22140 Dante St #209 · Oak Park, MI 48237

$79,900

2 bd · 1.0 ba · 916 sqft · Condo public records · 55 Days on market

Built 1963

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Don't miss this rare opportunity to own a 2-bedroom upper-level condo in desirable Oak Park! This spacious unit features hardwood flooring (under carpet), generous room sizes, and exceptional storage--including three closets in the primary bedroom with a walk-in. Enjoy an open-concept living and dining area filled with natural light and overlooking the beautifully maintained courtyard. Additional highlights include abundant cabinet space, private storage in the common basement, and convenient on-site coin laundry. Ideally located just minutes from Downtown Ferndale and within walking distance to grocery stores, shopping, and restaurants. Schedule your showing today before it's gone! BTVAI/IDRBNG

Key facts

• Hardwood flooring
• Three closets
• Walk-in closet

Tags

• HARDWOOD FLOORING
• OPEN-CONCEPT LIVING AND DINING
• THREE CLOSETS
• WALK-IN CLOSET
• ABUNDANT CABINET SPACE
• PRIVATE STORAGE

Property features AI

Finance

• HOA & community: Has association; Association covers snow removal and lawn/yard care

Exterior

• Utilities: Natural gas water heater
• Home design: Residential condominium; Built in 1963; Flat roof
• Construction: Brick construction
• Exterior features: 3.6-acre lot; Public water

Interior

• Kitchen: Kitchen (room listed)
• Bedrooms: Primary bedroom (approximately 12 x 15); Second bedroom (approximately 12 x 9)
• Bathrooms: One full bathroom; One half bathroom; Bathroom sizes roughly 12 x 7 and 5 x 4
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Basement described as other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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); 87 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $552 of loan paydown is wiped out by about $2k 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 + 2.7% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.76% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 1.87×
• Total profit: $19,448
• Equity at exit: $11,913

10-year hold

• IRR: 29.3%
• Equity multiple: 3.58×
• Total profit: $57,641
• Equity at exit: $6,908

Cash invested: $22,372 (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 48237

• Rents YoY: 2.7%
• Active inventory: 87
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$419
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $514

Break-even live

Break-even rent $755

Max offer price $79,900

Occupancy floor 58%

Sensitivity live

Price	-10% $560	-5% $537	+0% $514	+5% $492	+10% $469
Rent	-10% $403	-5% $459	+0% $514	+5% $570	+10% $625
Rate	-1.0pp $555	-0.5pp $535	base $514	+0.5pp $494	+1.0pp $473

