1027 E 6th St · Royal Oak, MI 48067

$250,000

3 bd · 1.0 ba · 1,997 sqft · SingleFamily public records · 15 Days on market

Built 1941 5,663 sqft lot Est $405k · 38% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic style that is just a tree-lined bike ride from all the perks of downtown Royal Oak. This 1941 classic midwestern bungalow cottage is dripping with the historic touches you love. The discerning buyer will find hardwood floors throughout, original tile bathroom, garden window in the breakfast nook and wood burning fireplace with original surround. With added touches of cedar lined closets in the bungalow and built-ins, the future is beautiful. Although it may take an industrious new owner to love it back to glory, some of the work has already been done. The furnace, AC and hot water tank are new, as is the electrical panel. The garden boasts a number of distinctive ornamentals, get a

Key facts

• 5,663 sq ft lot
• Built 1941
• Listed 15 days

Property features AI

Finance

• Other: Property located in Royal Oak (mail city Royal Oak); Directions: I-75, West on 11 Mile, South on Campbell, West on 4th, South on Gainsborough

Exterior

• Parking: No specific parking details provided
• Security: No security features provided
• Utilities: Public water (at street); Public sewer (at street); Natural gas available
• Home design: Residential property; 1 1/2-story home; Built in 1941; Facing side: north (side of street N); Subdivision: Watch Farm
• Construction: Metal siding exterior; Basement foundation
• Exterior features: Fenced yard; Corner lot; Paved street access

Interior

• Kitchen: Kitchen on entry level (12 x 8) with linoleum flooring
• Bedrooms: Primary bedroom on second level (13 x 11) with wood flooring; Second bedroom on entry level (12 x 10) with wood flooring; Third bedroom on entry level (approx. 10' wide) with wood flooring
• Flooring: Wood flooring in living room and bedrooms; Linoleum in dining room and kitchen; Ceramic in bathroom
• Bathrooms: One full bathroom on entry level with ceramic flooring (approx. 8 x 6)
• Heating & cooling: Natural gas heating; Forced air heating system
• Interior features: Total of 9 rooms; Unfinished basement
• Laundry & utility: Basement present (unfinished) — typical for laundry/utility placement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.6% 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 fast (+4.7%/yr); 217 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 15 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $250k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $405,391
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 N Rembrandt Ave	0.37mi	3/1.0	1,926 (-4%)	1mo	$335,000	$174	76
1521 E 5th St	0.32mi	3/2.5	2,068 (+4%)	1mo	$735,000	$355	72
418 N Blair Ave	0.55mi	3/1.5	1,972 (-1%)	1mo	$405,000	$205	70
515 Potter Ave	0.57mi	3/2.0	1,983 (-1%)	1mo	$495,000	$250	67
820 E 2nd St	0.26mi	3/2.5	2,219 (+11%)	2mo	$440,000	$198	62
1319 Hoffman Ave	0.57mi	3/2.0	1,906 (-5%)	0mo	$367,000	$193	62
510 S Edison Ave	0.44mi	3/2.0	1,823 (-9%)	2mo	$355,000	$195	60
1920 Kalama Ave	0.64mi	3/2.0	2,100 (+5%)	1mo	$395,000	$188	57
300 N Edison Ave	0.65mi	4/2.0 (+1)	2,079 (+4%)	1mo	$430,000	$207	53
606 N Alexander Ave	0.60mi	3/2.0	1,809 (-9%)	1mo	$367,000	$203	52
622 N Connecticut Ave	0.68mi	3/2.0	1,780 (-11%)	2mo	$345,000	$194	45
600 S Dorchester Ave	0.50mi	4/3.5 (+1)	2,240 (+12%)	0mo	$715,000	$319	41

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 · 4.72% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-12,176
• Equity at exit: $37,276

10-year hold

• IRR: 7.0%
• Equity multiple: 1.56×
• Total profit: $39,499
• Equity at exit: $21,615

Cash invested: $70,000 (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 48067

• Rents YoY: 4.7%
• Active inventory: 217
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,604 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$269 /mo · $3,234/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $373

Break-even live

Break-even rent $2,133

Max offer price $250,000

Occupancy floor 81%

Sensitivity live

Price	-10% $514	-5% $443	+0% $373	+5% $302	+10% $231
Rent	-10% $167	-5% $270	+0% $373	+5% $476	+10% $578
Rate	-1.0pp $499	-0.5pp $436	base $373	+0.5pp $308	+1.0pp $242

