20925 Ridgemont Rd · Harper Woods, MI 48225

$129,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 87 Days on market

Built 1937 $178/sqft · 6% below area Est $139k · 6% under

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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 +24.7/30.0
• ARV discount +10.3/15.0
• DSCR +8.0/10.0
• Schools +5.7/10.0
• 1% rule +5.1/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow—talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing—every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall—no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you’ll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don’t come around often—this one won’t last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

Key facts

• Built 1937
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

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-.
• 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: Rents rising fast (+5.1%/yr); 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 27y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $130k implies a 622% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.01% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (median comp): $138,610
• List price: $129,900
• Delta: -6.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 Roslyn Rd	0.21mi	2/1.0	704 (-3%)	4mo	$170,000	$241	81
2138 Ridgemont Rd	0.15mi	2/1.0	809 (+11%)	2mo	$135,000	$167	73
21919 Avalon St	0.59mi	2/1.0	750 (+3%)	3mo	$160,000	$213	65
20518 W Hollywood St S	0.32mi	2/1.0	750 (+3%)	18mo	$42,500	$57	65
20488 Hollywood St	0.35mi	2/1.0	756 (+4%)	17mo	$90,000	$119	63
20380 Hollywood St	0.40mi	2/1.5	709 (-3%)	17mo	$107,000	$151	61
20040 E 8 Mile Rd	0.49mi	2/1.0	792 (+9%)	12mo	$159,000	$201	52
21531 Alger St	0.67mi	2/1.0	750 (+3%)	17mo	$153,500	$205	49
21616 Gaukler St	0.70mi	2/1.0	813 (+12%)	20mo	$175,000	$215	31

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,065
• Equity at exit: $19,369

10-year hold

• IRR: 10.8%
• Equity multiple: 1.91×
• Total profit: $33,146
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,316 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $270

Break-even live

Break-even rent $974

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	19d	1	1.03mi

Listing history 48 events

1. 2026-06-18
   days on market $129,900 Active 87 DOM
2. 2026-06-17
   days on market $129,900 Active 86 DOM
3. 2026-06-16
   days on market $129,900 Active 85 DOM
4. 2026-06-15
   days on market $129,900 Active 84 DOM
5. 2026-06-13
   days on market $129,900 Active 82 DOM
6. 2026-06-13
   days on market $129,900 Active 81 DOM
7. 2026-06-09
   days on market $129,900 Active 78 DOM
8. 2026-06-08
   days on market $129,900 Active 77 DOM
9. 2026-06-07
   days on market $129,900 Active 76 DOM
10. 2026-06-04
    days on market $129,900 Active 73 DOM
11. 2026-06-03
    days on market $129,900 Active 72 DOM
12. 2026-06-02
    days on market $129,900 Active 71 DOM
13. 2026-06-01
    days on market $129,900 Active 70 DOM
14. 2026-05-31
    days on market $129,900 Active 69 DOM
15. 2026-04-29
    price $129,900 915-char remark

    Show marketing remark (915 chars)

    Wow—talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing—every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall—no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you’ll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don’t come around often—this one won’t last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

16. 2026-04-28
    price $129,900 873-char remark

    Show marketing remark (873 chars)

    Wow-talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing-every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall-no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you'll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don't come around often-this one won't last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

17. 2026-04-01
    price $149,500 915-char remark

    Show marketing remark (873 chars)

    Wow-talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing-every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall-no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you'll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don't come around often-this one won't last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

18. 2026-04-01
    price $149,500 873-char remark

    Show marketing remark (873 chars)

    Wow-talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing-every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall-no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you'll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don't come around often-this one won't last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

19. 2026-03-23
    listed $165,000 Active 873-char remark

    Show marketing remark (915 chars)

    Wow—talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing—every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall—no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you’ll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don’t come around often—this one won’t last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

20. 2026-03-23
    listed $165,000 Active 915-char remark

    Show marketing remark (915 chars)

    Wow—talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing—every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall—no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you’ll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don’t come around often—this one won’t last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

21. 2026-03-18
    historical $165,000 915-char remark

    Show marketing remark (915 chars)

