19984 Elkhart St · Harper Woods, MI 48225

$106,000

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 5 Days on market

Built 1942 4,792 sqft lot Est $88k · 21% over

---

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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Classic Eastside charmer located in a desirable community! The layout offers functionality and comfort. It has a new A/C unit, new gutters and a roof that is just 6-8 years old, that means lower ownership costs for years to come. This prime location provides connection to both local amenities and regional attractions. This turn-key 3 bedroom, 1 bath home is waiting for you to make it your home! ''Please submit offers through the property's listing page on www. auction.com/privateseller. ''

Key facts

• New a/c unit
• New gutters
• Prime location

Tags

• NEW A/C UNIT
• NEW GUTTERS
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Cap rate 10.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $733 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 28y 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 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,000

Questions for the listing agent

1. Built in 1942 — 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: 1.31% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $87,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11160 Worden St	0.32mi	3/2.0	1,234 (+6%)	1mo	$156,000	$126	71
11960 Rossiter St	0.66mi	3/1.0	1,164 (-0%)	2mo	$84,000	$72	66
20244 Mccormick St	0.26mi	3/1.0	1,000 (-14%)	1mo	$75,000	$75	63
9369 Sanilac St	0.71mi	3/1.0	1,124 (-4%)	1mo	$65,000	$58	60
11640 Somerset Ave	0.35mi	3/2.0	1,028 (-12%)	0mo	$70,000	$68	60
21211 Newcastle Rd	0.73mi	3/1.0	1,120 (-4%)	2mo	$135,000	$121	58
10901 Worden St	0.55mi	3/1.5	1,271 (+9%)	1mo	$43,000	$34	57
11090 Mckinney St	0.60mi	3/1.5	1,270 (+9%)	2mo	$154,000	$121	54
18933 Kenosha St	0.66mi	3/1.5	1,258 (+8%)	2mo	$145,000	$115	52
18981 Kenosha St	0.62mi	3/1.5	1,290 (+10%)	2mo	$77,500	$60	50
18905 Woodland St	0.74mi	3/1.5	1,023 (-12%)	1mo	$105,000	$103	42
11545 Roxbury St	0.74mi	3/1.0	1,003 (-14%)	1mo	$65,000	$65	42

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: 7.0%
• Equity multiple: 1.28×
• Total profit: $8,330
• Equity at exit: $15,805

10-year hold

• IRR: 18.1%
• Equity multiple: 2.66×
• Total profit: $49,154
• Equity at exit: $9,165

Cash invested: $29,680 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$556
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $353

Break-even live

Break-even rent $943

Max offer price $106,000

Occupancy floor 70%

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.18mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.19mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.29mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	14d	1	0.31mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.32mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.34mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.36mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.39mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.40mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.53mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.57mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.58mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.58mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.58mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.64mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.66mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.71mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.71mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.72mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.80mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.82mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.82mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.83mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.83mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.83mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	0.86mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.87mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.88mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.89mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.89mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.91mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.92mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.92mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.93mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.94mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.95mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.97mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	1d	1	0.98mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.98mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.98mi

Listing history 34 events

1. 2026-03-25
   status Pending 494-char remark

   Show marketing remark (495 chars)

   Classic Eastside charmer located in a desirable community! The layout offers functionality and comfort. It has a new A/C unit, new gutters and a roof that is just 6-8 years old, that means lower ownership costs for years to come. This prime location provides connection to both local amenities and regional attractions. This turn-key 3 bedroom, 1 bath home is waiting for you to make it your home! ''Please submit offers through the property's listing page on www. auction.com/privateseller. ''

2. 2026-03-25
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Classic Eastside charmer located in a desirable community! The layout offers functionality and comfort. It has a new A/C unit, new gutters and a roof that is just 6-8 years old, that means lower ownership costs for years to come. This prime location provides connection to both local amenities and regional attractions. This turn-key 3 bedroom, 1 bath home is waiting for you to make it your home! ''Please submit offers through the property's listing page on www. auction.com/privateseller. ''

3. 2026-03-25
   status Pending

   Show marketing remark (495 chars)

   Classic Eastside charmer located in a desirable community! The layout offers functionality and comfort. It has a new A/C unit, new gutters and a roof that is just 6-8 years old, that means lower ownership costs for years to come. This prime location provides connection to both local amenities and regional attractions. This turn-key 3 bedroom, 1 bath home is waiting for you to make it your home! ''Please submit offers through the property's listing page on www. auction.com/privateseller. ''

4. 2026-03-19
   listed $106,000 Active 494-char remark

   Show marketing remark (495 chars)

   Classic Eastside charmer located in a desirable community! The layout offers functionality and comfort. It has a new A/C unit, new gutters and a roof that is just 6-8 years old, that means lower ownership costs for years to come. This prime location provides connection to both local amenities and regional attractions. This turn-key 3 bedroom, 1 bath home is waiting for you to make it your home! ''Please submit offers through the property's listing page on www. auction.com/privateseller. ''

