2125 Clawson Ave #204 · Royal Oak, MI 48073

$98,500

2 bd · 1.0 ba · 800 sqft · Condo · 10 Days on market

Built 1962 Good condition $123/sqft · 27% above area Est $78k · 27% over $425/mo HOA · 27% of rent ↓ 10% 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 +21.1/30.0
• 1% rule +10.0/10.0
• DSCR +6.7/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * $425/month Living in Royal Oak * * For an initial cash purchase of $98,500, you can live in this updated second-floor co-op in Royal Oak's highly desirable Northwood subdivision for just $425/month plus electricity. This setup includes no property taxes, no mortgage payments, and no surprise maintenance costs. The approximately 800 sq. ft. unit features a 2012 expanded kitchen with extra counter space and cabinetry, including a wine rack, opens to the dining area and spacious living room. 2012 bathroom with custom tile and a multi-head walk-in shower. Generous bedroom sizes, both with a wall of closets. Bedroom 2 has door-wall access to the screened-in porch. Additional amenities include a 6x4x7 basement storage locker, free basement laundry, assigned parking, guest spaces, and a smoke-free, pet-friendly community. Fantastic location close to Beaumont, shopping, and dining. This co-op condo is cash only, with no investors or rentals allowed. No age restrictions. Don't miss this rare opportunity to own a 2-bedroom unit in Royal Oak at an unbeatable price. BATVAI

Key facts

• Custom tile
• Screened-in porch
• Expanded kitchen

Tags

• EXPANDED KITCHEN
• CUSTOM TILE
• MULTI-HEAD WALK-IN SHOWER
• SCREENED-IN PORCH
• BASEMENT STORAGE LOCKER
• FREE BASEMENT LAUNDRY

Property features AI

Finance

• Other: Pets allowed: cats and dogs
• HOA & community: Homeowners association with monthly fee of $425; HOA covers gas, insurance, grounds and structure maintenance, pest control, sewer, snow removal, trash, and water; Community features include sidewalks; Association provides grounds maintenance

Exterior

• Parking: Assigned parking in a parking lot; No garage
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; One story; Ground-level entry; Second-floor unit (Unit 204)
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Balcony; Covered, enclosed patio/porch; Porch; Outdoor lighting

Interior

• Kitchen: Dishwasher; Freestanding electric range; Freestanding refrigerator; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Ceiling fans; Wall air-conditioning units
• Interior features: High speed internet; Private entrance

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Cap rate 8.0% vs local median 3.8% 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.
• Market conditions: Rents rising (+2.4%/yr); 251 active listings in the ZIP; 40 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 $681 of loan paydown is wiped out by about $3k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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: HOA is 27% of rent.

Recommended offer $98,500

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.60% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 5.2

CMA / ARV

• ARV (median comp): $77,500
• List price: $98,500
• Delta: 27.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.36% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-7,686
• Equity at exit: $14,687

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,962
• Equity at exit: $8,516

Cash invested: $27,580 (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: 251
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$425
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $141

