24260 Coolidge Highway Hwy · Oak Park, MI 48237

$149,000

2 bd · 1.5 ba · 1,095 sqft · SingleFamily public records · 51 Days on market

Built 1953 3,485 sqft lot Est $218k · 32% under ↓ 3% since listing

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.6/10.0
• 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 MLS

* * BACK ON THE MARKET WITH NEW UPDATES: OWN A HOME FOR LESS THAN RENT AND BE NEAR EVERYTHING YOU NEED!!! Move into your perfect duplex! This home is back with new paint and carpet throughout the home. This is a solid brick duplex in the heart of Oak Park close to shopping, restaurants and parks. Unit features 2 spacious bedrooms, 1 full bath, 1 half bath in the basement already plumbed for a shower if desired. Features a bright living room and dining room with lots of natural light. Large size living room and a nice dining area. Includes a stove, refrigerator and dryer. This property includes a newer roof, well maintained furnace and hot water tank. Some newer windows and a brand-new cemented driveway for off the street parking. A fenced in backyard for privacy and entertainment! Minutes away from downtown Royal Oak and Ferndale. This is a win-win home! Schedule your showing today!

Key facts

• Hot water tank
• New carpet
• Newer roof

Tags

• NEW PAINT
• NEW CARPET
• SOLID BRICK DUPLEX
• NEWER ROOF
• WELL MAINTAINED FURNACE
• HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $143k (3.9% below list).
• Recommended offer: $143k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 30 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 $1k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,175 (3.9% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $217,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24310 Kipling St	0.21mi	3/1.0 (+1)	1,129 (+3%)	2mo	$190,000	$168	76
12835 Oak Park Blvd	0.49mi	3/1.0 (+1)	1,080 (-1%)	1mo	$222,000	$206	67
24151 Church St	0.54mi	3/1.0 (+1)	1,100 (+0%)	1mo	$150,000	$136	66
13340 Woodvale St	0.53mi	3/1.0 (+1)	1,098 (+0%)	4mo	$237,000	$216	65
24700 Westhampton St	0.27mi	3/1.0 (+1)	1,200 (+10%)	6mo	$200,000	$167	60
13700 Winchester St	0.52mi	3/1.5 (+1)	1,130 (+3%)	8mo	$225,000	$199	59
14421 Rosemary Blvd	0.67mi	3/1.5 (+1)	1,050 (-4%)	2mo	$200,000	$190	56
24670 Gardner St	0.44mi	3/1.0 (+1)	1,211 (+11%)	1mo	$197,000	$163	54
14221 W 10 Mile Rd	0.51mi	3/1.0 (+1)	1,198 (+9%)	4mo	$190,000	$159	51
14001 Balfour St	0.57mi	2/1.0	936 (-14%)	1mo	$214,165	$229	46
10750 Kenwood St	0.74mi	3/1.0 (+1)	1,232 (+12%)	5mo	$250,000	$203	33
14041 Vernon St	0.75mi	3/3.0 (+1)	1,226 (+12%)	4mo	$295,000	$241	30

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 · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-11,979
• Equity at exit: $22,216

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,965
• Equity at exit: $12,883

Cash invested: $41,720 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$781
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $198

