3915 Benjamin Ave #5 · Royal Oak, MI 48073

$150,000

2 bd · 1.0 ba · 796 sqft · Condo public records · 30 Days on market

Built 1966 $305/mo HOA · 20% 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 +10.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sun-filled second floor condo in Royal Oak with two bedrooms, an open floor plan, and a private covered balcony. Bright living and dining area features hardwood floors, a bold accent wall, and sliding glass doors that fill the space with natural light. Galley kitchen offers granite counters, white cabinetry, stainless steel appliances, and tile flooring. Two comfortable bedrooms include ceiling fans and ample closet space, with a versatile second bedroom currently set up as a home office and reading nook. Full bath features a granite vanity, tiled tub surround, and a window for natural light. Covered balcony overlooks the tree-lined neighborhood and makes a great spot to unwind. Community amenities include an in ground pool, parking, and lush landscaped grounds. Pets allowed! Short walk to local parks with easy access to Woodward Ave and a short drive to downtown Royal Oak and Birmingham. Welcome Home!

Key facts

• $305 HOA
• Community pool
• Built 1966

Property features AI

Finance

• Other: Pets allowed — call for details
• HOA & community: Homeowners association with $305 monthly fee; HOA covers grounds maintenance, snow removal, and water; Community pool

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condominium; One level; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Block foundation
• Exterior features: Balcony; Outdoor in-ground community pool; Exterior lighting; Paved road access

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator; Dishwasher; Microwave; Disposal
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (natural gas); Wall cooling unit(s)
• Interior features: Dishwasher; Disposal; Microwave; Gas water heater; Unfinished basement; Balcony; Lighting
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (10.8% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $134k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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+.
• 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 $1k of loan paydown is wiped out by about $4k 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 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $133,771 (10.8% 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 8.1

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-30,953
• Equity at exit: $22,365

10-year hold

• IRR: -16.7%
• Equity multiple: 0.10×
• Total profit: $-37,710
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$787
• Tax from tax record: −$159 /mo · $1,904/yr
• Insurance: −$62
• HOA: −$305
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-92

