1000 Vernier Rd · Grosse Pointe Woods, MI 48236

$209,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 47 Days on market

Built 1963 5,663 sqft lot $224/sqft · 18% above area Est $355k · 41% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +5.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Award winning Grosse Pointe Schools! Located East of Lockmoor. 2 Bedroom Brick ranch with flexible floor plan. Use as a Family room or Dining room with natural fireplace. Finished basement with second full bath. Fresh and clean interior. 2.5 car garage and 50 ft. lot. Budget friendly home is priced to own. Waterproofed basement with warranty. Immediate occupancy. Must be sold to settle estate. Title work/closing through Colonial Title company 27500 Harper SCS. Licensed agent most be present for all showings and inspections. Certificate of Occupancy is completed

Key facts

• Natural fireplace
• Flexible floor plan
• Finished basement

Tags

• FLEXIBLE FLOOR PLAN
• NATURAL FIREPLACE
• FINISHED BASEMENT
• 50 FT LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (28.5% below list).
• Recommended offer: $150k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.0% in Grosse Pointe 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 84/100 on livability (#34 in MI, #643 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: health & safety D+, amenities F.
• 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: 159 active listings in the ZIP; 6 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).

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 47 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $85k; list at $210k implies a 147% gain — meaningful room to come down on a strong offer.

Recommended offer $150,059 (28.5% 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 47 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.71% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 11.7

CMA / ARV

• ARV (median comp): $355,458
• List price: $209,900
• Delta: -40.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1327 Anita Ave	0.31mi	2/1.0	871 (-7%)	7mo	$250,000	$287	68
1253 Roslyn Rd	0.40mi	2/1.0	990 (+6%)	21mo	$240,000	$242	54
1552 Brys Dr	0.67mi	2/2.0	988 (+6%)	3mo	$136,000	$138	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-45,771
• Equity at exit: $31,297

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-55,072
• Equity at exit: $18,148

Cash invested: $58,772 (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 48236

• Active inventory: 159
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$181 /mo · $2,178/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-184

Break-even live

Break-even rent $1,734

Max offer price $177,362

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.93mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	43d	1	0.97mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	1d	1	1.10mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	43d	1	1.12mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	10d	1	1.28mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	2d	1	1.37mi

Listing history 17 events

1. 2026-05-05
   price $209,900 567-char remark

   Show marketing remark (567 chars)

   Award winning Grosse Pointe Schools! Located East of Lockmoor. 2 Bedroom Brick ranch with flexible floor plan. Use as a Family room or Dining room with natural fireplace. Finished basement with second full bath. Fresh and clean interior. 2.5 car garage and 50 ft. lot. Budget friendly home is priced to own. Waterproofed basement with warranty. Immediate occupancy. Must be sold to settle estate. Title work/closing through Colonial Title company 27500 Harper SCS. Licensed agent most be present for all showings and inspections. Certificate of Occupancy is completed

2. 2026-05-04
   price $209,900 567-char remark

   Show marketing remark (567 chars)

   Award winning Grosse Pointe Schools! Located East of Lockmoor. 2 Bedroom Brick ranch with flexible floor plan. Use as a Family room or Dining room with natural fireplace. Finished basement with second full bath. Fresh and clean interior. 2.5 car garage and 50 ft. lot. Budget friendly home is priced to own. Waterproofed basement with warranty. Immediate occupancy. Must be sold to settle estate. Title work/closing through Colonial Title company 27500 Harper SCS. Licensed agent most be present for all showings and inspections. Certificate of Occupancy is completed

3. 2026-04-09
   listed $219,900 Active 567-char remark

   Show marketing remark (567 chars)

   Award winning Grosse Pointe Schools! Located East of Lockmoor. 2 Bedroom Brick ranch with flexible floor plan. Use as a Family room or Dining room with natural fireplace. Finished basement with second full bath. Fresh and clean interior. 2.5 car garage and 50 ft. lot. Budget friendly home is priced to own. Waterproofed basement with warranty. Immediate occupancy. Must be sold to settle estate. Title work/closing through Colonial Title company 27500 Harper SCS. Licensed agent most be present for all showings and inspections. Certificate of Occupancy is completed

