20882 Hawthorne St · Harper Woods, MI 48225

$130,000

2 bd · 1.0 ba · 1,053 sqft · SingleFamily public records · 26 Days on market

Built 1949 Est $173k · 25% under

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Why this score? — see what drove the B 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Schools +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD Home. Sold AS-IS by electronic bid only. Available 03-23-2013 Bids due by 03-27-2013 @11:59 PM Central Time then daily until sold. FHA Case # 264-041896. Uninsured (UI). 2 bedroom brick Ranch with full basement. Hardwood Floors. 1-Car attached garage. Florida Room. Nice open Living Room w/ Fireplace & dining room. Half bath in the basement. Fenced in yard with a Shed. Gas Forced air furnace & Hot water tank. Circuit Breakers.

Key facts

• Built 1949
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.7% in Harper Woods — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 134 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $31k; list at $130k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $172,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20842 Ridgemont Rd	0.12mi	3/1.0 (+1)	1,001 (-5%)	3mo	$85,000	$85	79
20688 Fleetwood Dr	0.42mi	3/1.0 (+1)	1,053 (0%)	3mo	$173,000	$164	73
20871 Van Antwerp St	0.17mi	2/1.5	950 (-10%)	3mo	$170,000	$179	71
20672 Fleetwood Dr	0.42mi	3/1.0 (+1)	1,031 (-2%)	6mo	$115,000	$112	67
20631 Chalon St	0.44mi	3/1.0 (+1)	1,001 (-5%)	1mo	$255,000	$255	65
21737 Roslyn Rd	0.26mi	2/1.0	1,200 (+14%)	5mo	$184,000	$153	60
20624 Sunnyside St	0.65mi	3/1.0 (+1)	1,025 (-3%)	5mo	$199,000	$194	56
20602 Kenmore Ave	0.72mi	3/2.0 (+1)	1,055 (+0%)	3mo	$163,850	$155	55
20625 Avalon St	0.73mi	3/1.0 (+1)	1,000 (-5%)	1mo	$161,445	$161	52
20703 Fleetwood Dr	0.38mi	3/1.0 (+1)	1,200 (+14%)	7mo	$180,000	$150	48
1793 Roslyn Rd	0.56mi	3/1.0 (+1)	925 (-12%)	2mo	$260,000	$281	47
20618 Sunnyside St	0.66mi	3/1.5 (+1)	1,206 (+14%)	4mo	$230,000	$191	35

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $3,847
• Equity at exit: $19,383

10-year hold

• IRR: 14.2%
• Equity multiple: 2.25×
• Total profit: $45,539
• Equity at exit: $11,240

Cash invested: $36,400 (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: 134
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$682
• Tax from tax record: −$155 /mo · $1,863/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $338

Break-even live

Break-even rent $1,128

Max offer price $130,000

Occupancy floor 73%

Sensitivity live

Price	-10% $412	-5% $375	+0% $338	+5% $301	+10% $265
Rent	-10% $215	-5% $277	+0% $338	+5% $400	+10% $461
Rate	-1.0pp $404	-0.5pp $371	base $338	+0.5pp $304	+1.0pp $270

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	0.22mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	44d	1	0.32mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	11d	1	0.35mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	0d	1	0.41mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	0.61mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	0d	1	0.71mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	0.71mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	12d	1	0.89mi
21727 California St Saint Clair Shores, MI	3.0	2.0	1368	$1,925	$1.41	0d	1	0.96mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	4d	1	1.05mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	1.11mi
1150 Anita Ave Grosse Pointe Woods, MI	3.0	1.5	1129	$2,600	$2.30	11d	1	1.13mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	21d	1	1.18mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	1.21mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	44d	1	1.40mi
23124 Grove St Saint Clair Shores, MI	3.0	1.0	1129	$2,000	$1.77	0d	1	1.44mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	1.45mi

Listing history 30 events

1. 2026-06-21
   days on market $130,000 Active 26 DOM
2. 2026-06-18
   days on market $130,000 Active 23 DOM
3. 2026-06-17
   days on market $130,000 Active 22 DOM
4. 2026-06-16
   days on market $130,000 Active 21 DOM
5. 2026-06-15
   days on market $130,000 Active 20 DOM
6. 2026-06-13
   days on market $130,000 Active 18 DOM
7. 2026-06-13
   days on market $130,000 Active 17 DOM
8. 2026-06-09
   days on market $130,000 Active 14 DOM
9. 2026-06-08
   days on market $130,000 Active 13 DOM
10. 2026-06-07
    days on market $130,000 Active 12 DOM
11. 2026-06-04
    days on market $130,000 Active 9 DOM
12. 2026-06-03
    days on market $130,000 Active 8 DOM
13. 2026-06-02
    days on market $130,000 Active 7 DOM
14. 2026-06-01
    days on market $130,000 Active 6 DOM
15. 2026-05-31
    days on market $130,000 Active 5 DOM
16. 2026-05-26
    listed $130,000 Active
17. 2013-04-29
    soldstatus $31,000 445-char remark

    Show marketing remark (352 chars)

    HUD Home. Sold AS-IS by electronic bid only. Available 03-23-2013 Bids due by 03-27-2013 @11:59 PM Central Time then daily until sold. FHA Case # 264-041896. Uninsured (UI). 2 bedroom, Hardwood Floors brick Ranch with full basement. 1-Car attached garage. Florida Room. Nice open Living Room w/ Fireplace & dining room. Half bath in the basement.

