20910 Van Antwerp St · Harper Woods, MI 48225

$189,900

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 33 Days on market

Built 1951 1.00 ac lot Est $163k · 16% over

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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).

• Cash flow +12.9/30.0
• Schools +5.7/10.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 20910 Van Antwerp Street! This brick ranch offers just under 1,000 sq ft of main floor living space. Beautiful floors wrap from the living room, into the dining space, and down the hall through the 2 main floor bedrooms with great size and closet space. The main floor bathroom features a large vanity and tub/shower combination. The kitchen is ready to use upon moving in, with all necessary space for food prep. The large basement is perfect for storage and gatherings, with a flex room to turn into a den or additional storage room. The laundry room and half bathroom in the basement rounds out the useful space. On the exterior you have a nice porch to enjoy your property, flower bed to plant your own flowers, and attached garage. The backyard is a great size for activities for the family or for a handful of pet family members. Schedule a showing today!!

Key facts

• Laundry room
• Large basement
• Flex room

Tags

• BRICK RANCH
• MAIN FLOOR LIVING SPACE
• LARGE BASEMENT
• FLEX ROOM
• LAUNDRY ROOM
• HALF BATHROOM

Property features AI

Finance

• Other: Property located south of I-94 west of Vernier

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential property
• Construction: Block and brick construction; Block foundation; Asphalt roof; Built on one level
• Exterior features: Paved road access; 60 x 220 lot

Interior

• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-13 ($-153/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (23.5% below list).
• Recommended offer: $145k (23.5% below list) — sets the bar for 1% rule.

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $115k; list at $190k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,261 (23.5% 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 33 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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 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. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20871 Van Antwerp St	0.05mi	2/1.5	950 (-2%)	3mo	$170,000	$179	90
20842 Ridgemont Rd	0.32mi	3/1.0 (+1)	1,001 (+3%)	3mo	$85,000	$85	72
20672 Fleetwood Dr	0.27mi	3/1.0 (+1)	1,031 (+6%)	6mo	$115,000	$112	67
20688 Fleetwood Dr	0.26mi	3/1.0 (+1)	1,053 (+8%)	3mo	$173,000	$164	66
2126 Ridgemont Rd	0.39mi	2/1.0	892 (-8%)	6mo	$150,000	$168	63
20631 Chalon St	0.65mi	3/1.0 (+1)	1,001 (+3%)	1mo	$255,000	$255	59
20846 Hampton St	0.38mi	3/1.0 (+1)	897 (-8%)	7mo	$139,900	$156	58
20886 Hunt Club Dr	0.42mi	3/1.5 (+1)	1,044 (+7%)	7mo	$213,300	$204	55
1793 Roslyn Rd	0.64mi	3/1.0 (+1)	925 (-5%)	2mo	$260,000	$281	55
20602 Kenmore Ave	0.55mi	3/2.0 (+1)	1,055 (+8%)	3mo	$163,850	$155	49
20402 Kenmore Ave	0.61mi	3/1.5 (+1)	1,055 (+8%)	3mo	$110,000	$104	48
21751 Edmunton St	0.68mi	3/1.5 (+1)	1,110 (+14%)	7mo	$239,000	$215	32

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: -14.8%
• Equity multiple: 0.46×
• Total profit: $-28,520
• Equity at exit: $28,315

10-year hold

• IRR: -3.3%
• Equity multiple: 0.76×
• Total profit: $-12,745
• Equity at exit: $16,419

Cash invested: $53,172 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$996
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-13

Break-even live

Break-even rent $1,469

Max offer price $187,654

Occupancy floor 96%

Sensitivity live

Price	-10% $95	-5% $41	+0% $-13	+5% $-66	+10% $-120
Rent	-10% $-127	-5% $-70	+0% $-13	+5% $45	+10% $102
Rate	-1.0pp $83	-0.5pp $36	base $-13	+0.5pp $-62	+1.0pp $-112

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	44d	1	0.24mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	0.35mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	10d	1	0.38mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	0.64mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	0.66mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	0d	1	0.85mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	11d	1	1.05mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	3d	1	1.21mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	44d	1	1.32mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	1.35mi
22843 Grove St #47 Saint Clair Shores, MI	1.0	1.0	700	$1,100	$1.57	20d	1	1.39mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	25d	1	1.39mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	4d	1	1.41mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	1.43mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	25d	1	1.44mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $189,900 Active 33 DOM
2. 2026-06-17
   days on market $189,900 Active 32 DOM
3. 2026-06-16
   days on market $189,900 Active 31 DOM
4. 2026-06-15
   days on market $189,900 Active 30 DOM
5. 2026-06-13
   days on market $189,900 Active 28 DOM
6. 2026-06-13
   days on market $189,900 Active 27 DOM
7. 2026-06-09
   days on market $189,900 Active 24 DOM
8. 2026-06-08
   days on market $189,900 Active 23 DOM
9. 2026-06-07
   days on market $189,900 Active 22 DOM
10. 2026-06-04
    days on market $189,900 Active 19 DOM
11. 2026-06-03
    days on market $189,900 Active 18 DOM
12. 2026-06-02
    days on market $189,900 Active 17 DOM
13. 2026-06-01
    days on market $189,900 Active 16 DOM
14. 2026-05-31
    days on market $189,900 Active 15 DOM
15. 2026-05-16
    listed $189,900 Active