5. 2026-03-19
   listed $106,000 Active 495-char remark

   Show marketing remark (495 chars)

   Classic Eastside charmer located in a desirable community! The layout offers functionality and comfort. It has a new A/C unit, new gutters and a roof that is just 6-8 years old, that means lower ownership costs for years to come. This prime location provides connection to both local amenities and regional attractions. This turn-key 3 bedroom, 1 bath home is waiting for you to make it your home! ''Please submit offers through the property's listing page on www. auction.com/privateseller. ''

6. 2026-03-19
   listed $106,000 Active

   Show marketing remark (495 chars)

   Classic Eastside charmer located in a desirable community! The layout offers functionality and comfort. It has a new A/C unit, new gutters and a roof that is just 6-8 years old, that means lower ownership costs for years to come. This prime location provides connection to both local amenities and regional attractions. This turn-key 3 bedroom, 1 bath home is waiting for you to make it your home! ''Please submit offers through the property's listing page on www. auction.com/privateseller. ''

7. 2025-11-09
   historical
8. 2025-11-09
   historical
9. 2025-10-28
   price $129,900
10. 2025-10-27
    price $129,900
11. 2025-10-17
    price $135,000
12. 2025-10-16
    price $135,000
13. 2025-10-03
    listed $139,900 Active
14. 2025-10-03
    listed $139,900 Active
15. 2025-10-02
    historical
16. 2022-04-04
    soldstatus $116,000
17. 2022-03-22
    soldstatus $116,000
18. 2022-03-22
    soldstatus $116,000 Closed
19. 2022-02-21
    status Pending
20. 2022-02-21
    price $119,000
21. 2022-02-15
    listed $119,000
22. 2022-02-15
    listed $112,500 Active
23. 2018-03-08
    soldstatus $65,000
24. 2017-08-17
    soldstatus $166,000
25. 2006-06-15
    soldstatus $115,000
26. 2006-03-31
    soldstatus $115,000
27. 2006-03-31
    soldstatus $115,000
28. 2006-03-06
    historical
29. 2006-02-08
    listed $94,900
30. 2006-02-08
    listed $94,900
31. 1998-10-26
    soldstatus $83,500
32. 1998-07-21
    soldstatus $83,500
33. 1998-06-01
    historical
34. 1998-05-13
    listed $85,000

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $1,735 · $145/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,672
• − Mortgage interest: −$5,938
• − Property taxes: −$1,735
• − Insurance: −$530
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,084
• Taxable income: $2,718
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,583/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

+24.7% since first listed

34 events — show timeline

• 2026-03-25 Pending — MiRealSource-MiMLS
• 2026-03-25 Pending — REALCOMP
• 2026-03-25 Pending — SW Michigan MLS
• 2026-03-19 Listed $106,000 SW Michigan MLS
• 2026-03-19 Listed $106,000 REALCOMP
• 2026-03-19 Listed $106,000 MiRealSource-MiMLS
• 2025-11-09 Listing Removed — MiRealSource-MiMLS
• 2025-11-09 Listing Removed — REALCOMP
• 2025-10-28 Price Changed $129,900 MiRealSource-MiMLS
• 2025-10-27 Price Changed $129,900 REALCOMP
• 2025-10-17 Price Changed $135,000 MiRealSource-MiMLS
• 2025-10-16 Price Changed $135,000 REALCOMP
• 2025-10-03 Listed $139,900 MiRealSource-MiMLS
• 2025-10-03 Listed $139,900 REALCOMP
• 2025-10-02 Coming Soon — MiRealSource-MiMLS
• 2022-04-04 Sold (Public Records) $116,000 Public Records
• 2022-03-22 Sold (MLS) $116,000 MiRealSource-MiMLS
• 2022-03-22 Sold (MLS) $116,000 REALCOMP
• 2022-02-21 Pending — MiRealSource-MiMLS
• 2022-02-21 Price Changed $119,000 MiRealSource-MiMLS
• 2022-02-15 Listed $112,500 MiRealSource-MiMLS
• 2022-02-15 Listed $119,000 REALCOMP
• 2018-03-08 Sold (Public Records) $65,000 Public Records
• 2017-08-17 Sold (Public Records) $166,000 Public Records
• 2006-06-15 Sold (Public Records) $115,000 Public Records
• 2006-03-31 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2006-03-31 Sold (MLS) $115,000 REALCOMP
• 2006-03-06 Listing Removed — MiRealSource-MiMLS
• 2006-02-08 Listed $94,900 MiRealSource-MiMLS
• 2006-02-08 Listed $94,900 REALCOMP
• 1998-10-26 Sold (Public Records) $83,500 Public Records
• 1998-07-21 Sold (MLS) $83,500 MiRealSource-MiMLS
• 1998-06-01 Listing Removed — MiRealSource-MiMLS
• 1998-05-13 Listed $85,000 MiRealSource-MiMLS

Property tax history

-1.1%/yr

Latest (2025): $1,735 · -56.6% YoY. Source: county tax records.