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22108 Dante St #115 Oak Park, MI	2.0	2.0	898	$1,250	$1.39	25d	1	0.06mi
22148 Dante St #212 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	23d	1	0.07mi
22148 Dante St #211 Oak Park, MI	2.0	2.0	916	$1,475	$1.61	19d	1	0.07mi
22148 Dante St #211 Oak Park, MI	2.0	1.0	916	$1,475	$1.61	25d	1	0.07mi
22108 Dante St Oak Park, MI	2.0	1.0	898	$1,250	$1.39	25d	1	0.08mi
21880 Coolidge Hwy #203 Oak Park, MI	2.0	1.0	938	$1,300	$1.39	25d	1	0.25mi
21860 Coolidge Hwy #107 Oak Park, MI	1.0	1.0	700	$1,100	$1.57	25d	1	0.25mi
21850 Coolidge Hwy #203 Oak Park, MI	3.0	2.0	1100	$1,700	$1.55	6d	1	0.25mi
21800 Coolidge Hwy Oak Park, MI	1.0–2.0	1.0	938	$1,300	$1.39	25d	3	0.28mi
12800 W 9 Mile Rd Oak Park, MI	1.0–2.0	1.0	775	$1,250	$1.61	25d	1	0.32mi
14051 W Nine Mile Rd Oak Park, MI	2.0	1.0	900	$1,100	$1.22	25d	1	0.37mi
13600 Kenwood St Oak Park, MI	1.0–2.0	1.0	770	$1,649	$2.14	0d	27	0.37mi
10400 Saratoga St Oak Park, MI	2.0	1.0	829	$1,450	$1.75	6d	1	0.64mi
10020 Corning St Oak Park, MI	2.0	1.0	829	$1,400	$1.69	25d	1	0.85mi
23511 Majestic St Oak Park, MI	3.0	1.0	1100	$1,750	$1.59	25d	1	0.86mi
10050 W Nine Mile Rd Unit 18 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	6d	1	0.87mi
10000 W Nine Mile Rd Unit 3 Oak Park, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.90mi
22811 Rosewood St Oak Park, MI	3.0	1.0	1000	$1,600	$1.60	25d	1	0.91mi
8775 W Nine Mile Rd Oak Park, MI	1.0	1.0	552	$1,295	$2.35	13d	2	0.96mi
21374 Ithaca Ave Ferndale, MI	3.0	1.0	996	$1,775	$1.78	25d	1	1.02mi
21697 Greenfield Rd Unit A-219 Oak Park, MI	1.0	1.0	714	$1,774	$2.48	25d	1	1.17mi
15628 Stone Crossing Dr Southfield, MI	2.0	2.0	1046	$1,600	$1.53	0d	1	1.20mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	18d	1	1.20mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	4d	1	1.22mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	44d	1	1.28mi
15800 Providence Dr Southfield, MI	3.0	1.0–2.0	1140	$1,570	$1.38	3d	22	1.30mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	18d	1	1.30mi
1491 W Nine Mile Rd Unit 9 Ferndale, MI	2.0	1.0	900	$1,350	$1.50	44d	1	1.31mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	44d	1	1.34mi
1400 W Nine Mile Rd Ferndale, MI	1.0	1.0	725	$950	$1.31	0d	2	1.38mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	21d	1	1.41mi
25026 E Rue Versailles Dr Oak Park, MI	1.0–2.0	1.0–2.0	932	$1,740	$1.87	0d	10	1.43mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	25d	1	1.44mi
23600 Lamplighter Dr Southfield, MI	1.0–2.0	1.0–2.0	1085	$1,765	$1.63	3d	15	1.44mi
16200 W 9 Mile Rd Southfield, MI	1.0–2.0	1.0–2.0	971	$1,700	$1.75	6d	2	1.48mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	19d	1	1.48mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	18d	1	1.49mi
1260 W Nine Mile Rd Unit 13 Ferndale, MI	2.0	1.0	1000	$1,399	$1.40	16d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $79,900 Active 55 DOM
2. 2026-06-18
   days on market $79,900 Active 52 DOM
3. 2026-06-17
   days on market $79,900 Active 51 DOM
4. 2026-06-16
   days on market $79,900 Active 50 DOM
5. 2026-06-15
   days on market $79,900 Active 49 DOM
6. 2026-06-13
   days on market $79,900 Active 47 DOM
7. 2026-06-13
   days on market $79,900 Active 46 DOM
8. 2026-06-09
   days on market $79,900 Active 43 DOM
9. 2026-06-08
   days on market $79,900 Active 42 DOM
10. 2026-06-07
    days on market $79,900 Active 41 DOM
11. 2026-06-04
    pricedays on market $79,900 Active 38 DOM
12. 2026-06-03
    days on market $89,900 Active 37 DOM
13. 2026-06-02
    days on market $89,900 Active 36 DOM
14. 2026-06-01
    days on market $89,900 Active 35 DOM
15. 2026-05-31
    days on market $89,900 Active 34 DOM
16. 2026-04-29
    price $950
17. 2026-04-27
    listed $89,900 Active 704-char remark

    Show marketing remark (704 chars)

    Don't miss this rare opportunity to own a 2-bedroom upper-level condo in desirable Oak Park! This spacious unit features hardwood flooring (under carpet), generous room sizes, and exceptional storage--including three closets in the primary bedroom with a walk-in. Enjoy an open-concept living and dining area filled with natural light and overlooking the beautifully maintained courtyard. Additional highlights include abundant cabinet space, private storage in the common basement, and convenient on-site coin laundry. Ideally located just minutes from Downtown Ferndale and within walking distance to grocery stores, shopping, and restaurants. Schedule your showing today before it's gone! BTVAI/IDRBNG

