20202 Hunt Club Dr · Harper Woods, MI 48225

$189,900

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 245 Days on market

Built 1956 6,098 sqft lot $183/sqft · at area comps Est $188k · at est.

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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 +12.9/30.0
• ARV discount +7.1/15.0
• Schools +5.7/10.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious ranch features three bedrooms and one full bathroom. This lovely home is located on a corner lot with a two car detached garage. The interior has been freshly painted. Hardwood flooring throughout. Tons of closet space featuring organizers. The eat in kitchen features tons of cabinet space, tile flooring, a stove, fridge and microwave. The yard offers a patio area with a firepit. The bonus-Grosse Pointe Schools! Great Location!

Key facts

• Hardwood flooring
• Firepit
• Tons of closet space

Tags

• CORNER LOT
• HARDWOOD FLOORING
• TONS OF CLOSET SPACE
• EAT IN KITCHEN
• PATIO AREA
• FIREPIT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.4% below list).
• Recommended offer: $147k (22.4% below list) — sets the bar for 1% rule.

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-.
• Grosse Pointe Public Schools (suburban): math 56% / reading 68% proficiency, ranked #24 of 540 in MI (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.1%/yr); 133 active listings in the ZIP; 38 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 $6k 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 245 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 22y ago; this cycle's ask is 9395% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $81k; list at $190k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,385 (22.4% 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. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (median comp): $188,360
• List price: $189,900
• Delta: 0.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20402 Kenmore Ave	0.13mi	3/1.5	1,055 (+2%)	3mo	$110,000	$104	86
20602 Kenmore Ave	0.27mi	3/2.0	1,055 (+2%)	3mo	$163,850	$155	78
20688 Fleetwood Dr	0.42mi	3/1.0	1,053 (+2%)	3mo	$173,000	$164	75
20672 Fleetwood Dr	0.41mi	3/1.0	1,031 (-0%)	6mo	$115,000	$112	75
20450 Lochmoor St	0.18mi	3/1.0	1,107 (+7%)	8mo	$135,000	$122	74
20886 Hunt Club Dr	0.50mi	3/1.5	1,044 (+1%)	7mo	$213,300	$204	68
19348 Woodcrest St	0.69mi	3/1.0	1,057 (+2%)	4mo	$160,000	$151	62
19703 Roscommon St	0.67mi	3/1.0	1,064 (+3%)	6mo	$109,900	$103	59
19720 Woodside St	0.64mi	3/1.5	975 (-6%)	5mo	$142,900	$147	54
19341 Woodside St	0.72mi	3/1.0	935 (-10%)	4mo	$90,000	$96	46
2368 Allard Ave	0.62mi	2/2.0 (-1)	1,111 (+7%)	5mo	$205,000	$185	46
20871 Van Antwerp St	0.67mi	2/1.5 (-1)	950 (-8%)	3mo	$170,000	$179	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: -14.8%
• Equity multiple: 0.46×
• Total profit: $-28,630
• Equity at exit: $28,315

10-year hold

• IRR: -3.3%
• Equity multiple: 0.76×
• Total profit: $-12,811
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$996
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-15

Break-even live

Break-even rent $1,493

Max offer price $187,188

Occupancy floor 96%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	0.08mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	1d	12	0.45mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	1d	1	0.66mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.82mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.84mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	43d	1	0.88mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.94mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	43d	1	0.95mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.98mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.98mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.99mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	1.01mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	1.02mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.03mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	1.10mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	1.15mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	1.17mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	24d	1	1.18mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.19mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	1.20mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	1.23mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.25mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.25mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	1.29mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	1.30mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	1.31mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	1.31mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	1.32mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	1d	1	1.34mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	1.36mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	1.37mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.46mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	1.46mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	1.46mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	1.46mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	1.47mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	2d	1	1.49mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $189,900 Active 245 DOM
2. 2026-06-17
   days on market $189,900 Active 244 DOM
3. 2026-06-16
   days on market $189,900 Active 243 DOM
4. 2026-06-15
   days on market $189,900 Active 242 DOM
5. 2026-06-13
   days on market $189,900 Active 240 DOM
6. 2026-06-13
   days on market $189,900 Active 239 DOM
7. 2026-06-09
   days on market $189,900 Active 236 DOM
8. 2026-06-08
   days on market $189,900 Active 235 DOM
9. 2026-06-07
   days on market $189,900 Active 234 DOM
10. 2026-06-04
    days on market $189,900 Active 231 DOM
11. 2026-06-03
    days on market $189,900 Active 230 DOM
12. 2026-06-02
    days on market $189,900 Active 229 DOM
13. 2026-06-01
    days on market $189,900 Active 228 DOM
14. 2026-05-31
    days on market $189,900 Active 227 DOM
15. 2026-04-29
    price $1,850
16. 2026-03-25
    listed $2,000
17. 2025-12-23
    price $189,900 445-char remark

    Show marketing remark (445 chars)

    This spacious ranch features three bedrooms and one full bathroom. This lovely home is located on a corner lot with a two car detached garage. The interior has been freshly painted. Hardwood flooring throughout. Tons of closet space featuring organizers. The eat in kitchen features tons of cabinet space, tile flooring, a stove, fridge and microwave. The yard offers a patio area with a firepit. The bonus-Grosse Pointe Schools! Great Location!

18. 2025-12-22
    price $189,900 447-char remark

    Show marketing remark (447 chars)

    This spacious ranch features three bedrooms and one full bathroom. This lovely home is located on a corner lot with a two car detached garage. The interior has been freshly painted. Hardwood flooring throughout. Tons of closet space featuring organizers. The eat in kitchen features tons of cabinet space, tile flooring, a stove, fridge and microwave. The yard offers a patio area with a firepit. The bonus-Grosse Pointe Schools! Great Location!