Break-even live

Break-even rent $1,662

Max offer price $133,771

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3818 Edgeland Ave Royal Oak, MI	3.0	2.0	1100	$2,400	$2.18	3d	1	0.19mi
2131 Normandy Rd Royal Oak, MI	1.0	1.0	600	$1,200	$2.00	13d	1	0.31mi
3406 Elmhurst Ave Royal Oak, MI	2.0	1.0	950	$1,800	$1.89	24d	1	0.40mi
3230 Shenandoah Dr #16 Royal Oak, MI	1.0	1.0	560	$1,180	$2.11	5d	1	0.44mi
3225 Benjamin Ave #2 Royal Oak, MI	2.0	1.0	800	$1,525	$1.91	5d	1	0.45mi
2325 13 Mile Rd Royal Oak, MI	1.0	1.0	650	$1,320	$2.03	5d	2	0.46mi
2817 W 13 Mile Rd Royal Oak, MI	2.0	1.0	688	$1,250	$1.82	24d	1	0.46mi
3220 Shenandoah Dr #12 Royal Oak, MI	2.0	1.0	688	$1,250	$1.82	24d	1	0.46mi
3830 Devon Rd Unit 3830-04 Royal Oak, MI	1.0	1.0	525	$1,195	$2.28	24d	1	0.49mi
4302 Mandalay Ave Royal Oak, MI	3.0	1.0	900	$2,200	$2.44	24d	1	0.51mi
3009 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	730	$1,599	$2.19	3d	31	0.52mi
4031 Crooks Rd Unit 4061-212 Royal Oak, MI	2.0	1.0	1066	$1,795	$1.68	5d	1	0.54mi
4031 Crooks Rd Unit 4004 Royal Oak, MI	1.0	1.0	525	$1,095	$2.09	20d	1	0.54mi
4031 Crooks Rd Unit 4006 Royal Oak, MI	1.0	1.0	525	$1,095	$2.09	24d	1	0.54mi
3807 Crooks Rd Royal Oak, MI	2.0	1.0	549	$1,185	$2.16	2d	8	0.55mi
4805 Woodland Ave Royal Oak, MI	2.0	1.0	627	$1,465	$2.33	2d	12	0.68mi
403 S Crooks Rd Unit 409 Clawson, MI	1.0	1.0	675	$1,195	$1.77	24d	1	0.69mi
403 S Crooks Rd Unit 421 Clawson, MI	1.0	1.0	675	$1,195	$1.77	20d	1	0.69mi
403 S Crooks Rd Unit 413 Clawson, MI	1.0	1.0	675	$1,225	$1.81	24d	1	0.69mi
249 S Crooks Rd Clawson, MI	1.0	1.0	650	$1,245	$1.92	5d	1	0.74mi
4910 Briarwood Ave Unit A Royal Oak, MI	1.0	1.0	589	$1,200	$2.04	18d	1	0.74mi
2400 Parmenter Blvd Royal Oak, MI	1.0–2.0	1.0–1.5	852	$1,715	$2.01	2d	3	0.76mi
3282 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,650	$1.80	24d	1	0.80mi
3264 Coolidge Hwy Royal Oak, MI	2.0	1.0	916	$1,600	$1.75	5d	1	0.81mi
3115 Evergreen Dr Royal Oak, MI	1.0–2.0	1.0	887	$1,630	$1.84	5d	8	0.81mi
2440 Parmenter Blvd #211 Royal Oak, MI	2.0	2.0	890	$1,600	$1.80	24d	1	0.83mi
4905 Crooks Rd Unit A5 Royal Oak, MI	1.0	1.0	703	$1,250	$1.78	24d	1	0.87mi
3551 W 14 Mile Rd #3 Royal Oak, MI	1.0	1.0	850	$1,599	$1.88	24d	1	0.87mi
4526 Cooper Ave Royal Oak, MI	3.0	1.0	1000	$2,500	$2.50	18d	1	1.04mi
5121 N Crooks Rd Royal Oak, MI	1.0	1.0	775	$1,245	$1.61	24d	1	1.11mi
4000 W 13 Mile Rd Royal Oak, MI	2.0	1.0	780	$1,444	$1.85	2d	3	1.15mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,600	$2.21	24d	1	1.19mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	20d	1	1.19mi
4030 W 13 Mile Rd Unit J2 Royal Oak, MI	2.0	1.0	724	$1,450	$2.00	18d	1	1.19mi
1707 E 14 Mile Rd Unit B Birmingham, MI	1.0	1.0	581	$1,325	$2.28	24d	1	1.28mi
1709 E 14 Mile Rd Unit A Birmingham, MI	1.0	1.0	581	$1,350	$2.32	24d	1	1.28mi
304 Tecumseh St Clawson, MI	3.0	1.0	1013	$2,000	$1.97	15d	1	1.30mi
4120 W 13 Mile Rd Royal Oak, MI	1.0–2.0	1.0	775	$1,300	$1.68	2d	5	1.31mi
4302 W 13 Mile Rd Royal Oak, MI	1.0	1.0	600	$1,095	$1.82	24d	1	1.38mi
4312-4316 13 Mile and 3415 Fairmont Royal Oak, MI	1.0	1.0	525	$1,100	$2.10	5d	2	1.39mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $150,000 Active 30 DOM
2. 2026-06-17
   days on market $150,000 Active 29 DOM
3. 2026-06-16
   days on market $150,000 Active 28 DOM
4. 2026-06-15
   days on market $150,000 Active 27 DOM
5. 2026-06-13
   days on market $150,000 Active 25 DOM
6. 2026-06-09
   days on market $150,000 Active 21 DOM
7. 2026-06-08
   days on market $150,000 Active 20 DOM
8. 2026-06-07
   days on market $150,000 Active 19 DOM
9. 2026-06-04
   days on market $150,000 Active 16 DOM
10. 2026-06-03
    days on market $150,000 Active 15 DOM
11. 2026-06-02
    days on market $150,000 Active 14 DOM
12. 2026-06-01
    days on market $150,000 Active 13 DOM
13. 2026-05-31
    days on market $150,000 Active 12 DOM
14. 2026-05-15
    historical $150,000 961-char remark

    Show marketing remark (915 chars)

    Sun-filled second floor condo in Royal Oak with two bedrooms, an open floor plan, and a private covered balcony. Bright living and dining area features hardwood floors, a bold accent wall, and sliding glass doors that fill the space with natural light. Galley kitchen offers granite counters, white cabinetry, stainless steel appliances, and tile flooring. Two comfortable bedrooms include ceiling fans and ample closet space, with a versatile second bedroom currently set up as a home office and reading nook. Full bath features a granite vanity, tiled tub surround, and a window for natural light. Covered balcony overlooks the tree-lined neighborhood and makes a great spot to unwind. Community amenities include an in ground pool, parking, and lush landscaped grounds. Pets allowed! Short walk to local parks with easy access to Woodward Ave and a short drive to downtown Royal Oak and Birmingham. Welcome Home!

