1824 Westgate Ave · Royal Oak, MI 48073

$300,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 28 Days on market

Built 1949 4,792 sqft lot Est $427k · 30% 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 +15.0/15.0
• Cash flow +10.9/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property features hardwood floors throughout and an abundance of built-ins. Enjoy peace of mind with major updates, freshly renovated bathroom (2025), a new roof (2022), stylish kitchen featuring new cabinets, sink, subway tile backsplash, and quartz countertops (2024). Additional highlights include a 2019 hot water heater, newer basement carpet, and a private fenced yard - all perfectly situated just one mile from downtown Royal Oak.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Vinyl siding; Above-grade finished area (approx. 1,042); Below-grade finished area (approx. 400)
• Exterior features: Front porch; Back yard fencing; Paved road access

Interior

• Kitchen: Dishwasher; Gas cooktop; Free-standing gas oven; Free-standing refrigerator; Stainless steel appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Dryer; Free-standing gas oven; Free-standing refrigerator; Gas cooktop; Stainless steel appliances; Washer; Partially finished basement; Basement present; 8 total rooms
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (19.4% below list).
• Recommended offer: $242k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $300k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $241,715 (19.4% 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 1949 — 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: 0.81% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $427,322
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Marlin Ave	0.12mi	3/2.0	1,638 (-11%)	1mo	$335,000	$205	76
2103 N Main St	0.30mi	3/2.0	1,693 (-8%)	1mo	$440,000	$260	72
923 N Center St	0.62mi	3/1.5	1,829 (-0%)	1mo	$465,000	$254	68
511 Gardenia Ave	0.50mi	3/2.0	1,717 (-6%)	1mo	$421,000	$245	65
1505 N Altadena Ave	0.41mi	4/1.5 (+1)	1,919 (+5%)	2mo	$410,000	$214	65
212 Girard Ave	0.59mi	3/2.0	1,737 (-5%)	1mo	$385,000	$222	63
233 Gardenia Ave	0.51mi	2/1.5 (-1)	1,679 (-8%)	1mo	$390,000	$232	54
1617 N Vermont Ave	0.56mi	3/2.0	1,587 (-14%)	0mo	$420,000	$265	51
408 Orchard View Dr	0.75mi	3/2.0	1,680 (-8%)	1mo	$515,000	$307	50
305 Devillen Ave	0.73mi	3/1.5	1,652 (-10%)	2mo	$235,000	$142	46
1028 Edgewood Dr	0.68mi	3/1.5	1,586 (-14%)	1mo	$369,000	$233	43
924 Marywood Dr	0.71mi	3/2.5	2,103 (+15%)	2mo	$450,000	$214	39

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-58,597
• Equity at exit: $44,731

10-year hold

• IRR: -14.6%
• Equity multiple: 0.19×
• Total profit: $-68,107
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$344 /mo · $4,129/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-133

Break-even live

Break-even rent $2,585

Max offer price $276,549

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Marlin Ave Royal Oak, MI	3.0	2.5	1678	$3,000	$1.79	20d	1	0.17mi
211 Woodsboro Dr Unit LOWER Royal Oak, MI	3.0	2.0	1800	$1,425	$0.79	24d	1	0.37mi
215 Woodsboro Dr Royal Oak, MI	3.0	2.0	2542	$2,200	$0.87	4d	1	0.38mi
1414 Crooks Rd Unit 2 Royal Oak, MI	3.0	2.0	1400	$1,800	$1.29	24d	1	0.40mi
1723 Edgewood Dr Unit Labs Royal Oak, MI	3.0	3.0	1451	$3,000	$2.07	4d	1	0.52mi
709 Hawthorn Ave Royal Oak, MI	3.0	1.5	2248	$3,000	$1.33	24d	1	0.57mi
2702 N Main St Royal Oak, MI	3.0	1.5	1500	$2,350	$1.57	2d	1	0.65mi
927 Cedarhill Dr Royal Oak, MI	4.0	2.5	1620	$2,500	$1.54	24d	1	0.75mi
1016 Greenleaf Dr Royal Oak, MI	4.0	2.5	2249	$2,950	$1.31	4d	1	0.82mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	1d	1	0.82mi
1132 N Campbell Rd Royal Oak, MI	1.0–3.0	1.0–1.5	1050	$2,085	$1.99	1d	7	0.99mi
614 E 13 Mile Rd Royal Oak, MI	2.0	1.0	1434	$2,995	$2.09	1d	1	1.00mi
118 N Main St Royal Oak, MI	3.0	1.0–3.0	1432	$6,200	$4.33	1d	4	1.02mi
674 W Eleven Mile Rd Unit 4B Royal Oak, MI	2.0	2.5	1577	$2,700	$1.71	10d	1	1.16mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	1d	1	1.17mi
1031 N Sherman Dr Unit A Royal Oak, MI	3.0	2.5	1500	$3,000	$2.00	1d	1	1.22mi
615 E 5th St Royal Oak, MI	4.0	3.0	1329	$3,000	$2.26	24d	1	1.27mi
100 W 5th St Royal Oak, MI	2.0	2.0	1283	$3,015	$2.35	4d	2	1.28mi
325 E 6th St Unit 325-10 Royal Oak, MI	2.0	1.5	1400	$1,895	$1.35	4d	1	1.32mi
610 W 4th St Royal Oak, MI	3.0	2.5	1700	$2,400	$1.41	1d	1	1.32mi
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	21d	1	1.40mi
155 Amelia St Royal Oak, MI	1.0–4.0	1.0–2.5	971	$1,770	$1.82	3d	7	1.45mi
1641 Fairview Ave Royal Oak, MI	2.0	1.0	1650	$1,640	$0.99	24d	1	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $300,000 Active 28 DOM
2. 2026-06-17
   days on market $300,000 Active 27 DOM
3. 2026-06-16
   days on market $300,000 Active 26 DOM
4. 2026-06-15
   days on market $300,000 Active 25 DOM
5. 2026-06-13
   days on market $300,000 Active 23 DOM
6. 2026-06-09
   days on market $300,000 Active 19 DOM
7. 2026-06-08
   days on market $300,000 Active 18 DOM
8. 2026-06-07
   days on market $300,000 Active 17 DOM
9. 2026-06-04
   days on market $300,000 Active 14 DOM
10. 2026-06-03
    days on market $300,000 Active 13 DOM
11. 2026-06-02
    days on market $300,000 Active 12 DOM
12. 2026-06-01
    days on market $300,000 Active 11 DOM
13. 2026-05-31
    days on market $300,000 Active 10 DOM
14. 2026-05-22
    listed $300,000 Active 443-char remark

