18541 Kingsville St · Harper Woods, MI 48225

$69,900

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 107 Days on market

Built 1941 4,792 sqft lot Est $69k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• 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

CALLING ALL INVESTORS!! FIX & FIIP INCOME PRODUCING- GREAT RENTAL PROPERTY

Key facts

• 4,792 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 40 x 114 (0.11 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 7.7% in Harper Woods — 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 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; 36 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.95% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.26%
• DSCR: 2.26
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $68,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16301 Coram St	0.19mi	3/1.0	929 (+3%)	1mo	$19,500	$21	86
18746 Woodside St	0.27mi	3/1.0	921 (+2%)	2mo	$110,000	$119	83
18591 Kingsville St	0.05mi	2/1.0 (-1)	824 (-9%)	1mo	$74,000	$90	78
16277 Liberal St	0.32mi	3/1.0	945 (+4%)	1mo	$25,000	$26	76
12897 Riad St	0.19mi	3/1.0	831 (-8%)	1mo	$63,000	$76	76
16209 Tacoma St	0.45mi	3/1.0	968 (+7%)	1mo	$62,900	$65	67
12893 Payton St	0.24mi	3/1.0	1,020 (+13%)	2mo	$75,000	$74	66
16291 Fairmount Dr	0.63mi	3/1.0	977 (+8%)	2mo	$112,000	$115	56
15260 Faircrest St	0.72mi	2/1.0 (-1)	942 (+4%)	1mo	$35,000	$37	54
18905 Woodland St	0.46mi	3/1.5	1,023 (+13%)	1mo	$105,000	$103	54
11545 Roxbury St	0.74mi	3/1.0	1,003 (+11%)	1mo	$65,000	$65	47
16260 Bringard Dr	0.73mi	3/1.0	1,036 (+15%)	0mo	$80,000	$77	41

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: 25.3%
• Equity multiple: 2.08×
• Total profit: $21,086
• Equity at exit: $10,422

10-year hold

• IRR: 34.5%
• Equity multiple: 4.54×
• Total profit: $69,216
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,366 high
• Mortgage (P&I): −$367
• Tax from tax record: −$223 /mo · $2,673/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $461

Break-even live

Break-even rent $783

Max offer price $69,900

Occupancy floor 61%

Sensitivity live

Price	-10% $501	-5% $481	+0% $461	+5% $441	+10% $421
Rent	-10% $353	-5% $407	+0% $461	+5% $515	+10% $569
Rate	-1.0pp $496	-0.5pp $479	base $461	+0.5pp $443	+1.0pp $424

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	0.11mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	0.26mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.33mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	0.37mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.40mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	0.45mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.50mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.50mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.51mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.59mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.62mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.67mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	0.68mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.68mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.70mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.70mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.75mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.76mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	0.78mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.90mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.96mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	1.00mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	1.02mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	1.11mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.11mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	1.17mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	1.17mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	1.18mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.19mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	1.26mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	1.28mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	1.28mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	1.33mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.34mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	1.46mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.50mi

Listing history 32 events

1. 2026-06-19
   remarks 663-char remark
2. 2026-06-18
   days on market $69,900 Active 107 DOM
3. 2026-06-17
   days on market $69,900 Active 106 DOM
4. 2026-06-16
   days on market $69,900 Active 105 DOM
5. 2026-06-15
   days on market $69,900 Active 104 DOM
6. 2026-06-13
   days on market $69,900 Active 102 DOM
7. 2026-06-13
   days on market $69,900 Active 101 DOM
8. 2026-06-09
   days on market $69,900 Active 98 DOM
9. 2026-06-08
   days on market $69,900 Active 97 DOM
10. 2026-06-07
    days on market $69,900 Active 96 DOM
11. 2026-06-04
    days on market $69,900 Active 93 DOM
12. 2026-06-03
    days on market $69,900 Active 92 DOM
13. 2026-06-02
    days on market $69,900 Active 91 DOM
14. 2026-06-01
    days on market $69,900 Active 90 DOM
15. 2026-05-31
    days on market $69,900 Active 89 DOM
16. 2026-02-26
    listed $69,900 Active 80-char remark

    Show marketing remark (80 chars)

    CALLING ALL INVESTORS!! FIX & FIIP INCOME PRODUCING- GREAT RENTAL PROPERTY

17. 2026-02-26
    listed $69,900 Active

    Show marketing remark (80 chars)

    CALLING ALL INVESTORS!! FIX & FIIP INCOME PRODUCING- GREAT RENTAL PROPERTY

18. 2000-02-25
    soldstatus $79,000
19. 1999-12-03
    soldstatus $79,000 206-char remark

    Show marketing remark (206 chars)

    Three bedroom bungalow. C of O has beencompleted by the seller. Wake up to the smellsof the bakery in the morning. Nicelylandscaped included is room for a garden. Loadsof updates. .. You can call this home!

20. 1999-11-04
    historical 206-char remark

    Show marketing remark (206 chars)

    Three bedroom bungalow. C of O has beencompleted by the seller. Wake up to the smellsof the bakery in the morning. Nicelylandscaped included is room for a garden. Loadsof updates. .. You can call this home!

21. 1999-10-05
    listed $79,800 206-char remark

    Show marketing remark (206 chars)

    Three bedroom bungalow. C of O has beencompleted by the seller. Wake up to the smellsof the bakery in the morning. Nicelylandscaped included is room for a garden. Loadsof updates. .. You can call this home!

22. 1999-08-02
    historical
23. 1999-07-19
    listed $79,900
24. 1999-07-17
    historical
25. 1999-05-20
    listed $79,800
26. 1995-02-27
    soldstatus $55,900
27. 1995-02-23
    historical
28. 1995-02-22
    soldstatus $55,900
29. 1994-08-04
    listed $55,900
30. 1993-05-07
    soldstatus $42,500
31. 1992-12-12
    soldstatus $13,000
32. 1992-06-09
    soldstatus $9,296

ⓘ 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: $2,673 · $223/mo
• Projected year-2 tax: $2,673 · $223/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,396
• − Mortgage interest: −$3,915
• − Property taxes: −$2,673
• − Insurance: −$350
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,033
• Taxable income: $4,802
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,380/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

+651.9% since first listed

17 events — show timeline

• 2026-02-26 Listed $69,900 REALCOMP
• 2026-02-26 Listed $69,900 MiRealSource-MiMLS
• 2000-02-25 Sold (Public Records) $79,000 Public Records
• 1999-12-03 Sold (MLS) $79,000 MiRealSource-MiMLS
• 1999-11-04 Listing Removed — MiRealSource-MiMLS
• 1999-10-05 Listed $79,800 MiRealSource-MiMLS
• 1999-08-02 Listing Removed — REALCOMP
• 1999-07-19 Listed $79,900 REALCOMP
• 1999-07-17 Listing Removed — REALCOMP
• 1999-05-20 Listed $79,800 REALCOMP
• 1995-02-27 Sold (Public Records) $55,900 Public Records
• 1995-02-23 Listing Removed — MiRealSource-MiMLS
• 1995-02-22 Sold (MLS) $55,900 MiRealSource-MiMLS
• 1994-08-04 Listed $55,900 MiRealSource-MiMLS
• 1993-05-07 Sold (Public Records) $42,500 Public Records
• 1992-12-12 Sold (Public Records) $13,000 Public Records
• 1992-06-09 Sold (Public Records) $9,296 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,673 · -50.3% YoY. Source: county tax records.