    Wow—talk about move-in ready! This beautifully updated home is basically brand new from top to bottom! Featuring all-new 2026 upgrades including a furnace, hot water tank, A/C, microwave, washer & dryer, plus updated electrical and plumbing—every detail has been thoughtfully refreshed. Enjoy gorgeous luxury vinyl flooring throughout, along with a completely redesigned kitchen and bathroom that truly shine. This home has been fully remodeled down to the studs, with new insulation and drywall—no corners cut! Perfectly situated just minutes from Grosse Pointe and Saint Clair Shores, you’ll love having amazing dining, entertainment, and lakeside living right at your fingertips. Homes like this don’t come around often—this one won’t last long! * * * CHEAPER THAN RENT * * * * * PERFECTLY REMODELED HOME FOR A RETIREE OR YOUNG COUPLE STARTING OUT * * *

22. 2009-09-25
    soldstatus $18,000
23. 2009-09-25
    soldstatus $18,000
24. 2009-08-31
    historical
25. 2007-10-26
    listed $20,000
26. 2007-10-26
    listed $20,000
27. 2007-08-31
    historical
28. 2007-08-30
    historical
29. 2007-07-06
    listed $59,900
30. 2007-07-06
    listed $59,900
31. 2007-04-04
    historical
32. 2007-04-04
    historical
33. 2007-01-15
    historical
34. 2006-12-01
    listed $69,900
35. 2006-12-01
    listed $64,900
36. 2006-03-25
    historical
37. 2006-02-10
    listed $75,000
38. 2006-02-01
    listed $69,900
39. 2003-09-04
    soldstatus $1
40. 2003-09-04
    soldstatus $1
41. 2003-07-31
    historical
42. 2003-07-07
    listed $68,000
43. 2002-09-26
    listed $68,000
44. 1999-05-19
    soldstatus $42,000
45. 1999-05-19
    soldstatus $34,000
46. 1999-03-12
    soldstatus $42,000
47. 1999-02-24
    historical
48. 1999-02-12
    listed $44,900

ⓘ 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: $408 · $34/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$796/yr (+$66/mo · 195.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $15,789
• − Mortgage interest: −$7,276
• − Property taxes: −$408
• − Insurance: −$650
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,779
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,966/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 — 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

+189.3% since first listed

34 events — show timeline

• 2026-04-29 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $129,900 REALCOMP
• 2026-04-01 Price Changed $149,500 MiRealSource-MiMLS
• 2026-04-01 Price Changed $149,500 REALCOMP
• 2026-03-23 Listed $165,000 REALCOMP
• 2026-03-23 Listed $165,000 MiRealSource-MiMLS
• 2026-03-18 Coming Soon $165,000 MiRealSource-MiMLS
• 2009-09-25 Sold (MLS) $18,000 REALCOMP
• 2009-09-25 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2009-08-31 Listing Removed — MiRealSource-MiMLS
• 2007-10-26 Listed $20,000 REALCOMP
• 2007-10-26 Listed $20,000 MiRealSource-MiMLS
• 2007-08-31 Listing Removed — REALCOMP
• 2007-08-30 Listing Removed — MiRealSource-MiMLS
• 2007-07-06 Listed $59,900 MiRealSource-MiMLS
• 2007-07-06 Listed $59,900 REALCOMP
• 2007-04-04 Listing Removed — REALCOMP
• 2007-04-04 Listing Removed — MiRealSource-MiMLS
• 2007-01-15 Listing Removed — REALCOMP
• 2006-12-01 Listed $64,900 REALCOMP
• 2006-12-01 Listed $69,900 MiRealSource-MiMLS
• 2006-03-25 Listing Removed — MiRealSource-MiMLS
• 2006-02-10 Listed $75,000 MiRealSource-MiMLS
• 2006-02-01 Listed $69,900 REALCOMP
• 2003-09-04 Sold (MLS) $1 MiRealSource-MiMLS
• 2003-09-04 Sold (MLS) $1 REALCOMP
• 2003-07-31 Listing Removed — MiRealSource-MiMLS
• 2003-07-07 Listed $68,000 MiRealSource-MiMLS
• 2002-09-26 Listed $68,000 REALCOMP
• 1999-05-19 Sold (Public Records) $34,000 Public Records
• 1999-05-19 Sold (Public Records) $42,000 Public Records
• 1999-03-12 Sold (MLS) $42,000 MiRealSource-MiMLS
• 1999-02-24 Listing Removed — MiRealSource-MiMLS
• 1999-02-12 Listed $44,900 MiRealSource-MiMLS

Property tax history

-10.1%/yr

Latest (2025): $408 · -75.8% YoY. Source: county tax records.