    Show marketing remark (443 chars)

    This property features hardwood floors throughout and an abundance of built-ins. Enjoy peace of mind with major updates, freshly renovated bathroom (2025), a new roof (2022), stylish kitchen featuring new cabinets, sink, subway tile backsplash, and quartz countertops (2024). Additional highlights include a 2019 hot water heater, newer basement carpet, and a private fenced yard - all perfectly situated just one mile from downtown Royal Oak.

15. 2026-05-22
    listed $300,000 Active

    Show marketing remark (443 chars)

    This property features hardwood floors throughout and an abundance of built-ins. Enjoy peace of mind with major updates, freshly renovated bathroom (2025), a new roof (2022), stylish kitchen featuring new cabinets, sink, subway tile backsplash, and quartz countertops (2024). Additional highlights include a 2019 hot water heater, newer basement carpet, and a private fenced yard - all perfectly situated just one mile from downtown Royal Oak.

16. 2026-05-20
    historical $300,000 443-char remark

    Show marketing remark (443 chars)

    This property features hardwood floors throughout and an abundance of built-ins. Enjoy peace of mind with major updates, freshly renovated bathroom (2025), a new roof (2022), stylish kitchen featuring new cabinets, sink, subway tile backsplash, and quartz countertops (2024). Additional highlights include a 2019 hot water heater, newer basement carpet, and a private fenced yard - all perfectly situated just one mile from downtown Royal Oak.

17. 2019-01-07
    soldstatus $185,000
18. 2018-12-27
    soldstatus $185,000 Sold 569-char remark

    Show marketing remark (569 chars)

    Great Royal Oak Bungalow in quiet neighborhood, close to downtown. Kitchen boasts stainless steel appliances, new dishwasher and glass front cabinetry with an attached breakfast nook. Character abounds with hardwood floors, exposed brick and coved ceilings in the living room. Updated bath with upgraded plumbing. Finished basement with black painted ceilings and newer carpet. Detached garage offers plenty of storage. Close to River Run Golf Club. .. watch the 4th of July Fireworks from the backyard! New Air conditioning unit, new electrical box installed in 2012.

19. 2018-12-27
    soldstatus $185,000 Closed

    Show marketing remark (569 chars)

    Great Royal Oak Bungalow in quiet neighborhood, close to downtown. Kitchen boasts stainless steel appliances, new dishwasher and glass front cabinetry with an attached breakfast nook. Character abounds with hardwood floors, exposed brick and coved ceilings in the living room. Updated bath with upgraded plumbing. Finished basement with black painted ceilings and newer carpet. Detached garage offers plenty of storage. Close to River Run Golf Club. .. watch the 4th of July Fireworks from the backyard! New Air conditioning unit, new electrical box installed in 2012.