15. 2019-10-11
    soldstatus $90,000
16. 2019-10-04
    soldstatus $90,000 Sold

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

17. 2019-10-04
    soldstatus $90,000 Closed

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

18. 2019-09-09
    status Pending

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

19. 2019-09-09
    status Pending

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

20. 2019-08-14
    price $100,000

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

21. 2019-08-14
    price $100,000

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

22. 2019-08-09
    price $104,900
23. 2019-08-08
    price $104,900

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

24. 2019-07-24
    price $109,000

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

25. 2019-07-24
    price $109,000

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

26. 2019-06-29
    price $115,000

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

27. 2019-06-29
    price $115,000

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

28. 2019-06-18
    listed $119,000 Active

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

29. 2019-06-18
    listed $119,000 Active

    Show marketing remark (699 chars)

    Are you looking for location, location, location and value? Then look no further. This outstanding 2nd floor, 2 bedroom condo has a ton to offer. Super clean, updated kitchen (all appliances stay), bath, floors & freshly painted. Enjoy the balcony which is a great place to relax & let's in natural light. In ground pool. HOA fee covers everything BUT electricity. (. .. it does cover- grounds maintenance, garbage pick up, snow removal, baseboard heat, water, pool maintenance (pool is LOVELY-CLEAN!!!). Pets allowed! Short walk to local parks, easy access to Woodward Ave and a short drive to downtown Royal Oak & Birmingham! Come check it out before it's gone. B. A. T. V. A. I.

30. 2016-01-26
    soldstatus $65,000
31. 2016-01-13
    soldstatus $65,000 Sold
32. 2016-01-13
    soldstatus $65,000
33. 2016-01-06
    status Pending
34. 2015-11-20
    historical
35. 2015-11-20
    historical
36. 2015-11-12
    listed $67,500 Active
37. 2015-11-12
    listed $67,500
38. 2007-01-09
    soldstatus $88,500
39. 2001-12-03
    soldstatus $84,990

ⓘ 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: $1,904 · $159/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$203/yr (+$17/mo · 10.7%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $18,545
• − Mortgage interest: −$8,402
• − Property taxes: −$1,904
• − Insurance: −$750
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$3,660
• − Depreciation: −$4,364
• Taxable loss: −$3,502
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $-262/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

+76.5% since first listed

28 events — show timeline

• 2026-05-20 Listed $150,000 MiRealSource-MiMLS
• 2026-05-20 Listed $150,000 REALCOMP
• 2026-05-15 Coming Soon $150,000 MiRealSource-MiMLS
• 2019-10-11 Sold (Public Records) $90,000 Public Records
• 2019-10-04 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2019-10-04 Sold (MLS) $90,000 REALCOMP
• 2019-09-09 Pending — MiRealSource-MiMLS
• 2019-09-09 Pending — REALCOMP
• 2019-08-14 Price Changed $100,000 MiRealSource-MiMLS
• 2019-08-14 Price Changed $100,000 REALCOMP
• 2019-08-09 Price Changed $104,900 MiRealSource-MiMLS
• 2019-08-08 Price Changed $104,900 REALCOMP
• 2019-07-24 Price Changed $109,000 MiRealSource-MiMLS
• 2019-07-24 Price Changed $109,000 REALCOMP
• 2019-06-29 Price Changed $115,000 MiRealSource-MiMLS
• 2019-06-29 Price Changed $115,000 REALCOMP
• 2019-06-18 Listed $119,000 MiRealSource-MiMLS
• 2019-06-18 Listed $119,000 REALCOMP
• 2016-01-26 Sold (Public Records) $65,000 Public Records
• 2016-01-13 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2016-01-13 Sold (MLS) $65,000 REALCOMP
• 2016-01-06 Pending — REALCOMP
• 2015-11-20 Listing Removed — REALCOMP
• 2015-11-20 Listing Removed — MiRealSource-MiMLS
• 2015-11-12 Listed $67,500 REALCOMP
• 2015-11-12 Listed $67,500 MiRealSource-MiMLS
• 2007-01-09 Sold (Public Records) $88,500 Public Records
• 2001-12-03 Sold (Public Records) $84,990 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,904 · +2.4% YoY. Source: county tax records.