18777 Kingsville St · Harper Woods, MI 48225

$85,000

2 bd · 1.0 ba · 698 sqft · SingleFamily public records · 5 Days on market

Built 1940 4,792 sqft lot Est $66k · 30% 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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +6.8/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * WOW * * 2 BEDROOM, 1 BATHROOM SUPER CLEAN RANCH IN HARPER WOODS * * LARGE LIVING ROOM WITH ABUNDANT LIGHTING * * NICELY SIZED UPDATED KITCHEN * * NICE SIZE MASTER BEDROOM WITH ONE ADDITIONAL BEDROOM * * ONE CAR DETACHED GARAGE * * FENCED IN YARD * * CLOSE TO SHOPPING, PARKS AND SCHOOLS * * CLOSE TO ALL FREEWAYS * * HARPER WOODS SCHOOLS * * MOVE IN READY OR INVESTMENT READY * * DON'T MISS YOUR CHANCE ON THIS OPPORTUNITY TODAY * *

Key facts

• Close to parks
• Close to schools
• Large living room

Tags

• LARGE LIVING ROOM
• UPDATED KITCHEN
• FENCED IN YARD
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Lot size approximately 0.11 acres (40 x 114)
• Financial info: Annual tax amount reported

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Other water source
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Fenced yard; Paved road access

Interior

• Bedrooms: 4 total rooms (including bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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); 134 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 12y 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 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $65,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18700 Mccormick St	0.11mi	2/1.0	706 (+1%)	5mo	$63,000	$89	89
18996 Roscommon St	0.24mi	2/1.0	698 (0%)	5mo	$98,000	$140	84
18547 Mccormick St	0.15mi	3/1.0 (+1)	689 (-1%)	7mo	$30,000	$44	80
19139 Kenosha St	0.23mi	2/1.0	681 (-2%)	7mo	$95,000	$140	79
19331 Mccormick St	0.34mi	2/1.0	696 (-0%)	6mo	$20,000	$29	78
19379 Mccormick St	0.37mi	2/1.0	696 (-0%)	4mo	$118,900	$171	78
19404 Roscommon St	0.44mi	2/1.0	700 (+0%)	4mo	$85,000	$121	75
19380 Roscommon St	0.42mi	2/1.0	684 (-2%)	5mo	$100,500	$147	73
12505 Laing St	0.33mi	3/1.0 (+1)	752 (+8%)	3mo	$54,600	$73	64
16476 Fairmount Dr	0.68mi	2/1.0	713 (+2%)	3mo	$43,900	$62	62
16610 E State Fair St	0.55mi	2/1.0	800 (+15%)	7mo	$75,000	$94	45
11624 Wayburn St	0.74mi	3/1.0 (+1)	756 (+8%)	3mo	$17,000	$22	44

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,087
• Equity at exit: $12,674

10-year hold

• IRR: 8.8%
• Equity multiple: 1.75×
• Total profit: $17,735
• Equity at exit: $7,349

Cash invested: $23,800 (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: $1,005 high
• Mortgage (P&I): −$446
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $133

Break-even live

Break-even rent $837

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $181	-5% $157	+0% $133	+5% $109	+10% $85
Rent	-10% $53	-5% $93	+0% $133	+5% $172	+10% $212
Rate	-1.0pp $176	-0.5pp $154	base $133	+0.5pp $111	+1.0pp $88

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	45d	1	0.24mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	45d	1	0.61mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.67mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.67mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	45d	1	1.11mi

Listing history 50 events

1. 2026-06-21
   days on market $85,000 Active 5 DOM
2. 2026-06-18
   days on market $85,000 Active 2 DOM
3. 2026-06-16
   days on marketlisting id $85,000 Active 1 DOM
4. 2026-06-15
   days on market $85,000 Active 26 DOM
5. 2026-06-13
   days on market $85,000 Active 24 DOM
6. 2026-06-13
   days on market $85,000 Active 23 DOM
7. 2026-06-09
   days on market $85,000 Active 20 DOM
8. 2026-06-08
   days on market $85,000 Active 19 DOM
9. 2026-06-07
   days on market $85,000 Active 18 DOM
10. 2026-06-04
    days on market $85,000 Active 15 DOM
11. 2026-06-03
    days on market $85,000 Active 14 DOM
12. 2026-06-02
    days on market $85,000 Active 13 DOM
13. 2026-06-01
    days on market $85,000 Active 12 DOM
14. 2026-05-31
    days on market $85,000 Active 11 DOM
15. 2026-05-20
    historical