Break-even live

Break-even rent $1,181

Max offer price $149,000

Occupancy floor 81%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13600 Kenwood St Oak Park, MI	1.0–2.0	1.0	770	$1,649	$2.14	1d	26	0.51mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	24d	1	0.78mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.78mi
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	24d	1	0.79mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	17d	1	0.81mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	21d	1	0.81mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	24d	1	0.81mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	24d	1	0.84mi
24540 Pinehurst Ave Unit 1 Oak Park, MI	2.0	3.0	1272	$2,500	$1.97	1d	1	0.90mi
23511 Majestic St Oak Park, MI	3.0	1.0	1100	$1,750	$1.59	24d	1	0.93mi
25600 Briar Dr Oak Park, MI	2.0–3.0	1.5	1235	$1,535	$1.24	23d	7	0.94mi
25221 W Rue Versailles Dr Oak Park, MI	1.0–2.0	1.0	850	$1,055	$1.24	24d	1	0.97mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	4d	1	1.01mi
21860 Coolidge Hwy #107 Oak Park, MI	1.0	1.0	700	$1,100	$1.57	24d	1	1.01mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	24d	1	1.01mi
14801 Lincoln St Oak Park, MI	2.0	1.0–1.5	990	$1,240	$1.25	2d	1	1.03mi
25337 S Montmartre Ct Unit 2 Oak Park, MI	2.0	1.0	981	$1,200	$1.22	24d	1	1.04mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	24d	3	1.04mi
15075 Lincoln St Oak Park, MI	2.0	1.0–2.0	746	$1,240	$1.66	2d	1	1.09mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	4d	1	1.10mi
25500 Greenfield Rd Oak Park, MI	2.0	1.0	637	$1,310	$2.05	1d	12	1.13mi
25225 Greenfield Rd Southfield, MI	1.0–2.0	1.0	705	$1,133	$1.61	43d	6	1.14mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.18mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.20mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	24d	1	1.21mi
15800 Providence Dr Southfield, MI	3.0	1.0–2.0	1140	$1,570	$1.38	1d	22	1.22mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	24d	1	1.28mi
23300 Providence Dr Southfield, MI	2.0–3.0	2.0	1342	$1,399	$1.04	1d	15	1.33mi
23600 Lamplighter Dr Southfield, MI	1.0–2.0	1.0–2.0	1085	$1,765	$1.63	2d	15	1.35mi
16176 Cumberland Rd Southfield, MI	2.0–3.0	2.0	1450	$1,179	$0.81	43d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $149,000 Active 51 DOM
2. 2026-06-17
   days on market $149,000 Active 50 DOM
3. 2026-06-16
   days on market $149,000 Active 49 DOM
4. 2026-06-15
   days on market $149,000 Active 48 DOM
5. 2026-06-13
   days on market $149,000 Active 46 DOM
6. 2026-06-13
   days on market $149,000 Active 45 DOM
7. 2026-06-09
   days on market $149,000 Active 42 DOM
8. 2026-06-08
   status $149,000 Active 41 DOM
9. 2026-04-23
   status Pending 897-char remark

   Show marketing remark (897 chars)

   * * BACK ON THE MARKET WITH NEW UPDATES: OWN A HOME FOR LESS THAN RENT AND BE NEAR EVERYTHING YOU NEED!!! Move into your perfect duplex! This home is back with new paint and carpet throughout the home. This is a solid brick duplex in the heart of Oak Park close to shopping, restaurants and parks. Unit features 2 spacious bedrooms, 1 full bath, 1 half bath in the basement already plumbed for a shower if desired. Features a bright living room and dining room with lots of natural light. Large size living room and a nice dining area. Includes a stove, refrigerator and dryer. This property includes a newer roof, well maintained furnace and hot water tank. Some newer windows and a brand-new cemented driveway for off the street parking. A fenced in backyard for privacy and entertainment! Minutes away from downtown Royal Oak and Ferndale. This is a win-win home! Schedule your showing today!

10. 2026-04-23
    status Pending

    Show marketing remark (897 chars)

    * * BACK ON THE MARKET WITH NEW UPDATES: OWN A HOME FOR LESS THAN RENT AND BE NEAR EVERYTHING YOU NEED!!! Move into your perfect duplex! This home is back with new paint and carpet throughout the home. This is a solid brick duplex in the heart of Oak Park close to shopping, restaurants and parks. Unit features 2 spacious bedrooms, 1 full bath, 1 half bath in the basement already plumbed for a shower if desired. Features a bright living room and dining room with lots of natural light. Large size living room and a nice dining area. Includes a stove, refrigerator and dryer. This property includes a newer roof, well maintained furnace and hot water tank. Some newer windows and a brand-new cemented driveway for off the street parking. A fenced in backyard for privacy and entertainment! Minutes away from downtown Royal Oak and Ferndale. This is a win-win home! Schedule your showing today!

11. 2026-04-01
    price $149,000 897-char remark

    Show marketing remark (897 chars)

    * * BACK ON THE MARKET WITH NEW UPDATES: OWN A HOME FOR LESS THAN RENT AND BE NEAR EVERYTHING YOU NEED!!! Move into your perfect duplex! This home is back with new paint and carpet throughout the home. This is a solid brick duplex in the heart of Oak Park close to shopping, restaurants and parks. Unit features 2 spacious bedrooms, 1 full bath, 1 half bath in the basement already plumbed for a shower if desired. Features a bright living room and dining room with lots of natural light. Large size living room and a nice dining area. Includes a stove, refrigerator and dryer. This property includes a newer roof, well maintained furnace and hot water tank. Some newer windows and a brand-new cemented driveway for off the street parking. A fenced in backyard for privacy and entertainment! Minutes away from downtown Royal Oak and Ferndale. This is a win-win home! Schedule your showing today!

