatile retreat with plenty of room for a sleeping area, workspace, or additional storage. The partially finished basement extends the living space with bonus areas ideal for recreation, hobbies, or a home office, along with a dedicated laundry area and additional storage. Step outside to a fenced backyard with space to relax, entertain, or garden. A detached 2.5-car garage provides excellent parking and storage. Located in the heart of Ferndale near major roads, shopping, dining, and parks, this home offers a convenient setting with the character and functionality of a classic bungalow.

4. 2026-03-14
   listed $220,000 Active

   Show marketing remark (1215 chars)

   Classic Ferndale bungalow with inviting curb appeal and a comfortable, easy-to-live-in layout, ideally located just north of 9 Mile and west of Woodward. A covered front porch welcomes you inside to a bright living room filled with natural light and an open, comfortable feel that makes the home immediately welcoming. The kitchen offers ample cabinetry and practical workspace, creating a functional hub for everyday cooking and gathering. Two well-sized bedrooms and a full bath are conveniently located on the main floor, offering a smart and efficient layout. Upstairs, the expansive upper-level bedroom provides a versatile retreat with plenty of room for a sleeping area, workspace, or additional storage. The partially finished basement extends the living space with bonus areas ideal for recreation, hobbies, or a home office, along with a dedicated laundry area and additional storage. Step outside to a fenced backyard with space to relax, entertain, or garden. A detached 2.5-car garage provides excellent parking and storage. Located in the heart of Ferndale near major roads, shopping, dining, and parks, this home offers a convenient setting with the character and functionality of a classic bungalow.

5. 2026-03-12
   historical $220,000 1215-char remark

   Show marketing remark (1215 chars)

   Classic Ferndale bungalow with inviting curb appeal and a comfortable, easy-to-live-in layout, ideally located just north of 9 Mile and west of Woodward. A covered front porch welcomes you inside to a bright living room filled with natural light and an open, comfortable feel that makes the home immediately welcoming. The kitchen offers ample cabinetry and practical workspace, creating a functional hub for everyday cooking and gathering. Two well-sized bedrooms and a full bath are conveniently located on the main floor, offering a smart and efficient layout. Upstairs, the expansive upper-level bedroom provides a versatile retreat with plenty of room for a sleeping area, workspace, or additional storage. The partially finished basement extends the living space with bonus areas ideal for recreation, hobbies, or a home office, along with a dedicated laundry area and additional storage. Step outside to a fenced backyard with space to relax, entertain, or garden. A detached 2.5-car garage provides excellent parking and storage. Located in the heart of Ferndale near major roads, shopping, dining, and parks, this home offers a convenient setting with the character and functionality of a classic bungalow.

6. 2021-06-09
   historical
7. 2021-03-08
   status Pending
8. 2021-03-08
   status Pending
9. 2021-03-08
   historical
10. 2021-02-18
    listed $200,000 Active
11. 2021-02-18
    listed $200,000 Active
12. 2004-04-30
    soldstatus $123,000
13. 2004-02-06
    listed $130,000
14. 2001-01-22
    soldstatus $132,500
15. 1987-12-01
    soldstatus $39,500
16. 1984-05-01
    soldstatus $35,500

ⓘ 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: $2,302 · $192/mo
• Projected year-2 tax: $2,845 · $237/mo
• Expected delta: +$543/yr (+$45/mo · 23.6%)

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,294
• − Mortgage interest: −$12,323
• − Property taxes: −$2,302
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$6,400
• Taxable loss: −$2,558
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,770/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

• Census place: Ferndale, MI
• 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

+519.7% since first listed

16 events — show timeline

• 2026-04-19 Pending — MiRealSource-MiMLS
• 2026-04-19 Pending — REALCOMP
• 2026-03-14 Listed $220,000 MiRealSource-MiMLS
• 2026-03-14 Listed $220,000 REALCOMP
• 2026-03-12 Coming Soon $220,000 MiRealSource-MiMLS
• 2021-06-09 Listing Removed — REALCOMP
• 2021-03-08 Pending — MiRealSource-MiMLS
• 2021-03-08 Pending — REALCOMP
• 2021-03-08 Listing Removed — MiRealSource-MiMLS
• 2021-02-18 Listed $200,000 MiRealSource-MiMLS
• 2021-02-18 Listed $200,000 REALCOMP
• 2004-04-30 Sold (MLS) $123,000 REALCOMP
• 2004-02-06 Listed $130,000 REALCOMP
• 2001-01-22 Sold (Public Records) $132,500 Public Records
• 1987-12-01 Sold (Public Records) $39,500 Public Records
• 1984-05-01 Sold (Public Records) $35,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,302 · +1.8% YoY. Source: county tax records.