20604 Washtenaw St · Harper Woods, MI 48225

$154,999

3 bd · 2.5 ba · 1,362 sqft · SingleFamily public records · 130 Days on market

Built 1940 4,792 sqft lot Est $147k · 5% over

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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 +14.5/30.0
• ARV discount +5.1/15.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

Key facts

• On-site laundry
• 4,792 sq ft lot
• Garage

Tags

• ON-SITE LAUNDRY
• 2-CAR DETACHED GARAGE
• SOLID BRICK CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $35 ($414/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 $141k (8.7% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#199 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+, health & safety D+, schools D-.
• Harper Woods School District (suburban): math 4% / reading 15% proficiency, ranked #524 of 540 in MI (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.1%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 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 $5k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $128k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
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 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: 0.91% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $147,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11160 Worden St	0.37mi	3/2.0	1,234 (-9%)	1mo	$156,000	$126	64
9212 Woodhall St	0.64mi	3/2.5	1,392 (+2%)	5mo	$100,000	$72	62
20032 Elkhart St	0.33mi	3/2.0	1,230 (-10%)	5mo	$61,000	$50	62
10901 Worden St	0.56mi	3/1.5	1,271 (-7%)	1mo	$43,000	$34	58
9451 Camley St	0.40mi	2/1.0 (-1)	1,438 (+6%)	5mo	$85,000	$59	57
20696 Huntington Ave	0.63mi	2/1.5 (-1)	1,336 (-2%)	5mo	$200,000	$150	54
21465 Bournemouth St	0.54mi	3/1.0	1,479 (+9%)	1mo	$169,900	$115	54
11090 Mckinney St	0.62mi	3/1.5	1,270 (-7%)	2mo	$154,000	$121	54
10444 Marne St	0.65mi	3/1.0	1,300 (-5%)	5mo	$30,000	$23	52
21440 Prestwick Ave	0.54mi	3/1.0	1,534 (+13%)	1mo	$180,000	$117	47
11510 Nottingham Rd	0.70mi	3/1.5	1,246 (-8%)	3mo	$135,000	$108	46
11764 Beaconsfield St	0.67mi	3/1.0	1,244 (-9%)	4mo	$85,000	$68	45

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-19,837
• Equity at exit: $23,111

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,254
• Equity at exit: $13,401

Cash invested: $43,400 (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 48225

• Rents YoY: 5.1%
• Active inventory: 133
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$813
• Tax from tax record: −$206 /mo · $2,467/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $35

Break-even live

Break-even rent $1,371

Max offer price $154,999

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	14d	1	0.11mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.25mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.25mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.35mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.40mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.41mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.46mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.49mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.49mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.53mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	1d	1	0.57mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.60mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.60mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.62mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.64mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.70mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.70mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.71mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.72mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	43d	1	0.74mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.76mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	0.76mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.78mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.81mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.82mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.82mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.86mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.89mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.89mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.90mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.90mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.93mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.94mi
19000 Chandler Park Dr Grosse Pointe, MI	2.0	1.0	1374	$2,300	$1.67	1d	1	0.94mi
19000 Chandler Park Dr Grosse Pointe, MI	2.0	1.0	1374	$2,300	$1.67	4d	1	0.94mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.96mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.98mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	1.01mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	1.04mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	1.04mi

Listing history 22 events

1. 2026-04-10
   status Pending 977-char remark

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

2. 2026-04-10
   status Pending

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

3. 2026-03-27
   price $154,999 977-char remark

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

4. 2026-03-27
   price $154,999

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

5. 2026-03-11
   status Active

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

6. 2026-03-11
   status Active 977-char remark

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

7. 2026-02-02
   historical Keep Showing-Contgcy Appl 977-char remark

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

8. 2026-02-02
   historical Active Under Contract

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

9. 2025-12-01
   listed $159,999 Active 977-char remark

   Show marketing remark (977 chars)

   Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

10. 2025-12-01
    listed $159,999 Active

    Show marketing remark (977 chars)

    Back on Market - Buyer Financing Fell Through (No Fault of Seller)Turnkey Income + Owner-Occupant Opportunity in Harper WoodsThis solid brick duplex is already producing income on day one with a reliable Section 8 tenant in the upper unit, offering consistent, government-backed rent. The lower unit is vacant and ready, making this a perfect house-hack: live comfortably while your tenant helps cover the mortgage. Key Features:Strong, stable rental income in placeSpacious lower unit ready for owner or tenantBoiler hot-water heat (efficient + durable)Plumbing in place for additional half bath (value-add upside)On-site laundry2-car detached garageLocated in a clean, desirable Harper Woods neighborhoodImmediate cash flow + future upsideIdeal for first-time investors or owner-occupantsLow-maintenance brick constructionSection 8 consistent, reliable incomeOpportunities like this, fully certified, income-producing, and move-in ready, don't last long. Buyer to verify info

11. 2022-06-09
    soldstatus $128,000
12. 2022-06-06
    soldstatus $128,000 Sold 536-char remark

    Show marketing remark (536 chars)

    Calling all investors! Gorgeous, Rental certified Brick Duplex in Harper Woods on a fantastic street with neighbors that care. Beautiful Detroit architecture. This duplex is set on a corner lot with a 2.5 car garage and full basement that is only accessible for the bottom unit. Fenced backyard. 3-dimensional roof. This property has amazing bones. The lower unit is 2 bedroom, 2 bath. The upper unit is 1 bed, 1 bath and currently occupied with a long-term tenant. Please do not disturb tenant. This has the potential to be a cash cow!