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 E 5th St Royal Oak, MI	4.0	3.0	1329	$3,000	$2.26	25d	1	0.29mi
617 E 3rd St Royal Oak, MI	4.0	2.5	2225	$3,100	$1.39	0d	1	0.33mi
325 E 6th St Unit 325-10 Royal Oak, MI	2.0	1.5	1400	$1,895	$1.35	6d	1	0.44mi
1414 Owana Ave Royal Oak, MI	3.0	1.0	1489	$1,675	$1.12	23d	1	0.58mi
100 W 5th St Royal Oak, MI	2.0	2.0	1283	$3,015	$2.35	6d	2	0.64mi
406 N Campbell Rd Royal Oak, MI	3.0	2.0	1814	$2,500	$1.38	0d	1	0.64mi
1605 Anne Dr Royal Oak, MI	2.0	3.5	1814	$2,900	$1.60	4d	1	0.66mi
118 N Main St Royal Oak, MI	3.0	1.0–3.0	1432	$6,200	$4.33	0d	4	0.67mi
1572 Maryland Club Dr Royal Oak, MI	2.0	2.0	1477	$2,450	$1.66	4d	1	0.71mi
1100 S Main St Royal Oak, MI	1.0–2.0	1.0–2.0	1179	$6,000	$5.09	0d	3	0.74mi
709 Hawthorn Ave Royal Oak, MI	3.0	1.5	2248	$3,000	$1.33	25d	1	0.82mi
159 Allenhurst Ave Royal Oak, MI	3.0	2.0	1955	$2,700	$1.38	0d	1	0.90mi
1337 S Washington Ave Royal Oak, MI	2.0	2.0	1380	$2,350	$1.70	0d	1	0.91mi
160 Tiffany Ln Royal Oak, MI	3.0	2.0	2275	$3,000	$1.32	0d	1	0.93mi
25090 Woodward Ave Royal Oak, MI	1.0–3.0	1.0–2.5	1139	$4,195	$3.68	0d	11	0.95mi
610 W 4th St Royal Oak, MI	3.0	2.5	1700	$2,400	$1.41	0d	1	0.96mi
1106 Grove Ave Royal Oak, MI	4.0	2.5	1289	$2,325	$1.80	0d	1	0.98mi
674 W Eleven Mile Rd Unit 4B Royal Oak, MI	2.0	2.5	1577	$2,700	$1.71	11d	1	1.01mi
1132 N Campbell Rd Royal Oak, MI	2.0–3.0	1.0–1.5	1125	$2,085	$1.85	0d	8	1.04mi
2705 Inman St Ferndale, MI	3.0	2.5	1429	$3,195	$2.24	0d	1	1.20mi
2803 Grayson St Ferndale, MI	3.0	2.0	1274	$2,000	$1.57	45d	1	1.20mi
508 Marlin Ave Royal Oak, MI	3.0	2.5	1678	$3,000	$1.79	21d	1	1.26mi
1031 N Sherman Dr Unit A Royal Oak, MI	3.0	2.5	1500	$3,000	$2.00	3d	1	1.26mi
211 Woodsboro Dr Unit LOWER Royal Oak, MI	3.0	2.0	1800	$1,425	$0.79	25d	1	1.28mi
215 Woodsboro Dr Royal Oak, MI	3.0	2.0	2542	$2,200	$0.87	6d	1	1.28mi
1414 Crooks Rd Unit 2 Royal Oak, MI	3.0	2.0	1400	$1,800	$1.29	25d	1	1.28mi
2186 Garfield St Ferndale, MI	3.0	1.0	1300	$1,750	$1.35	25d	1	1.29mi
642 Bellaire Ave Madison Heights, MI	3.0	2.5	1750	$2,423	$1.38	23d	1	1.46mi

Listing history 11 events

1. 2026-06-21
   statusdays on market $250,000 Pending 15 DOM
2. 2026-06-18
   days on market $250,000 Active 13 DOM
3. 2026-06-17
   days on market $250,000 Active 12 DOM
4. 2026-06-16
   days on market $250,000 Active 11 DOM
5. 2026-06-15
   days on market $250,000 Active 10 DOM
6. 2026-06-13
   days on market $250,000 Active 8 DOM
7. 2026-06-09
   days on market $250,000 Active 4 DOM
8. 2026-06-08
   days on market $250,000 Active 3 DOM
9. 2026-06-07
   statusdays on marketlisting id $250,000 Active 2 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $250,000 Coming Soon 1 DOM

ⓘ 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: $3,234 · $269/mo
• Projected year-2 tax: $3,542 · $295/mo
• Expected delta: +$308/yr (+$26/mo · 9.5%)

ⓘ 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 ≥98°F today · 14 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: $31,251
• − Mortgage interest: −$14,004
• − Property taxes: −$3,234
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − Depreciation: −$7,273
• Taxable income: $491
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $4,355/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): 24,868
• Household income: $112,840
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 625.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 2% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -571.62%
• Current HPI: 224.5887
• Rent YoY: ▲ 4.72%
• 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

+400.0% since first listed

5 events — show timeline

• 2026-06-03 Coming Soon $250,000 MiRealSource-MiMLS
• 1996-07-02 Sold (Public Records) $127,500 Public Records
• 1990-11-28 Sold (Public Records) $77,300 Public Records
• 1990-04-27 Sold (Public Records) $79,900 Public Records
• 1986-02-01 Sold (Public Records) $50,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,234 · -16.3% YoY. Source: county tax records.