19155 Kingsville St · Harper Woods, MI 48225

$77,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 450 Days on market

Built 1940 4,792 sqft lot Est $72k · 7% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +4.3/15.0
• 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

TENANT OCCUPIED!!! This Ranch home features 2 bedrooms 1 bath, a full basement and 1 car garage. The section 8 tenant has occupied since 5/8/18 and is currently paying $1,050 a month on a month-to-month basis.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Ranch-style single-family residence; One story; Built in 1940
• Construction: Wood siding construction
• Exterior features: Public water; Lot of about 0.11 acres

Interior

• Bedrooms: Primary bedroom (10 x 11); Second bedroom (10 x 10)
• Bathrooms: One full bathroom (primary bathroom listed)
• Heating & cooling: Forced air heating
• Interior features: Four total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $532 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 450 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 450 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.35% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.03%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $71,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19139 Kenosha St	0.11mi	2/1.0	681 (+1%)	7mo	$95,000	$140	87
18933 Kingsville St	0.15mi	2/1.0	672 (0%)	8mo	$72,000	$107	87
19331 Mccormick St	0.12mi	2/1.0	696 (+4%)	6mo	$20,000	$29	83
19379 Mccormick St	0.16mi	2/1.0	696 (+4%)	4mo	$118,900	$171	83
19380 Roscommon St	0.24mi	2/1.0	684 (+2%)	5mo	$100,500	$147	81
18996 Roscommon St	0.21mi	2/1.0	698 (+4%)	5mo	$98,000	$140	79
19404 Roscommon St	0.26mi	2/1.0	700 (+4%)	4mo	$85,000	$121	77
18700 Mccormick St	0.30mi	2/1.0	706 (+5%)	5mo	$63,000	$89	74
18547 Mccormick St	0.36mi	3/1.0 (+1)	689 (+2%)	7mo	$30,000	$44	68
16100 Liberal St	0.66mi	2/1.0	679 (+1%)	7mo	$15,900	$23	61
12505 Laing St	0.38mi	3/1.0 (+1)	752 (+12%)	3mo	$54,600	$73	55
11624 Wayburn St	0.71mi	3/1.0 (+1)	756 (+12%)	3mo	$17,000	$22	39

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: 9.3%
• Equity multiple: 1.38×
• Total profit: $8,123
• Equity at exit: $11,481

10-year hold

• IRR: 20.2%
• Equity multiple: 2.87×
• Total profit: $40,343
• Equity at exit: $6,658

Cash invested: $21,560 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,037 high
• Mortgage (P&I): −$404
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $288

Break-even live

Break-even rent $672

Max offer price $77,000

Occupancy floor 67%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	44d	1	0.44mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.53mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.56mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.59mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	1.30mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	1.31mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.35mi

Listing history 27 events

1. 2026-06-18
   days on market $77,000 Active 450 DOM
2. 2026-06-17
   days on market $77,000 Active 449 DOM
3. 2026-06-16
   days on market $77,000 Active 448 DOM
4. 2026-06-15
   days on market $77,000 Active 447 DOM
5. 2026-06-13
   days on market $77,000 Active 445 DOM
6. 2026-06-13
   days on market $77,000 Active 444 DOM
7. 2026-06-09
   days on market $77,000 Active 441 DOM
8. 2026-06-08
   days on market $77,000 Active 440 DOM
9. 2026-06-07
   days on market $77,000 Active 439 DOM
10. 2026-06-04
    days on market $77,000 Active 436 DOM
11. 2026-06-03
    days on market $77,000 Active 435 DOM
12. 2026-06-02
    days on market $77,000 Active 434 DOM
13. 2026-06-01
    days on market $77,000 Active 433 DOM
14. 2026-05-31
    days on market $77,000 Active 432 DOM
15. 2025-03-25
    listed $77,000 Active 209-char remark

    Show marketing remark (209 chars)

    TENANT OCCUPIED!!! This Ranch home features 2 bedrooms 1 bath, a full basement and 1 car garage. The section 8 tenant has occupied since 5/8/18 and is currently paying $1,050 a month on a month-to-month basis.

16. 2025-03-25
    listed $77,000 Active 209-char remark

    Show marketing remark (209 chars)

    TENANT OCCUPIED!!! This Ranch home features 2 bedrooms 1 bath, a full basement and 1 car garage. The section 8 tenant has occupied since 5/8/18 and is currently paying $1,050 a month on a month-to-month basis.

17. 2025-03-25
    listed $77,000 Active

    Show marketing remark (209 chars)

    TENANT OCCUPIED!!! This Ranch home features 2 bedrooms 1 bath, a full basement and 1 car garage. The section 8 tenant has occupied since 5/8/18 and is currently paying $1,050 a month on a month-to-month basis.

18. 2025-01-31
    historical
19. 2025-01-31
    historical
20. 2024-01-30
    listed $77,000 Active
21. 2024-01-30
    listed $77,000 Active
22. 2020-01-17
    soldstatus $2,519,353
23. 2008-04-17
    soldstatus $27,500
24. 2008-04-17
    soldstatus $27,500
25. 2008-03-25
    historical
26. 2007-11-13
    listed $32,500
27. 2007-11-13
    listed $32,500

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,165 · $97/mo
• Expected delta: +$21/yr (+$2/mo · 1.8%)

ⓘ 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: $12,445
• − Mortgage interest: −$4,313
• − Property taxes: −$1,144
• − Insurance: −$385
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,240
• Taxable income: $2,372
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $2,888/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

+136.9% since first listed

13 events — show timeline

• 2025-03-25 Listed $77,000 REALCOMP
• 2025-03-25 Listed $77,000 SW Michigan MLS
• 2025-03-25 Listed $77,000 MiRealSource-MiMLS
• 2025-01-31 Listing Removed — REALCOMP
• 2025-01-31 Listing Removed — MiRealSource-MiMLS
• 2024-01-30 Listed $77,000 MiRealSource-MiMLS
• 2024-01-30 Listed $77,000 REALCOMP
• 2020-01-17 Sold (Public Records) $2,519,353 Public Records
• 2008-04-17 Sold (MLS) $27,500 REALCOMP
• 2008-04-17 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2008-03-25 Listing Removed — MiRealSource-MiMLS
• 2007-11-13 Listed $32,500 REALCOMP
• 2007-11-13 Listed $32,500 MiRealSource-MiMLS

Property tax history

+5.9%/yr

Latest (2025): $1,144 · -46.7% YoY. Source: county tax records.