4991 Crooks Rd · Royal Oak, MI 48073

$199,900

2 bd · 1.5 ba · 1,258 sqft · Condo public records · 11 Days on market

Built 1989 $150/mo HOA · 8% of rent

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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).

• Cash flow +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great north Royal Oak location is the setting for this neutral and fresh condo with a super layout! Set back from main road. Wood floor in foyer, several updated light fixtures. Eat-in kitchen with pantry space, large window and good counter work space. Oversized living room offers flexibility of dining at the one end if needed and gas fireplace. Main floor half bath and entry coat closet. Doorwall to large rear deck with privacy panels between neighbors. Two wonderfully sized upper level bedrooms with plenty of room for king sized beds, dressers, and sitting areas. Neutral upper level full bath with new toilet. Great start to a finished basement with cedar lined closet, separate laundry room and furnace/utility room and good sized room for family room or exercise area. One dedicated carport. This unit allows you to personalize to your style as it's a nice canvas for putting your personal touches. A great value for location, condition and nearby amenities. Estate Sale, sold "as is".

Key facts

• $150 HOA
• Built 1989
• Listed 11 days

Property features AI

Finance

• Other: Pets allowed with restrictions (cats OK, dogs OK, breed and size limitations)
• HOA & community: Homeowners association with monthly fee of $150; HOA covers grounds maintenance, snow removal, and trash

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable available; Underground utilities
• Home design: Residential condominium; Two levels; Ground-level entry; Brick and vinyl siding exterior; Asphalt roof
• Construction: Brick and vinyl siding construction; Asphalt roof; Partially finished basement
• Exterior features: Deck; Porch; Paved private road access; Private maintained road; Private road frontage

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total of 6 rooms (bedroom counts not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Unfurnished; Gas fireplace in the living room; Private entrance; Partially finished basement with sump pump
• Laundry & utility: In-unit laundry room; Washer and dryer included; Washer hookup and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $46 ($551/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 $192k (4.1% below list).
• Recommended offer: $192k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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+.
• Clawson Public Schools (suburban): math 33% / reading 55% proficiency, ranked #148 of 540 in MI (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.4%/yr); 251 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1k of loan paydown is wiped out by about $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $154k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $191,767 (4.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 0.96% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-30,612
• Equity at exit: $29,806

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-27,524
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$83
• HOA: −$150
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $46

Break-even live

Break-even rent $1,860

Max offer price $199,900

Occupancy floor 93%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2400 Parmenter Blvd Royal Oak, MI	1.0–2.0	1.0–1.5	852	$1,715	$2.01	1d	3	0.41mi
2440 Parmenter Blvd #211 Royal Oak, MI	2.0	2.0	890	$1,600	$1.80	24d	1	0.46mi
4031 Crooks Rd Unit 4061-212 Royal Oak, MI	2.0	1.0	1066	$1,795	$1.68	4d	1	0.72mi
4014 Durham Rd Royal Oak, MI	3.0	1.0	1827	$2,400	$1.31	2d	1	0.74mi
304 Tecumseh St Clawson, MI	3.0	1.0	1013	$2,000	$1.97	14d	1	0.86mi
629 W Maple Rd Clawson, MI	2.0	1.0	925	$1,274	$1.38	24d	2	1.03mi
516 N Main St Clawson, MI	2.0	2.0	1515	$2,986	$1.97	1d	1	1.04mi
3818 Edgeland Ave Royal Oak, MI	3.0	2.0	1100	$2,400	$2.18	3d	1	1.08mi
3406 Elmhurst Ave Royal Oak, MI	2.0	1.0	950	$1,800	$1.89	24d	1	1.12mi
4302 Mandalay Ave Royal Oak, MI	3.0	1.0	900	$2,200	$2.44	24d	1	1.12mi
3115 Evergreen Dr Royal Oak, MI	1.0–2.0	1.0	887	$1,630	$1.84	4d	8	1.22mi
1641 Fairview Ave Royal Oak, MI	2.0	1.0	1650	$1,640	$0.99	24d	1	1.23mi
1300 Livernois Rd Troy, MI	1.0–3.0	1.0–2.0	1000	$2,326	$2.33	1d	18	1.27mi
460 Lincoln Ave Clawson, MI	2.0	1.0	1100	$1,600	$1.45	24d	1	1.30mi
155 Amelia St Royal Oak, MI	1.0–4.0	1.0–2.5	971	$1,530	$1.58	3d	7	1.30mi
3054 Camden Dr Unit 3054 Troy, MI	2.0	2.5	1400	$2,300	$1.64	24d	1	1.40mi
1935 Axtell Dr #3 Troy, MI	2.0	2.0	1060	$1,600	$1.51	14d	1	1.40mi
3009 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	730	$1,599	$2.19	3d	31	1.44mi
3248 Newbury Pl #11 Troy, MI	2.0	2.5	1398	$2,250	$1.61	24d	1	1.45mi
3257 Newbury Pl Unit 20 Troy, MI	2.0	3.0	1480	$2,450	$1.66	20d	1	1.46mi
1129 Kirts Blvd Unit D Troy, MI	2.0	1.5	1200	$2,400	$2.00	43d	1	1.48mi
4526 Cooper Ave Royal Oak, MI	3.0	1.0	1000	$2,500	$2.50	17d	1	1.49mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-11
   status Pending 1007-char remark

   Show marketing remark (1007 chars)

   Great north Royal Oak location is the setting for this neutral and fresh condo with a super layout! Set back from main road. Wood floor in foyer, several updated light fixtures. Eat-in kitchen with pantry space, large window and good counter work space. Oversized living room offers flexibility of dining at the one end if needed and gas fireplace. Main floor half bath and entry coat closet. Doorwall to large rear deck with privacy panels between neighbors. Two wonderfully sized upper level bedrooms with plenty of room for king sized beds, dressers, and sitting areas. Neutral upper level full bath with new toilet. Great start to a finished basement with cedar lined closet, separate laundry room and furnace/utility room and good sized room for family room or exercise area. One dedicated carport. This unit allows you to personalize to your style as it's a nice canvas for putting your personal touches. A great value for location, condition and nearby amenities. Estate Sale, sold "as is".