13. 2022-06-06
    soldstatus $128,000 Closed

    Show marketing remark (536 chars)

    Calling all investors! Gorgeous, Rental certified Brick Duplex in Harper Woods on a fantastic street with neighbors that care. Beautiful Detroit architecture. This duplex is set on a corner lot with a 2.5 car garage and full basement that is only accessible for the bottom unit. Fenced backyard. 3-dimensional roof. This property has amazing bones. The lower unit is 2 bedroom, 2 bath. The upper unit is 1 bed, 1 bath and currently occupied with a long-term tenant. Please do not disturb tenant. This has the potential to be a cash cow!

14. 2022-04-14
    status Pending

    Show marketing remark (536 chars)

    Calling all investors! Gorgeous, Rental certified Brick Duplex in Harper Woods on a fantastic street with neighbors that care. Beautiful Detroit architecture. This duplex is set on a corner lot with a 2.5 car garage and full basement that is only accessible for the bottom unit. Fenced backyard. 3-dimensional roof. This property has amazing bones. The lower unit is 2 bedroom, 2 bath. The upper unit is 1 bed, 1 bath and currently occupied with a long-term tenant. Please do not disturb tenant. This has the potential to be a cash cow!

15. 2022-04-14
    status Pending 536-char remark

    Show marketing remark (536 chars)

    Calling all investors! Gorgeous, Rental certified Brick Duplex in Harper Woods on a fantastic street with neighbors that care. Beautiful Detroit architecture. This duplex is set on a corner lot with a 2.5 car garage and full basement that is only accessible for the bottom unit. Fenced backyard. 3-dimensional roof. This property has amazing bones. The lower unit is 2 bedroom, 2 bath. The upper unit is 1 bed, 1 bath and currently occupied with a long-term tenant. Please do not disturb tenant. This has the potential to be a cash cow!

16. 2022-04-12
    listed $119,900 Active 536-char remark

    Show marketing remark (536 chars)

    Calling all investors! Gorgeous, Rental certified Brick Duplex in Harper Woods on a fantastic street with neighbors that care. Beautiful Detroit architecture. This duplex is set on a corner lot with a 2.5 car garage and full basement that is only accessible for the bottom unit. Fenced backyard. 3-dimensional roof. This property has amazing bones. The lower unit is 2 bedroom, 2 bath. The upper unit is 1 bed, 1 bath and currently occupied with a long-term tenant. Please do not disturb tenant. This has the potential to be a cash cow!

17. 2022-04-12
    listed $119,900 Active

    Show marketing remark (536 chars)

    Calling all investors! Gorgeous, Rental certified Brick Duplex in Harper Woods on a fantastic street with neighbors that care. Beautiful Detroit architecture. This duplex is set on a corner lot with a 2.5 car garage and full basement that is only accessible for the bottom unit. Fenced backyard. 3-dimensional roof. This property has amazing bones. The lower unit is 2 bedroom, 2 bath. The upper unit is 1 bed, 1 bath and currently occupied with a long-term tenant. Please do not disturb tenant. This has the potential to be a cash cow!

18. 2022-04-05
    soldstatus $87,500
19. 2009-04-04
    historical
20. 2008-12-04
    listed $99,950
21. 2007-10-30
    historical
22. 2007-05-03
    listed $118,900

ⓘ 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: $2,467 · $206/mo
• Projected year-2 tax: $2,467 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,975
• − Mortgage interest: −$8,682
• − Property taxes: −$2,467
• − Insurance: −$775
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$4,509
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $936/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: Harper Woods School District
• NCES district ID: 2617760
• Math proficiency: 4% ▼ -7.00%
• Reading proficiency: 15% ▼ -9.00%
• Median HH income: $46,155
• Composite: 8.8/100
• National rank: #9892
• State rank: #524 of 540 in MI

Livability — Harper Woods

• Score: 73/100
• State rank: #199
• US rank: #5054

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D+ Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harper Woods, MI
• County: Wayne County · 1,562,939 people
• City population: 16,098
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 16,098
• Household income: $61,750
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 410.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 1% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Arabic 2% Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.40%
• Current HPI: 181.4961
• Rent YoY: ▲ 5.10%
• 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

+30.4% since first listed

22 events — show timeline

• 2026-04-10 Pending — MiRealSource-MiMLS
• 2026-04-10 Pending — REALCOMP
• 2026-03-27 Price Changed $154,999 MiRealSource-MiMLS
• 2026-03-27 Price Changed $154,999 REALCOMP
• 2026-03-11 Relisted — REALCOMP
• 2026-03-11 Relisted — MiRealSource-MiMLS
• 2026-02-02 Contingent — MiRealSource-MiMLS
• 2026-02-02 Contingent — REALCOMP
• 2025-12-01 Listed $159,999 REALCOMP
• 2025-12-01 Listed $159,999 MiRealSource-MiMLS
• 2022-06-09 Sold (Public Records) $128,000 Public Records
• 2022-06-06 Sold (MLS) $128,000 MiRealSource-MiMLS
• 2022-06-06 Sold (MLS) $128,000 REALCOMP
• 2022-04-14 Pending — MiRealSource-MiMLS
• 2022-04-14 Pending — REALCOMP
• 2022-04-12 Listed $119,900 MiRealSource-MiMLS
• 2022-04-12 Listed $119,900 REALCOMP
• 2022-04-05 Sold (Public Records) $87,500 Public Records
• 2009-04-04 Listing Removed — MiRealSource-MiMLS
• 2008-12-04 Listed $99,950 MiRealSource-MiMLS
• 2007-10-30 Listing Removed — REALCOMP
• 2007-05-03 Listed $118,900 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $2,467 · -46.7% YoY. Source: county tax records.