4. 2026-04-09
   listed $219,900 Active 567-char remark

   Show marketing remark (567 chars)

   Award winning Grosse Pointe Schools! Located East of Lockmoor. 2 Bedroom Brick ranch with flexible floor plan. Use as a Family room or Dining room with natural fireplace. Finished basement with second full bath. Fresh and clean interior. 2.5 car garage and 50 ft. lot. Budget friendly home is priced to own. Waterproofed basement with warranty. Immediate occupancy. Must be sold to settle estate. Title work/closing through Colonial Title company 27500 Harper SCS. Licensed agent most be present for all showings and inspections. Certificate of Occupancy is completed

5. 2026-04-09
   historical

   Show marketing remark (567 chars)

   Award winning Grosse Pointe Schools! Located East of Lockmoor. 2 Bedroom Brick ranch with flexible floor plan. Use as a Family room or Dining room with natural fireplace. Finished basement with second full bath. Fresh and clean interior. 2.5 car garage and 50 ft. lot. Budget friendly home is priced to own. Waterproofed basement with warranty. Immediate occupancy. Must be sold to settle estate. Title work/closing through Colonial Title company 27500 Harper SCS. Licensed agent most be present for all showings and inspections. Certificate of Occupancy is completed

6. 2026-04-09
   price $219,900

   Show marketing remark (567 chars)

   Award winning Grosse Pointe Schools! Located East of Lockmoor. 2 Bedroom Brick ranch with flexible floor plan. Use as a Family room or Dining room with natural fireplace. Finished basement with second full bath. Fresh and clean interior. 2.5 car garage and 50 ft. lot. Budget friendly home is priced to own. Waterproofed basement with warranty. Immediate occupancy. Must be sold to settle estate. Title work/closing through Colonial Title company 27500 Harper SCS. Licensed agent most be present for all showings and inspections. Certificate of Occupancy is completed

7. 2026-04-08
   price $219,900
8. 2026-04-08
   historical
9. 2026-03-20
   price $229,900
10. 2026-03-19
    price $229,900
11. 2026-02-06
    price $239,900
12. 2026-02-05
    price $239,900
13. 2025-12-12
    listed $249,900 Active
14. 2025-12-12
    listed $249,900 Active
15. 1996-01-24
    soldstatus $85,000
16. 1995-11-28
    soldstatus $45,000
17. 1995-09-08
    soldstatus $45,000

ⓘ 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: $2,178 · $181/mo
• Projected year-2 tax: $2,705 · $225/mo
• Expected delta: +$527/yr (+$44/mo · 24.2%)

ⓘ 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) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $18,007
• − Mortgage interest: −$11,758
• − Property taxes: −$2,178
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$6,106
• Taxable loss: −$5,965
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $-779/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 — Grosse Pointe Woods

• Score: 84/100
• State rank: #34
• US rank: #643

Category grades

Amenities F Commute A+ Cost of living B Crime A Employment A+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grosse Pointe Woods, MI
• City population: 31,383
• Population (ZIP): 31,383

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 White (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Lithuanian 5% Italian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% 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: ▼ -285.11%
• Current HPI: 181.0475
• Rent YoY: —
• Metro: —
• 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

+366.4% since first listed

17 events — show timeline

• 2026-05-05 Price Changed $209,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $209,900 REALCOMP
• 2026-04-09 Listed $219,900 REALCOMP
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Listed $219,900 MiRealSource-MiMLS
• 2026-04-09 Price Changed $219,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $219,900 REALCOMP
• 2026-04-08 Listing Removed — REALCOMP
• 2026-03-20 Price Changed $229,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $229,900 REALCOMP
• 2026-02-06 Price Changed $239,900 MiRealSource-MiMLS
• 2026-02-05 Price Changed $239,900 REALCOMP
• 2025-12-12 Listed $249,900 REALCOMP
• 2025-12-12 Listed $249,900 MiRealSource-MiMLS
• 1996-01-24 Sold (Public Records) $85,000 Public Records
• 1995-11-28 Sold (Public Records) $45,000 Public Records
• 1995-09-08 Sold (Public Records) $45,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $2,178 · -50.8% YoY. Source: county tax records.