18. 2026-04-27
    listed $89,900 Active 704-char remark

    Show marketing remark (704 chars)

    Don't miss this rare opportunity to own a 2-bedroom upper-level condo in desirable Oak Park! This spacious unit features hardwood flooring (under carpet), generous room sizes, and exceptional storage--including three closets in the primary bedroom with a walk-in. Enjoy an open-concept living and dining area filled with natural light and overlooking the beautifully maintained courtyard. Additional highlights include abundant cabinet space, private storage in the common basement, and convenient on-site coin laundry. Ideally located just minutes from Downtown Ferndale and within walking distance to grocery stores, shopping, and restaurants. Schedule your showing today before it's gone! BTVAI/IDRBNG

19. 2026-04-27
    listed $89,900 Active

    Show marketing remark (704 chars)

    Don't miss this rare opportunity to own a 2-bedroom upper-level condo in desirable Oak Park! This spacious unit features hardwood flooring (under carpet), generous room sizes, and exceptional storage--including three closets in the primary bedroom with a walk-in. Enjoy an open-concept living and dining area filled with natural light and overlooking the beautifully maintained courtyard. Additional highlights include abundant cabinet space, private storage in the common basement, and convenient on-site coin laundry. Ideally located just minutes from Downtown Ferndale and within walking distance to grocery stores, shopping, and restaurants. Schedule your showing today before it's gone! BTVAI/IDRBNG

20. 2026-04-03
    listed $925
21. 2022-12-14
    historical
22. 2022-11-18
    status Active
23. 2022-07-06
    historical
24. 2022-07-06
    historical
25. 2022-07-05
    historical
26. 2022-03-25
    listed $70,000 Active
27. 2022-03-25
    listed $70,000 Active
28. 2022-03-24
    historical
29. 2022-03-24
    historical
30. 2022-02-09
    soldstatus $35,000
31. 2022-01-13
    soldstatus $35,000 Sold
32. 2022-01-13
    soldstatus $35,000 Closed
33. 2021-12-06
    status Pending
34. 2021-12-06
    status Pending
35. 2021-12-03
    listed $35,000 Active
36. 2021-12-03
    listed $35,000 Active
37. 2021-12-02
    historical $35,000
38. 2021-12-02
    historical $35,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $16,868
• − Mortgage interest: −$4,476
• − Property taxes: −$1,727
• − Insurance: −$400
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$2,324
• Taxable income: $5,243
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $4,913/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

+156.9% since first listed

23 events — show timeline

• 2026-04-29 Price Changed $950 REALSOURCE
• 2026-04-27 Listed $89,900 REALCOMP
• 2026-04-27 Listed $89,900 SW Michigan MLS
• 2026-04-27 Listed $89,900 MiRealSource-MiMLS
• 2026-04-03 Listed for Rent $925 REALSOURCE
• 2022-12-14 Rental Removed — REALSOURCE
• 2022-11-18 Relisted — REALCOMP
• 2022-07-06 Listing Removed — MiRealSource-MiMLS
• 2022-07-06 Listing Removed — REALCOMP
• 2022-07-05 Listing Removed — REALCOMP
• 2022-03-25 Listed $70,000 MiRealSource-MiMLS
• 2022-03-25 Listed $70,000 REALCOMP
• 2022-03-24 Coming Soon — MiRealSource-MiMLS
• 2022-03-24 Coming Soon — REALCOMP
• 2022-02-09 Sold (Public Records) $35,000 Public Records
• 2022-01-13 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2022-01-13 Sold (MLS) $35,000 REALCOMP
• 2021-12-06 Pending — MiRealSource-MiMLS
• 2021-12-06 Pending — REALCOMP
• 2021-12-03 Listed $35,000 MiRealSource-MiMLS
• 2021-12-03 Listed $35,000 REALCOMP
• 2021-12-02 Coming Soon $35,000 MiRealSource-MiMLS
• 2021-12-02 Coming Soon $35,000 REALCOMP

Property tax history

+16.1%/yr

Latest (2025): $1,727 · +3.6% YoY. Source: county tax records.