    Show marketing remark (449 chars)

    * * WOW * * 2 BEDROOM, 1 BATHROOM SUPER CLEAN RANCH IN HARPER WOODS * * LARGE LIVING ROOM WITH ABUNDANT LIGHTING * * NICELY SIZED UPDATED KITCHEN * * NICE SIZE MASTER BEDROOM WITH ONE ADDITIONAL BEDROOM * * ONE CAR DETACHED GARAGE * * FENCED IN YARD * * CLOSE TO SHOPPING, PARKS AND SCHOOLS * * CLOSE TO ALL FREEWAYS * * HARPER WOODS SCHOOLS * * MOVE IN READY OR INVESTMENT READY * * DON'T MISS YOUR CHANCE ON THIS OPPORTUNITY TODAY * *

16. 2026-05-20
    listed $85,000 Active

    Show marketing remark (449 chars)

    * * WOW * * 2 BEDROOM, 1 BATHROOM SUPER CLEAN RANCH IN HARPER WOODS * * LARGE LIVING ROOM WITH ABUNDANT LIGHTING * * NICELY SIZED UPDATED KITCHEN * * NICE SIZE MASTER BEDROOM WITH ONE ADDITIONAL BEDROOM * * ONE CAR DETACHED GARAGE * * FENCED IN YARD * * CLOSE TO SHOPPING, PARKS AND SCHOOLS * * CLOSE TO ALL FREEWAYS * * HARPER WOODS SCHOOLS * * MOVE IN READY OR INVESTMENT READY * * DON'T MISS YOUR CHANCE ON THIS OPPORTUNITY TODAY * *

17. 2026-05-20
    listed $85,000 Active 449-char remark

    Show marketing remark (449 chars)

    * * WOW * * 2 BEDROOM, 1 BATHROOM SUPER CLEAN RANCH IN HARPER WOODS * * LARGE LIVING ROOM WITH ABUNDANT LIGHTING * * NICELY SIZED UPDATED KITCHEN * * NICE SIZE MASTER BEDROOM WITH ONE ADDITIONAL BEDROOM * * ONE CAR DETACHED GARAGE * * FENCED IN YARD * * CLOSE TO SHOPPING, PARKS AND SCHOOLS * * CLOSE TO ALL FREEWAYS * * HARPER WOODS SCHOOLS * * MOVE IN READY OR INVESTMENT READY * * DON'T MISS YOUR CHANCE ON THIS OPPORTUNITY TODAY * *

18. 2026-05-20
    historical

    Show marketing remark (449 chars)

    * * WOW * * 2 BEDROOM, 1 BATHROOM SUPER CLEAN RANCH IN HARPER WOODS * * LARGE LIVING ROOM WITH ABUNDANT LIGHTING * * NICELY SIZED UPDATED KITCHEN * * NICE SIZE MASTER BEDROOM WITH ONE ADDITIONAL BEDROOM * * ONE CAR DETACHED GARAGE * * FENCED IN YARD * * CLOSE TO SHOPPING, PARKS AND SCHOOLS * * CLOSE TO ALL FREEWAYS * * HARPER WOODS SCHOOLS * * MOVE IN READY OR INVESTMENT READY * * DON'T MISS YOUR CHANCE ON THIS OPPORTUNITY TODAY * *

