18556 Kenosha St · Harper Woods, MI 48225

$69,900

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 2 Days on market

Built 1940 4,792 sqft lot Est $83k · 16% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +14.5/15.0
• 1% rule +8.8/10.0
• DSCR +8.2/10.0
• 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

Nice remodeled 2 bedroom ranch with one car garage! Quality updates!! New attic insulation, new plumbing, new elect re-wire and recessed lighting. Kitchen with ceramic flooring, Maple cabinets and stainless steel appliances! ALL appliances included! One car garage. Large deck out back to entertain. Nice home! Tenant occupied. Please don't bother the tenant. Showings by appointment only.

Key facts

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

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Ground-level entry; Brick exterior
• Construction: Brick construction; Asphalt roof
• Exterior features: Deck; Porch; Paved road access; Sidewalks in the community

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator; Microwave
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Dishwasher; Dryer; Free-standing gas range; Free-standing refrigerator; Microwave; Washer; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $70k).

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $483 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 27y 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.
• Current owner paid $11k; list at $70k implies a 535% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

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. 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.
7. 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.
8. 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: 1.38% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $82,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18700 Mccormick St	0.17mi	2/1.0	706 (+3%)	5mo	$63,000	$89	82
18547 Mccormick St	0.14mi	3/1.0 (+1)	689 (+1%)	7mo	$30,000	$44	82
18996 Roscommon St	0.29mi	2/1.0	698 (+2%)	5mo	$98,000	$140	79
16100 Liberal St	0.30mi	2/1.0	679 (-1%)	7mo	$15,900	$23	79
19139 Kenosha St	0.34mi	2/1.0	681 (-0%)	7mo	$95,000	$140	78
19380 Roscommon St	0.51mi	2/1.0	684 (0%)	5mo	$100,500	$147	72
19331 Mccormick St	0.48mi	2/1.0	696 (+2%)	6mo	$20,000	$29	69
19379 Mccormick St	0.52mi	2/1.0	696 (+2%)	4mo	$118,900	$171	69
19404 Roscommon St	0.53mi	2/1.0	700 (+2%)	4mo	$85,000	$121	68
16476 Fairmount Dr	0.54mi	2/1.0	713 (+4%)	3mo	$43,900	$62	65
16701 Fairmount Dr	0.59mi	2/1.0	725 (+6%)	7mo	$92,700	$128	56
12505 Laing St	0.44mi	3/1.0 (+1)	752 (+10%)	3mo	$54,600	$73	55

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $756
• Equity at exit: $10,422

10-year hold

• IRR: 13.0%
• Equity multiple: 2.16×
• Total profit: $22,684
• Equity at exit: $6,044

Cash invested: $19,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $962 high
• Mortgage (P&I): −$367
• Tax from tax record: −$209 /mo · $2,508/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $156

Break-even live

Break-even rent $765

Max offer price $69,900

Occupancy floor 79%

Sensitivity live

Price	-10% $195	-5% $175	+0% $156	+5% $136	+10% $116
Rent	-10% $80	-5% $118	+0% $156	+5% $194	+10% $232
Rate	-1.0pp $191	-0.5pp $173	base $156	+0.5pp $138	+1.0pp $119

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: $17,475
• Closing costs: $2,097
• 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	44d	1	0.15mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.70mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.81mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.82mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	0.95mi

Listing history 3 events

1. 2026-06-18
   days on market $69,900 Active 2 DOM
2. 2026-06-16
   remarks 390-char remark

   Show marketing remark (389 chars)

   Nice remodeled 2 bedroom ranch with one car garage! Quality updates!! New attic insulation, new plumbing, new elect re-wire and recessed lighting. Kitchen with ceramic flooring, Maple cabinets and stainless steel appliances! ALL appliances included! One car garage. Large deck out back to entertain. Nice home! Tenant occupied. Please don't bother the tenant. Showings by appointment only.

3. 2026-06-16
   listed $69,900 Active 1 DOM

   Show marketing remark (389 chars)

   Nice remodeled 2 bedroom ranch with one car garage! Quality updates!! New attic insulation, new plumbing, new elect re-wire and recessed lighting. Kitchen with ceramic flooring, Maple cabinets and stainless steel appliances! ALL appliances included! One car garage. Large deck out back to entertain. Nice home! Tenant occupied. Please don't bother the tenant. Showings by appointment only.

ⓘ 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: $2,508 · $209/mo
• Projected year-2 tax: $2,508 · $209/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $11,550
• − Mortgage interest: −$3,915
• − Property taxes: −$2,508
• − Insurance: −$350
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,033
• Taxable income: $896
• Est. tax owed @ 24.0%: −$215
• After-tax cash flow: $1,653/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

+1.3% since first listed

16 events — show timeline

• 2026-06-16 Listed $69,900 REALCOMP
• 2026-06-16 Listed $69,900 MiRealSource-MiMLS
• 2008-04-11 Listing Removed — MiRealSource-MiMLS
• 2008-04-11 Listing Removed — REALCOMP
• 2008-03-25 Listed $48,777 MiRealSource-MiMLS
• 2008-03-25 Listed $48,777 REALCOMP
• 2007-10-23 Sold (MLS) $11,000 REALCOMP
• 2007-07-31 Listing Removed — REALCOMP
• 2007-07-24 Listed $15,399 REALCOMP
• 2007-03-14 Listed $33,500 REALCOMP
• 2004-06-04 Sold (Public Records) $85,000 Public Records
• 2004-04-05 Listing Removed — REALCOMP
• 2004-02-03 Listed $79,500 REALCOMP
• 2002-11-11 Sold (Public Records) $58,000 Public Records
• 2000-05-29 Listing Removed — REALCOMP
• 1999-11-29 Listed $69,000 REALCOMP

Property tax history

+4.6%/yr

Latest (2025): $2,508 · +7.5% YoY. Source: county tax records.