19. 2025-10-16
    listed $199,900 Active 445-char remark

    Show marketing remark (447 chars)

    This spacious ranch features three bedrooms and one full bathroom. This lovely home is located on a corner lot with a two car detached garage. The interior has been freshly painted. Hardwood flooring throughout. Tons of closet space featuring organizers. The eat in kitchen features tons of cabinet space, tile flooring, a stove, fridge and microwave. The yard offers a patio area with a firepit. The bonus-Grosse Pointe Schools! Great Location!

20. 2025-10-16
    listed $199,900 Active 447-char remark

    Show marketing remark (447 chars)

    This spacious ranch features three bedrooms and one full bathroom. This lovely home is located on a corner lot with a two car detached garage. The interior has been freshly painted. Hardwood flooring throughout. Tons of closet space featuring organizers. The eat in kitchen features tons of cabinet space, tile flooring, a stove, fridge and microwave. The yard offers a patio area with a firepit. The bonus-Grosse Pointe Schools! Great Location!

21. 2016-10-21
    soldstatus $81,000
22. 2016-09-02
    soldstatus $81,000 Closed
23. 2016-09-02
    soldstatus $81,000
24. 2016-08-18
    status Pending
25. 2016-07-29
    price $85,000
26. 2016-07-23
    status Back on Market
27. 2016-07-19
    status Pending
28. 2016-07-08
    listed $90,000 Active
29. 2016-07-07
    listed $85,000
30. 2009-01-08
    soldstatus $64,000
31. 2008-11-17
    soldstatus $64,000
32. 2008-11-17
    soldstatus $64,000
33. 2008-11-14
    historical
34. 2008-06-06
    listed $79,900
35. 2008-06-03
    listed $79,900
36. 2008-02-29
    soldstatus $30,000
37. 2007-12-04
    listed $40,000
38. 2007-12-04
    historical
39. 2007-12-04
    historical
40. 2007-08-22
    listed $59,900
41. 2007-08-22
    listed $59,900
42. 2007-08-22
    historical
43. 2007-06-06
    historical
44. 2007-03-08
    listed $99,500
45. 2007-03-06
    historical
46. 2006-12-06
    listed $119,500
47. 2006-11-14
    listed $74,900
48. 2004-09-10
    soldstatus $137,000
49. 2004-08-02
    soldstatus $137,000
50. 2004-07-14
    historical

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$834/yr (+$69/mo · 66.4%)

ⓘ 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: $17,686
• − Mortgage interest: −$10,637
• − Property taxes: −$1,257
• − Insurance: −$950
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$5,524
• Taxable loss: −$3,511
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $659/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: Grosse Pointe Public Schools
• NCES district ID: 2625740
• Math proficiency: 56% ▼ -2.00%
• Reading proficiency: 68% ▲ 2.00%
• Median HH income: $89,975
• Composite: 56.51/100
• National rank: #1152
• State rank: #24 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

-98.7% since first listed

37 events — show timeline

• 2026-04-29 Price Changed $1,850 REALSOURCE
• 2026-03-25 Listed for Rent $2,000 REALSOURCE
• 2025-12-23 Price Changed $189,900 MiRealSource-MiMLS
• 2025-12-22 Price Changed $189,900 REALCOMP
• 2025-10-16 Listed $199,900 REALCOMP
• 2025-10-16 Listed $199,900 MiRealSource-MiMLS
• 2016-10-21 Sold (Public Records) $81,000 Public Records
• 2016-09-02 Sold (MLS) $81,000 REALCOMP
• 2016-09-02 Sold (MLS) $81,000 MiRealSource-MiMLS
• 2016-08-18 Pending — MiRealSource-MiMLS
• 2016-07-29 Price Changed $85,000 MiRealSource-MiMLS
• 2016-07-23 Relisted — MiRealSource-MiMLS
• 2016-07-19 Pending — MiRealSource-MiMLS
• 2016-07-08 Listed $90,000 MiRealSource-MiMLS
• 2016-07-07 Listed $85,000 REALCOMP
• 2009-01-08 Sold (Public Records) $64,000 Public Records
• 2008-11-17 Sold (MLS) $64,000 REALCOMP
• 2008-11-17 Sold (MLS) $64,000 MiRealSource-MiMLS
• 2008-11-14 Listing Removed — MiRealSource-MiMLS
• 2008-06-06 Listed $79,900 REALCOMP
• 2008-06-03 Listed $79,900 MiRealSource-MiMLS
• 2008-02-29 Sold (MLS) $30,000 REALCOMP
• 2007-12-04 Listing Removed — REALCOMP
• 2007-12-04 Listing Removed — MiRealSource-MiMLS
• 2007-12-04 Listed $40,000 REALCOMP
• 2007-08-22 Listing Removed — REALCOMP
• 2007-08-22 Listed $59,900 REALCOMP
• 2007-08-22 Listed $59,900 MiRealSource-MiMLS
• 2007-06-06 Listing Removed — MiRealSource-MiMLS
• 2007-03-08 Listed $99,500 MiRealSource-MiMLS
• 2007-03-06 Listing Removed — MiRealSource-MiMLS
• 2006-12-06 Listed $119,500 MiRealSource-MiMLS
• 2006-11-14 Listed $74,900 REALCOMP
• 2004-09-10 Sold (Public Records) $137,000 Public Records
• 2004-08-02 Sold (MLS) $137,000 MiRealSource-MiMLS
• 2004-07-14 Listing Removed — MiRealSource-MiMLS
• 2004-06-16 Listed $139,000 MiRealSource-MiMLS

Property tax history

-6.1%/yr

Latest (2025): $1,257 · -74.5% YoY. Source: county tax records.