20916 Vernier Rd · Harper Woods, MI 48225

$199,000

4 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 7 Days on market

Built 1950 4,356 sqft lot Est $254k · 22% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Schools +5.7/10.0
• 1% rule +5.4/10.0
• 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

Charming and surprisingly spacious 4-bedroom bungalow featuring two full baths. The bright living room offers a cozy fireplace and plenty of natural light, while the dining room flows into an updated kitchen with new countertops. The large primary bedroom includes an adjoining sunroom, and an additional bedroom features a beautiful attached four-season room--perfect for relaxing year-round. Two of the bedrooms offer large walk-in closets, providing excellent storage. Enjoy the fenced backyard and a newly installed paver walkway that adds great curb appeal. Ideally located just three houses from Grosse Pointe and within the highly sought-after Grosse Pointe School District, with convenient access to highways, shopping, and schools.

Key facts

• Updated kitchen
• Cozy fireplace
• Fenced backyard

Tags

• COZY FIREPLACE
• UPDATED KITCHEN
• ATTACHED FOUR-SEASON ROOM
• FENCED BACKYARD
• NEWLY INSTALLED PAVER WALKWAY
• CONVENIENT ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% 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 $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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 31y 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 $22k; list at $199k implies a 805% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1950 — 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: 1.04% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $253,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 Hollywood Ave	0.25mi	3/1.0 (-1)	1,340 (-9%)	0mo	$207,000	$154	65
22050 Mauer St	0.68mi	4/2.0	1,500 (+2%)	1mo	$260,000	$173	64
1988 Hollywood Ave	0.38mi	3/2.0 (-1)	1,600 (+9%)	2mo	$250,000	$156	61
2073 Hawthorne Rd	0.27mi	3/1.5 (-1)	1,640 (+12%)	0mo	$337,500	$206	60
1866 Country Club Rd	0.52mi	3/1.5 (-1)	1,367 (-7%)	1mo	$299,000	$219	57
20640 Fleetwood Dr	0.33mi	3/1.0 (-1)	1,300 (-11%)	1mo	$125,000	$96	56
1726 Hawthorne Rd	0.58mi	4/2.0	1,638 (+12%)	0mo	$330,000	$201	53
1906 Oxford Rd	0.67mi	3/1.0 (-1)	1,510 (+3%)	2mo	$285,000	$189	53
20631 Lochmoor St	0.45mi	3/2.5 (-1)	1,311 (-11%)	2mo	$219,000	$167	53
21720 Chalon St	0.54mi	3/1.5 (-1)	1,333 (-9%)	1mo	$260,000	$195	52
20260 Lancaster St	0.56mi	4/2.0	1,272 (-13%)	1mo	$112,700	$89	51
1741 Brys Dr	0.68mi	3/1.5 (-1)	1,550 (+6%)	2mo	$221,000	$143	50

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-818
• Equity at exit: $29,672

10-year hold

• IRR: 11.2%
• Equity multiple: 1.95×
• Total profit: $52,917
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $425

Break-even live

Break-even rent $1,529

Max offer price $199,000

Occupancy floor 74%

Sensitivity live

Price	-10% $537	-5% $481	+0% $425	+5% $368	+10% $312
Rent	-10% $261	-5% $343	+0% $425	+5% $506	+10% $588
Rate	-1.0pp $525	-0.5pp $475	base $425	+0.5pp $373	+1.0pp $321

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	0.35mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	2d	1	0.49mi
1883 Lochmoor Blvd Grosse Pointe Woods, MI	3.0	2.5	1744	$2,900	$1.66	2d	1	0.58mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	0.66mi
1150 Anita Ave Grosse Pointe Woods, MI	3.0	1.5	1129	$2,600	$2.30	10d	1	1.10mi
1150 Anita Ave Grosse Pointe Woods, MI	3.0	1.5	1829	$2,600	$1.42	44d	1	1.10mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	1.25mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	1.45mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	1.47mi

Listing history 42 events

1. 2026-04-23
   status Pending 740-char remark

   Show marketing remark (740 chars)

   Charming and surprisingly spacious 4-bedroom bungalow featuring two full baths. The bright living room offers a cozy fireplace and plenty of natural light, while the dining room flows into an updated kitchen with new countertops. The large primary bedroom includes an adjoining sunroom, and an additional bedroom features a beautiful attached four-season room--perfect for relaxing year-round. Two of the bedrooms offer large walk-in closets, providing excellent storage. Enjoy the fenced backyard and a newly installed paver walkway that adds great curb appeal. Ideally located just three houses from Grosse Pointe and within the highly sought-after Grosse Pointe School District, with convenient access to highways, shopping, and schools.