12. 2026-03-31
    price $149,000
13. 2026-03-13
    listed $155,000 Active 897-char remark

    Show marketing remark (897 chars)

    * * BACK ON THE MARKET WITH NEW UPDATES: OWN A HOME FOR LESS THAN RENT AND BE NEAR EVERYTHING YOU NEED!!! Move into your perfect duplex! This home is back with new paint and carpet throughout the home. This is a solid brick duplex in the heart of Oak Park close to shopping, restaurants and parks. Unit features 2 spacious bedrooms, 1 full bath, 1 half bath in the basement already plumbed for a shower if desired. Features a bright living room and dining room with lots of natural light. Large size living room and a nice dining area. Includes a stove, refrigerator and dryer. This property includes a newer roof, well maintained furnace and hot water tank. Some newer windows and a brand-new cemented driveway for off the street parking. A fenced in backyard for privacy and entertainment! Minutes away from downtown Royal Oak and Ferndale. This is a win-win home! Schedule your showing today!

14. 2026-03-13
    listed $155,000 Active

    Show marketing remark (897 chars)

    * * BACK ON THE MARKET WITH NEW UPDATES: OWN A HOME FOR LESS THAN RENT AND BE NEAR EVERYTHING YOU NEED!!! Move into your perfect duplex! This home is back with new paint and carpet throughout the home. This is a solid brick duplex in the heart of Oak Park close to shopping, restaurants and parks. Unit features 2 spacious bedrooms, 1 full bath, 1 half bath in the basement already plumbed for a shower if desired. Features a bright living room and dining room with lots of natural light. Large size living room and a nice dining area. Includes a stove, refrigerator and dryer. This property includes a newer roof, well maintained furnace and hot water tank. Some newer windows and a brand-new cemented driveway for off the street parking. A fenced in backyard for privacy and entertainment! Minutes away from downtown Royal Oak and Ferndale. This is a win-win home! Schedule your showing today!

15. 2026-03-12
    historical
16. 2026-02-21
    listed $155,000 Active
17. 2026-02-20
    listed $155,000 Active
18. 2026-02-15
    historical
19. 2025-12-12
    status Active
20. 2025-12-12
    status Active
21. 2025-12-02
    historical
22. 2025-12-02
    historical
23. 2025-11-07
    price $140,000
24. 2025-11-06
    price $140,000
25. 2025-10-08
    price $145,000
26. 2025-10-07
    price $145,000
27. 2025-09-09
    listed $154,000 Active
28. 2025-09-09
    listed $154,000 Active

ⓘ 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: $1,074 · $89/mo
• Projected year-2 tax: $1,684 · $140/mo
• Expected delta: +$610/yr (+$51/mo · 56.8%)

ⓘ 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 2/10 Low 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: $17,181
• − Mortgage interest: −$8,346
• − Property taxes: −$1,074
• − Insurance: −$745
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,335
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,394/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

-3.2% since first listed

20 events — show timeline

• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — REALCOMP
• 2026-04-01 Price Changed $149,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $149,000 REALCOMP
• 2026-03-13 Listed $155,000 REALCOMP
• 2026-03-13 Listed $155,000 MiRealSource-MiMLS
• 2026-03-12 Listing Removed — MiRealSource-MiMLS
• 2026-02-21 Listed $155,000 REALCOMP
• 2026-02-20 Listed $155,000 MiRealSource-MiMLS
• 2026-02-15 Listing Removed — MiRealSource-MiMLS
• 2025-12-12 Relisted — MiRealSource-MiMLS
• 2025-12-12 Relisted — REALCOMP
• 2025-12-02 Listing Removed — REALCOMP
• 2025-12-02 Listing Removed — MiRealSource-MiMLS
• 2025-11-07 Price Changed $140,000 MiRealSource-MiMLS
• 2025-11-06 Price Changed $140,000 REALCOMP
• 2025-10-08 Price Changed $145,000 MiRealSource-MiMLS
• 2025-10-07 Price Changed $145,000 REALCOMP
• 2025-09-09 Listed $154,000 REALCOMP
• 2025-09-09 Listed $154,000 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $1,074 · +5.4% YoY. Source: county tax records.