Break-even live

Break-even rent $1,400

Max offer price $98,500

Occupancy floor 86%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Shenandoah Dr #12 Royal Oak, MI	2.0	1.0	688	$1,250	$1.82	24d	1	0.72mi
3225 Benjamin Ave #2 Royal Oak, MI	2.0	1.0	800	$1,525	$1.91	5d	1	0.73mi
3230 Shenandoah Dr #16 Royal Oak, MI	1.0	1.0	560	$1,180	$2.11	5d	1	0.74mi
2325 13 Mile Rd Royal Oak, MI	1.0	1.0	650	$1,320	$2.03	4d	2	0.75mi
2817 W 13 Mile Rd Royal Oak, MI	2.0	1.0	688	$1,250	$1.82	24d	1	0.79mi
3009 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	730	$1,599	$2.19	3d	31	0.82mi
3264 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,600	$1.75	5d	1	0.84mi
3406 Elmhurst Ave Royal Oak, MI	2.0	1.0	950	$1,800	$1.89	24d	1	0.86mi
3282 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,650	$1.80	24d	1	0.87mi
3115 Evergreen Dr Royal Oak, MI	1.0–2.0	1.0	887	$1,630	$1.84	5d	8	0.92mi
1607 Catalpa Dr Unit 1607 Catalpa Royal Oak, MI	2.0	1.0	950	$2,100	$2.21	24d	1	0.95mi
2575 Catalpa Dr Unit 2575-06 Berkley, MI	2.0	2.0	1100	$1,695	$1.54	24d	1	0.96mi
2575 Catalpa Dr Unit 2575-16 Berkley, MI	2.0	1.0	1100	$1,495	$1.36	24d	1	0.96mi
2200 Berkley Ave Unit 122 Berkley, MI	1.0	1.0	850	$1,260	$1.48	43d	1	1.03mi
2200 Berkley Ave Apt 102 Berkley, MI	2.0	1.0	900	$1,340	$1.49	24d	1	1.03mi
1923 Crooks Rd Unit 1923-18 Royal Oak, MI	2.0	1.0	1000	$1,350	$1.35	24d	1	1.03mi
2580 Oxford Rd Berkley, MI	1.0	1.0	600	$1,270	$2.12	5d	3	1.05mi
3936 Royal Ave Berkley, MI	3.0	2.0	900	$2,000	$2.22	43d	1	1.06mi
2219 Coolidge Hwy Unit 2219-026 Berkley, MI	1.0	1.0	1050	$1,950	$1.86	43d	1	1.09mi
3185 Buckingham Ave Berkley, MI	3.0	1.0	1091	$1,895	$1.74	24d	1	1.09mi
2639 Oxford Rd Berkley, MI	2.0	1.0	1010	$2,495	$2.47	1d	1	1.11mi
3818 Edgeland Ave Royal Oak, MI	3.0	2.0	1100	$2,400	$2.18	3d	1	1.13mi
3807 Crooks Rd Royal Oak, MI	2.0	1.0	549	$1,185	$2.16	2d	8	1.15mi
3830 Devon Rd Unit 3830-04 Royal Oak, MI	1.0	1.0	525	$1,195	$2.28	24d	1	1.20mi
2131 Normandy Rd Royal Oak, MI	1.0	1.0	600	$1,200	$2.00	12d	1	1.28mi
4031 Crooks Rd Unit 4006 Royal Oak, MI	1.0	1.0	525	$1,095	$2.09	24d	1	1.29mi
4031 Crooks Rd Unit 4004 Royal Oak, MI	1.0	1.0	525	$1,095	$2.09	20d	1	1.29mi
4031 Crooks Rd Unit 4061-212 Royal Oak, MI	2.0	1.0	1066	$1,795	$1.68	5d	1	1.29mi
308 W Twelve Mile Rd Unit 4/D Royal Oak, MI	3.0	1.0	1000	$2,200	$2.20	20d	1	1.35mi
1125 N Sherman Dr Apt 36 Royal Oak, MI	1.0	1.0	800	$1,150	$1.44	14d	1	1.37mi
4000 W 13 Mile Rd Royal Oak, MI	2.0	1.0	780	$1,444	$1.85	1d	3	1.42mi
122 W Houstonia Ave Royal Oak, MI	2.0	1.0	800	$1,350	$1.69	24d	1	1.43mi
122 W Houstonia Ave Unit B Royal Oak, MI	2.0	1.0	800	$1,350	$1.69	20d	1	1.43mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	20d	1	1.44mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	18d	1	1.44mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,600	$2.21	24d	1	1.44mi
1814 N Center St Royal Oak, MI	3.0	1.5	1072	$1,790	$1.67	4d	1	1.45mi
3644 Greenfield Rd Unit 3664 Greenfield Berkley, MI	2.0	1.5	950	$1,700	$1.79	18d	1	1.48mi
4314 Albert Ave Royal Oak, MI	1.0	1.0	650	$960	$1.48	24d	1	1.50mi
4302 Mandalay Ave Royal Oak, MI	3.0	1.0	900	$2,200	$2.44	24d	1	1.50mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: electricparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-12
   historical

   Show marketing remark (1084 chars)

   * * $425/month Living in Royal Oak * * For an initial cash purchase of $98,500, you can live in this updated second-floor co-op in Royal Oak's highly desirable Northwood subdivision for just $425/month plus electricity. This setup includes no property taxes, no mortgage payments, and no surprise maintenance costs. The approximately 800 sq. ft. unit features a 2012 expanded kitchen with extra counter space and cabinetry, including a wine rack, opens to the dining area and spacious living room. 2012 bathroom with custom tile and a multi-head walk-in shower. Generous bedroom sizes, both with a wall of closets. Bedroom 2 has door-wall access to the screened-in porch. Additional amenities include a 6x4x7 basement storage locker, free basement laundry, assigned parking, guest spaces, and a smoke-free, pet-friendly community. Fantastic location close to Beaumont, shopping, and dining. This co-op condo is cash only, with no investors or rentals allowed. No age restrictions. Don't miss this rare opportunity to own a 2-bedroom unit in Royal Oak at an unbeatable price. BATVAI