18. 2013-04-29
    soldstatus $31,000 352-char remark

    Show marketing remark (352 chars)

    HUD Home. Sold AS-IS by electronic bid only. Available 03-23-2013 Bids due by 03-27-2013 @11:59 PM Central Time then daily until sold. FHA Case # 264-041896. Uninsured (UI). 2 bedroom, Hardwood Floors brick Ranch with full basement. 1-Car attached garage. Florida Room. Nice open Living Room w/ Fireplace & dining room. Half bath in the basement.

19. 2013-04-01
    historical 445-char remark

    Show marketing remark (352 chars)

    HUD Home. Sold AS-IS by electronic bid only. Available 03-23-2013 Bids due by 03-27-2013 @11:59 PM Central Time then daily until sold. FHA Case # 264-041896. Uninsured (UI). 2 bedroom, Hardwood Floors brick Ranch with full basement. 1-Car attached garage. Florida Room. Nice open Living Room w/ Fireplace & dining room. Half bath in the basement.

20. 2013-04-01
    historical 352-char remark

    Show marketing remark (352 chars)

    HUD Home. Sold AS-IS by electronic bid only. Available 03-23-2013 Bids due by 03-27-2013 @11:59 PM Central Time then daily until sold. FHA Case # 264-041896. Uninsured (UI). 2 bedroom, Hardwood Floors brick Ranch with full basement. 1-Car attached garage. Florida Room. Nice open Living Room w/ Fireplace & dining room. Half bath in the basement.

21. 2013-03-23
    listed $35,000 445-char remark

    Show marketing remark (352 chars)

    HUD Home. Sold AS-IS by electronic bid only. Available 03-23-2013 Bids due by 03-27-2013 @11:59 PM Central Time then daily until sold. FHA Case # 264-041896. Uninsured (UI). 2 bedroom, Hardwood Floors brick Ranch with full basement. 1-Car attached garage. Florida Room. Nice open Living Room w/ Fireplace & dining room. Half bath in the basement.

22. 2013-03-23
    listed $35,000 352-char remark

    Show marketing remark (352 chars)

    HUD Home. Sold AS-IS by electronic bid only. Available 03-23-2013 Bids due by 03-27-2013 @11:59 PM Central Time then daily until sold. FHA Case # 264-041896. Uninsured (UI). 2 bedroom, Hardwood Floors brick Ranch with full basement. 1-Car attached garage. Florida Room. Nice open Living Room w/ Fireplace & dining room. Half bath in the basement.

23. 2010-02-18
    soldstatus $28,000
24. 2010-02-12
    soldstatus $28,000
25. 2009-09-02
    historical
26. 2009-07-22
    listed $39,995
27. 2008-10-11
    historical
28. 2008-08-01
    listed $64,800
29. 2008-07-17
    historical
30. 2008-04-17
    listed $79,899

ⓘ 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: $1,863 · $155/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$70/yr (+$6/mo · 3.7%)

ⓘ 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: $18,673
• − Mortgage interest: −$7,282
• − Property taxes: −$1,863
• − Insurance: −$650
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$3,782
• Taxable income: $2,108
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,552/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

+62.7% since first listed

15 events — show timeline

• 2026-05-26 Listed $130,000 FSBO.com
• 2013-04-29 Sold (MLS) $31,000 MiRealSource-MiMLS
• 2013-04-29 Sold (MLS) $31,000 REALCOMP
• 2013-04-01 Listing Removed — MiRealSource-MiMLS
• 2013-04-01 Listing Removed — REALCOMP
• 2013-03-23 Listed $35,000 MiRealSource-MiMLS
• 2013-03-23 Listed $35,000 REALCOMP
• 2010-02-18 Sold (Public Records) $28,000 Public Records
• 2010-02-12 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2009-09-02 Listing Removed — MiRealSource-MiMLS
• 2009-07-22 Listed $39,995 MiRealSource-MiMLS
• 2008-10-11 Listing Removed — MiRealSource-MiMLS
• 2008-08-01 Listed $64,800 MiRealSource-MiMLS
• 2008-07-17 Listing Removed — MiRealSource-MiMLS
• 2008-04-17 Listed $79,899 MiRealSource-MiMLS

Property tax history

-1.9%/yr

Latest (2025): $1,863 · -71.4% YoY. Source: county tax records.