19. 2026-05-19
    status Active
20. 2026-05-18
    historical
21. 2026-03-24
    listed $85,000 Active
22. 2026-03-24
    listed $85,000 Active
23. 2026-03-24
    historical
24. 2026-03-24
    historical
25. 2026-03-02
    listed $87,999 Active
26. 2026-03-02
    listed $87,999 Active
27. 2024-07-27
    historical $1,150
28. 2024-07-24
    price $1,150
29. 2024-07-11
    listed $1,250
30. 2024-07-11
    historical $1,250
31. 2024-06-22
    listed $1,250
32. 2024-06-06
    status Pending
33. 2024-06-06
    status Pending
34. 2024-05-29
    soldstatus $88,000 Sold
35. 2024-05-29
    soldstatus $88,000 Closed
36. 2024-05-17
    status Active
37. 2024-05-17
    status Active
38. 2024-03-20
    status Pending
39. 2024-03-20
    status Pending
40. 2024-03-08
    listed $85,000 Active
41. 2024-03-08
    listed $85,000 Active
42. 2017-02-17
    soldstatus $24,000 Sold
43. 2017-02-17
    soldstatus $24,000 Closed
44. 2017-01-25
    status Pending
45. 2017-01-25
    status Pending
46. 2016-12-15
    listed $24,900 Active
47. 2016-12-15
    listed $24,900 Active
48. 2014-08-21
    soldstatus $18,000
49. 2014-08-21
    soldstatus $18,000
50. 2014-08-01
    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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,060
• − Mortgage interest: −$4,761
• − Property taxes: −$2,159
• − Insurance: −$425
• − Repairs & maintenance: −$965
• − Management: −$965
• − Depreciation: −$2,473
• Taxable income: $312
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $1,519/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

+372.2% since first listed

38 events — show timeline

• 2026-05-20 Listing Removed — REALCOMP
• 2026-05-20 Listed $85,000 MiRealSource-MiMLS
• 2026-05-20 Listed $85,000 REALCOMP
• 2026-05-20 Listing Removed — MiRealSource-MiMLS
• 2026-05-19 Relisted — REALCOMP
• 2026-05-18 Listing Removed — REALCOMP
• 2026-03-24 Listed $85,000 REALCOMP
• 2026-03-24 Listing Removed — MiRealSource-MiMLS
• 2026-03-24 Listing Removed — REALCOMP
• 2026-03-24 Listed $85,000 MiRealSource-MiMLS
• 2026-03-02 Listed $87,999 REALCOMP
• 2026-03-02 Listed $87,999 MiRealSource-MiMLS
• 2024-07-27 Rental Removed $1,150 REALSOURCE
• 2024-07-24 Price Changed $1,150 REALSOURCE
• 2024-07-11 Listed for Rent $1,250 REALSOURCE
• 2024-07-11 Rental Removed $1,250 APPFOLIO
• 2024-06-22 Listed for Rent $1,250 APPFOLIO
• 2024-06-06 Pending — MiRealSource-MiMLS
• 2024-06-06 Pending — REALCOMP
• 2024-05-29 Sold (MLS) $88,000 MiRealSource-MiMLS
• 2024-05-29 Sold (MLS) $88,000 REALCOMP
• 2024-05-17 Relisted — REALCOMP
• 2024-05-17 Relisted — MiRealSource-MiMLS
• 2024-03-20 Pending — MiRealSource-MiMLS
• 2024-03-20 Pending — REALCOMP
• 2024-03-08 Listed $85,000 MiRealSource-MiMLS
• 2024-03-08 Listed $85,000 REALCOMP
• 2017-02-17 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2017-02-17 Sold (MLS) $24,000 REALCOMP
• 2017-01-25 Pending — MiRealSource-MiMLS
• 2017-01-25 Pending — REALCOMP
• 2016-12-15 Listed $24,900 MiRealSource-MiMLS
• 2016-12-15 Listed $24,900 REALCOMP
• 2014-08-21 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2014-08-21 Sold (MLS) $18,000 REALCOMP
• 2014-08-01 Listing Removed — MiRealSource-MiMLS
• 2014-06-26 Listed $18,000 MiRealSource-MiMLS
• 2014-06-26 Listed $18,000 REALCOMP

Property tax history

+4.9%/yr

Latest (2025): $2,159 · -35.4% YoY. Source: county tax records.