2. 2026-05-12
   historical

   Show marketing remark (1084 chars)

   * * $425/month Living in Royal Oak * * For an initial cash purchase of $98,500, you can live in this updated second-floor co-op in Royal Oak's highly desirable Northwood subdivision for just $425/month plus electricity. This setup includes no property taxes, no mortgage payments, and no surprise maintenance costs. The approximately 800 sq. ft. unit features a 2012 expanded kitchen with extra counter space and cabinetry, including a wine rack, opens to the dining area and spacious living room. 2012 bathroom with custom tile and a multi-head walk-in shower. Generous bedroom sizes, both with a wall of closets. Bedroom 2 has door-wall access to the screened-in porch. Additional amenities include a 6x4x7 basement storage locker, free basement laundry, assigned parking, guest spaces, and a smoke-free, pet-friendly community. Fantastic location close to Beaumont, shopping, and dining. This co-op condo is cash only, with no investors or rentals allowed. No age restrictions. Don't miss this rare opportunity to own a 2-bedroom unit in Royal Oak at an unbeatable price. BATVAI

3. 2026-05-12
   listed $98,500 Active

   Show marketing remark (1084 chars)

   * * $425/month Living in Royal Oak * * For an initial cash purchase of $98,500, you can live in this updated second-floor co-op in Royal Oak's highly desirable Northwood subdivision for just $425/month plus electricity. This setup includes no property taxes, no mortgage payments, and no surprise maintenance costs. The approximately 800 sq. ft. unit features a 2012 expanded kitchen with extra counter space and cabinetry, including a wine rack, opens to the dining area and spacious living room. 2012 bathroom with custom tile and a multi-head walk-in shower. Generous bedroom sizes, both with a wall of closets. Bedroom 2 has door-wall access to the screened-in porch. Additional amenities include a 6x4x7 basement storage locker, free basement laundry, assigned parking, guest spaces, and a smoke-free, pet-friendly community. Fantastic location close to Beaumont, shopping, and dining. This co-op condo is cash only, with no investors or rentals allowed. No age restrictions. Don't miss this rare opportunity to own a 2-bedroom unit in Royal Oak at an unbeatable price. BATVAI

4. 2026-05-12
   listed $98,500 Active

   Show marketing remark (1084 chars)

   * * $425/month Living in Royal Oak * * For an initial cash purchase of $98,500, you can live in this updated second-floor co-op in Royal Oak's highly desirable Northwood subdivision for just $425/month plus electricity. This setup includes no property taxes, no mortgage payments, and no surprise maintenance costs. The approximately 800 sq. ft. unit features a 2012 expanded kitchen with extra counter space and cabinetry, including a wine rack, opens to the dining area and spacious living room. 2012 bathroom with custom tile and a multi-head walk-in shower. Generous bedroom sizes, both with a wall of closets. Bedroom 2 has door-wall access to the screened-in porch. Additional amenities include a 6x4x7 basement storage locker, free basement laundry, assigned parking, guest spaces, and a smoke-free, pet-friendly community. Fantastic location close to Beaumont, shopping, and dining. This co-op condo is cash only, with no investors or rentals allowed. No age restrictions. Don't miss this rare opportunity to own a 2-bedroom unit in Royal Oak at an unbeatable price. BATVAI

5. 2026-04-10
   listed $110,000 Active
6. 2026-04-10
   listed $110,000 Active
7. 2026-04-08
   historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $18,942
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − HOA: −$5,100
• − Depreciation: −$2,865
• Taxable income: $458
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $1,586/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This updated second-floor co-op in Royal Oak's Northwood subdivision is in good condition with minimal repairs needed. The property is move-in ready and offers a good return on investment.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Improves comfort and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.5% since first listed

9 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-12 Listing Removed — REALCOMP
• 2026-05-12 Listing Removed — MiRealSource-MiMLS
• 2026-05-12 Listed $98,500 REALCOMP
• 2026-05-12 Listed $98,500 MiRealSource-MiMLS
• 2026-04-10 Listed $110,000 REALCOMP
• 2026-04-10 Listed $110,000 MiRealSource-MiMLS
• 2026-04-08 Coming Soon — MiRealSource-MiMLS