2. 2026-05-11
   status Pending

   Show marketing remark (1007 chars)

   Great north Royal Oak location is the setting for this neutral and fresh condo with a super layout! Set back from main road. Wood floor in foyer, several updated light fixtures. Eat-in kitchen with pantry space, large window and good counter work space. Oversized living room offers flexibility of dining at the one end if needed and gas fireplace. Main floor half bath and entry coat closet. Doorwall to large rear deck with privacy panels between neighbors. Two wonderfully sized upper level bedrooms with plenty of room for king sized beds, dressers, and sitting areas. Neutral upper level full bath with new toilet. Great start to a finished basement with cedar lined closet, separate laundry room and furnace/utility room and good sized room for family room or exercise area. One dedicated carport. This unit allows you to personalize to your style as it's a nice canvas for putting your personal touches. A great value for location, condition and nearby amenities. Estate Sale, sold "as is".

3. 2026-05-01
   listed $199,900 Active 1007-char remark

   Show marketing remark (1007 chars)

   Great north Royal Oak location is the setting for this neutral and fresh condo with a super layout! Set back from main road. Wood floor in foyer, several updated light fixtures. Eat-in kitchen with pantry space, large window and good counter work space. Oversized living room offers flexibility of dining at the one end if needed and gas fireplace. Main floor half bath and entry coat closet. Doorwall to large rear deck with privacy panels between neighbors. Two wonderfully sized upper level bedrooms with plenty of room for king sized beds, dressers, and sitting areas. Neutral upper level full bath with new toilet. Great start to a finished basement with cedar lined closet, separate laundry room and furnace/utility room and good sized room for family room or exercise area. One dedicated carport. This unit allows you to personalize to your style as it's a nice canvas for putting your personal touches. A great value for location, condition and nearby amenities. Estate Sale, sold "as is".

4. 2026-05-01
   listed $199,900 Active

   Show marketing remark (1007 chars)

   Great north Royal Oak location is the setting for this neutral and fresh condo with a super layout! Set back from main road. Wood floor in foyer, several updated light fixtures. Eat-in kitchen with pantry space, large window and good counter work space. Oversized living room offers flexibility of dining at the one end if needed and gas fireplace. Main floor half bath and entry coat closet. Doorwall to large rear deck with privacy panels between neighbors. Two wonderfully sized upper level bedrooms with plenty of room for king sized beds, dressers, and sitting areas. Neutral upper level full bath with new toilet. Great start to a finished basement with cedar lined closet, separate laundry room and furnace/utility room and good sized room for family room or exercise area. One dedicated carport. This unit allows you to personalize to your style as it's a nice canvas for putting your personal touches. A great value for location, condition and nearby amenities. Estate Sale, sold "as is".

5. 2026-04-30
   historical $199,900 1007-char remark

   Show marketing remark (1007 chars)

   Great north Royal Oak location is the setting for this neutral and fresh condo with a super layout! Set back from main road. Wood floor in foyer, several updated light fixtures. Eat-in kitchen with pantry space, large window and good counter work space. Oversized living room offers flexibility of dining at the one end if needed and gas fireplace. Main floor half bath and entry coat closet. Doorwall to large rear deck with privacy panels between neighbors. Two wonderfully sized upper level bedrooms with plenty of room for king sized beds, dressers, and sitting areas. Neutral upper level full bath with new toilet. Great start to a finished basement with cedar lined closet, separate laundry room and furnace/utility room and good sized room for family room or exercise area. One dedicated carport. This unit allows you to personalize to your style as it's a nice canvas for putting your personal touches. A great value for location, condition and nearby amenities. Estate Sale, sold "as is".

6. 2004-02-04
   soldstatus $154,000
7. 1999-10-18
   soldstatus $135,000
8. 1997-08-01
   soldstatus $116,900
9. 1997-07-25
   soldstatus $116,900
10. 1997-06-02
    listed $116,900
11. 1989-08-15
    soldstatus $78,900

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,664 · $222/mo
• Expected delta: +$415/yr (+$35/mo · 18.4%)

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

Taxation est. · year 1

• Rental income: $23,012
• − Mortgage interest: −$11,198
• − Property taxes: −$2,249
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$1,800
• − Depreciation: −$5,815
• Taxable loss: −$2,731
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $1,207/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: Clawson Public Schools
• NCES district ID: 2609930
• Math proficiency: 33% ▼ -4.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $56,014
• Composite: 38.3/100
• National rank: #4230
• State rank: #148 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

+153.4% since first listed

11 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-01 Listed $199,900 MiRealSource-MiMLS
• 2026-05-01 Listed $199,900 REALCOMP
• 2026-04-30 Coming Soon $199,900 MiRealSource-MiMLS
• 2004-02-04 Sold (Public Records) $154,000 Public Records
• 1999-10-18 Sold (Public Records) $135,000 Public Records
• 1997-08-01 Sold (Public Records) $116,900 Public Records
• 1997-07-25 Sold (MLS) $116,900 REALCOMP
• 1997-06-02 Listed $116,900 REALCOMP
• 1989-08-15 Sold (Public Records) $78,900 Public Records

Property tax history

-1.8%/yr

Latest (2025): $2,249 · +2.4% YoY. Source: county tax records.