2. 2026-04-23
   status Pending 740-char remark

   Show marketing remark (740 chars)

   Charming and surprisingly spacious 4-bedroom bungalow featuring two full baths. The bright living room offers a cozy fireplace and plenty of natural light, while the dining room flows into an updated kitchen with new countertops. The large primary bedroom includes an adjoining sunroom, and an additional bedroom features a beautiful attached four-season room--perfect for relaxing year-round. Two of the bedrooms offer large walk-in closets, providing excellent storage. Enjoy the fenced backyard and a newly installed paver walkway that adds great curb appeal. Ideally located just three houses from Grosse Pointe and within the highly sought-after Grosse Pointe School District, with convenient access to highways, shopping, and schools.

3. 2026-04-23
   status Pending

   Show marketing remark (740 chars)

   Charming and surprisingly spacious 4-bedroom bungalow featuring two full baths. The bright living room offers a cozy fireplace and plenty of natural light, while the dining room flows into an updated kitchen with new countertops. The large primary bedroom includes an adjoining sunroom, and an additional bedroom features a beautiful attached four-season room--perfect for relaxing year-round. Two of the bedrooms offer large walk-in closets, providing excellent storage. Enjoy the fenced backyard and a newly installed paver walkway that adds great curb appeal. Ideally located just three houses from Grosse Pointe and within the highly sought-after Grosse Pointe School District, with convenient access to highways, shopping, and schools.

4. 2026-04-16
   listed $199,000 Active 740-char remark

   Show marketing remark (740 chars)

   Charming and surprisingly spacious 4-bedroom bungalow featuring two full baths. The bright living room offers a cozy fireplace and plenty of natural light, while the dining room flows into an updated kitchen with new countertops. The large primary bedroom includes an adjoining sunroom, and an additional bedroom features a beautiful attached four-season room--perfect for relaxing year-round. Two of the bedrooms offer large walk-in closets, providing excellent storage. Enjoy the fenced backyard and a newly installed paver walkway that adds great curb appeal. Ideally located just three houses from Grosse Pointe and within the highly sought-after Grosse Pointe School District, with convenient access to highways, shopping, and schools.

5. 2026-04-16
   listed $199,000 Active 740-char remark

   Show marketing remark (740 chars)

   Charming and surprisingly spacious 4-bedroom bungalow featuring two full baths. The bright living room offers a cozy fireplace and plenty of natural light, while the dining room flows into an updated kitchen with new countertops. The large primary bedroom includes an adjoining sunroom, and an additional bedroom features a beautiful attached four-season room--perfect for relaxing year-round. Two of the bedrooms offer large walk-in closets, providing excellent storage. Enjoy the fenced backyard and a newly installed paver walkway that adds great curb appeal. Ideally located just three houses from Grosse Pointe and within the highly sought-after Grosse Pointe School District, with convenient access to highways, shopping, and schools.

6. 2026-04-16
   listed $199,000 Active

   Show marketing remark (740 chars)

   Charming and surprisingly spacious 4-bedroom bungalow featuring two full baths. The bright living room offers a cozy fireplace and plenty of natural light, while the dining room flows into an updated kitchen with new countertops. The large primary bedroom includes an adjoining sunroom, and an additional bedroom features a beautiful attached four-season room--perfect for relaxing year-round. Two of the bedrooms offer large walk-in closets, providing excellent storage. Enjoy the fenced backyard and a newly installed paver walkway that adds great curb appeal. Ideally located just three houses from Grosse Pointe and within the highly sought-after Grosse Pointe School District, with convenient access to highways, shopping, and schools.