20. 2018-11-28
    status Pending

    Show marketing remark (569 chars)

    Great Royal Oak Bungalow in quiet neighborhood, close to downtown. Kitchen boasts stainless steel appliances, new dishwasher and glass front cabinetry with an attached breakfast nook. Character abounds with hardwood floors, exposed brick and coved ceilings in the living room. Updated bath with upgraded plumbing. Finished basement with black painted ceilings and newer carpet. Detached garage offers plenty of storage. Close to River Run Golf Club. .. watch the 4th of July Fireworks from the backyard! New Air conditioning unit, new electrical box installed in 2012.

21. 2018-11-28
    status Pending 569-char remark

    Show marketing remark (569 chars)

    Great Royal Oak Bungalow in quiet neighborhood, close to downtown. Kitchen boasts stainless steel appliances, new dishwasher and glass front cabinetry with an attached breakfast nook. Character abounds with hardwood floors, exposed brick and coved ceilings in the living room. Updated bath with upgraded plumbing. Finished basement with black painted ceilings and newer carpet. Detached garage offers plenty of storage. Close to River Run Golf Club. .. watch the 4th of July Fireworks from the backyard! New Air conditioning unit, new electrical box installed in 2012.

22. 2018-11-16
    listed $189,900 Active 569-char remark

    Show marketing remark (569 chars)

    Great Royal Oak Bungalow in quiet neighborhood, close to downtown. Kitchen boasts stainless steel appliances, new dishwasher and glass front cabinetry with an attached breakfast nook. Character abounds with hardwood floors, exposed brick and coved ceilings in the living room. Updated bath with upgraded plumbing. Finished basement with black painted ceilings and newer carpet. Detached garage offers plenty of storage. Close to River Run Golf Club. .. watch the 4th of July Fireworks from the backyard! New Air conditioning unit, new electrical box installed in 2012.

23. 2018-11-16
    listed $189,900 Active

    Show marketing remark (569 chars)

    Great Royal Oak Bungalow in quiet neighborhood, close to downtown. Kitchen boasts stainless steel appliances, new dishwasher and glass front cabinetry with an attached breakfast nook. Character abounds with hardwood floors, exposed brick and coved ceilings in the living room. Updated bath with upgraded plumbing. Finished basement with black painted ceilings and newer carpet. Detached garage offers plenty of storage. Close to River Run Golf Club. .. watch the 4th of July Fireworks from the backyard! New Air conditioning unit, new electrical box installed in 2012.

24. 2012-05-09
    soldstatus $101,000
25. 2012-04-18
    soldstatus $101,000
26. 2012-04-18
    soldstatus $101,000
27. 2012-04-16
    historical
28. 2012-04-16
    historical
29. 2011-11-14
    listed $109,900
30. 2011-11-14
    listed $109,900
31. 2000-01-24
    soldstatus $141,000
32. 1995-06-06
    soldstatus $99,700
33. 1991-07-19
    soldstatus $75,000
34. 1986-08-01
    soldstatus $57,000
35. 1981-05-01
    soldstatus $45,000

ⓘ 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: $4,129 · $344/mo
• Projected year-2 tax: $4,374 · $365/mo
• Expected delta: +$246/yr (+$20/mo · 5.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 39% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,006
• − Mortgage interest: −$16,805
• − Property taxes: −$4,129
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$8,727
• Taxable loss: −$6,796
• Est. tax savings @ 24.0%: +$1,631
• After-tax cash flow: $38/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

+566.7% since first listed

22 events — show timeline

• 2026-05-22 Listed $300,000 MiRealSource-MiMLS
• 2026-05-22 Listed $300,000 REALCOMP
• 2026-05-20 Coming Soon $300,000 MiRealSource-MiMLS
• 2019-01-07 Sold (Public Records) $185,000 Public Records
• 2018-12-27 Sold (MLS) $185,000 MiRealSource-MiMLS
• 2018-12-27 Sold (MLS) $185,000 REALCOMP
• 2018-11-28 Pending — MiRealSource-MiMLS
• 2018-11-28 Pending — REALCOMP
• 2018-11-16 Listed $189,900 MiRealSource-MiMLS
• 2018-11-16 Listed $189,900 REALCOMP
• 2012-05-09 Sold (Public Records) $101,000 Public Records
• 2012-04-18 Sold (MLS) $101,000 REALCOMP
• 2012-04-18 Sold (MLS) $101,000 MiRealSource-MiMLS
• 2012-04-16 Listing Removed — REALCOMP
• 2012-04-16 Listing Removed — MiRealSource-MiMLS
• 2011-11-14 Listed $109,900 REALCOMP
• 2011-11-14 Listed $109,900 MiRealSource-MiMLS
• 2000-01-24 Sold (Public Records) $141,000 Public Records
• 1995-06-06 Sold (Public Records) $99,700 Public Records
• 1991-07-19 Sold (Public Records) $75,000 Public Records
• 1986-08-01 Sold (Public Records) $57,000 Public Records
• 1981-05-01 Sold (Public Records) $45,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,129 · +2.4% YoY. Source: county tax records.