7. 2010-06-04
   soldstatus $22,000
8. 2010-03-26
   listed $25,000
9. 2010-03-26
   historical
10. 2010-01-29
    historical
11. 2009-07-07
    listed $34,900
12. 2009-07-07
    listed $34,900
13. 2006-02-10
    historical
14. 2006-02-10
    historical
15. 2006-01-26
    listed $164,900
16. 2006-01-26
    listed $164,900
17. 2006-01-26
    historical
18. 2006-01-26
    historical
19. 2005-12-30
    listed $164,900
20. 2005-12-30
    listed $164,900
21. 2005-12-30
    historical
22. 2005-06-24
    listed $164,900
23. 2005-06-24
    historical
24. 2005-06-16
    listed $164,900
25. 2005-06-15
    historical
26. 2005-06-15
    historical
27. 2005-05-26
    listed $164,900
28. 2005-05-26
    listed $164,900
29. 2005-05-26
    historical
30. 2005-05-10
    listed $164,900
31. 2005-05-10
    historical
32. 2005-05-04
    listed $164,900
33. 2005-04-29
    historical
34. 2005-01-26
    listed $164,900
35. 2005-01-08
    historical
36. 2004-10-08
    listed $169,900
37. 2001-01-17
    soldstatus $143,000
38. 1995-08-02
    soldstatus $89,000
39. 1995-07-17
    soldstatus $89,000
40. 1995-06-14
    historical
41. 1995-05-17
    listed $82,900
42. 1991-08-16
    soldstatus $72,900

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$1,042/yr (+$87/mo · 106.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $24,802
• − Mortgage interest: −$11,147
• − Property taxes: −$981
• − Insurance: −$995
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$5,789
• Taxable income: $1,922
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $4,634/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

+173.0% since first listed

42 events — show timeline

• 2026-04-23 Pending — REALCOMP
• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-04-23 Pending — SW Michigan MLS
• 2026-04-16 Listed $199,000 SW Michigan MLS
• 2026-04-16 Listed $199,000 MiRealSource-MiMLS
• 2026-04-16 Listed $199,000 REALCOMP
• 2010-06-04 Sold (MLS) $22,000 REALCOMP
• 2010-03-26 Listing Removed — REALCOMP
• 2010-03-26 Listed $25,000 REALCOMP
• 2010-01-29 Listing Removed — MiRealSource-MiMLS
• 2009-07-07 Listed $34,900 MiRealSource-MiMLS
• 2009-07-07 Listed $34,900 REALCOMP
• 2006-02-10 Listing Removed — MiRealSource-MiMLS
• 2006-02-10 Listing Removed — REALCOMP
• 2006-01-26 Listing Removed — MiRealSource-MiMLS
• 2006-01-26 Listing Removed — REALCOMP
• 2006-01-26 Listed $164,900 MiRealSource-MiMLS
• 2006-01-26 Listed $164,900 REALCOMP
• 2005-12-30 Listing Removed — MiRealSource-MiMLS
• 2005-12-30 Listed $164,900 MiRealSource-MiMLS
• 2005-12-30 Listed $164,900 REALCOMP
• 2005-06-24 Listing Removed — REALCOMP
• 2005-06-24 Listed $164,900 MiRealSource-MiMLS
• 2005-06-16 Listed $164,900 REALCOMP
• 2005-06-15 Listing Removed — REALCOMP
• 2005-06-15 Listing Removed — MiRealSource-MiMLS
• 2005-05-26 Listing Removed — REALCOMP
• 2005-05-26 Listed $164,900 REALCOMP
• 2005-05-26 Listed $164,900 MiRealSource-MiMLS
• 2005-05-10 Listing Removed — REALCOMP
• 2005-05-10 Listed $164,900 REALCOMP
• 2005-05-04 Listed $164,900 REALCOMP
• 2005-04-29 Listing Removed — REALCOMP
• 2005-01-26 Listed $164,900 REALCOMP
• 2005-01-08 Listing Removed — MiRealSource-MiMLS
• 2004-10-08 Listed $169,900 MiRealSource-MiMLS
• 2001-01-17 Sold (Public Records) $143,000 Public Records
• 1995-08-02 Sold (Public Records) $89,000 Public Records
• 1995-07-17 Sold (MLS) $89,000 MiRealSource-MiMLS
• 1995-06-14 Listing Removed — MiRealSource-MiMLS
• 1995-05-17 Listed $82,900 MiRealSource-MiMLS
• 1991-08-16 Sold (Public Records) $72,900 Public Records

Property tax history

-9.1%/yr

Latest (2025): $981 · -74.5% YoY. Source: county tax records.