    Show marketing remark (873 chars)

    Welcome to 20910 Van Antwerp Street! This brick ranch offers just under 1,000 sq ft of main floor living space. Beautiful floors wrap from the living room, into the dining space, and down the hall through the 2 main floor bedrooms with great size and closet space. The main floor bathroom features a large vanity and tub/shower combination. The kitchen is ready to use upon moving in, with all necessary space for food prep. The large basement is perfect for storage and gatherings, with a flex room to turn into a den or additional storage room. The laundry room and half bathroom in the basement rounds out the useful space. On the exterior you have a nice porch to enjoy your property, flower bed to plant your own flowers, and attached garage. The backyard is a great size for activities for the family or for a handful of pet family members. Schedule a showing today!!

16. 2026-05-16
    listed $189,900 Active 873-char remark

    Show marketing remark (873 chars)

    Welcome to 20910 Van Antwerp Street! This brick ranch offers just under 1,000 sq ft of main floor living space. Beautiful floors wrap from the living room, into the dining space, and down the hall through the 2 main floor bedrooms with great size and closet space. The main floor bathroom features a large vanity and tub/shower combination. The kitchen is ready to use upon moving in, with all necessary space for food prep. The large basement is perfect for storage and gatherings, with a flex room to turn into a den or additional storage room. The laundry room and half bathroom in the basement rounds out the useful space. On the exterior you have a nice porch to enjoy your property, flower bed to plant your own flowers, and attached garage. The backyard is a great size for activities for the family or for a handful of pet family members. Schedule a showing today!!

17. 2025-06-18
    soldstatus $115,000 Closed 392-char remark

    Show marketing remark (392 chars)

    Great opportunity in Harper Woods with Grosse Pointe School district. Conveniently located near shopping, dining, parks, and quick access to I-94. This brick ranch is perfect for investors, flippers, or handy buyers looking to build sweat equity. This property is being sold as is and does need repairs and some TLC. With the right vision and updates, this house has great potential to shine.

18. 2025-06-18
    soldstatus $115,000 Closed

    Show marketing remark (392 chars)

    Great opportunity in Harper Woods with Grosse Pointe School district. Conveniently located near shopping, dining, parks, and quick access to I-94. This brick ranch is perfect for investors, flippers, or handy buyers looking to build sweat equity. This property is being sold as is and does need repairs and some TLC. With the right vision and updates, this house has great potential to shine.

19. 2025-06-09
    status Pending

    Show marketing remark (392 chars)

    Great opportunity in Harper Woods with Grosse Pointe School district. Conveniently located near shopping, dining, parks, and quick access to I-94. This brick ranch is perfect for investors, flippers, or handy buyers looking to build sweat equity. This property is being sold as is and does need repairs and some TLC. With the right vision and updates, this house has great potential to shine.

20. 2025-06-09
    status Pending 392-char remark

    Show marketing remark (392 chars)

    Great opportunity in Harper Woods with Grosse Pointe School district. Conveniently located near shopping, dining, parks, and quick access to I-94. This brick ranch is perfect for investors, flippers, or handy buyers looking to build sweat equity. This property is being sold as is and does need repairs and some TLC. With the right vision and updates, this house has great potential to shine.

21. 2025-06-02
    listed $130,000 Active 392-char remark

    Show marketing remark (392 chars)

    Great opportunity in Harper Woods with Grosse Pointe School district. Conveniently located near shopping, dining, parks, and quick access to I-94. This brick ranch is perfect for investors, flippers, or handy buyers looking to build sweat equity. This property is being sold as is and does need repairs and some TLC. With the right vision and updates, this house has great potential to shine.

22. 2025-06-02
    listed $130,000 Active

    Show marketing remark (392 chars)

    Great opportunity in Harper Woods with Grosse Pointe School district. Conveniently located near shopping, dining, parks, and quick access to I-94. This brick ranch is perfect for investors, flippers, or handy buyers looking to build sweat equity. This property is being sold as is and does need repairs and some TLC. With the right vision and updates, this house has great potential to shine.

23. 1997-06-02
    soldstatus $92,000
24. 1997-04-14
    soldstatus $82,000
25. 1997-04-11
    historical
26. 1996-10-28
    listed $89,900

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,974 · $164/mo
• Expected delta: +$950/yr (+$79/mo · 92.9%)

ⓘ 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) · 21% 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: $17,431
• − Mortgage interest: −$10,637
• − Property taxes: −$1,024
• − Insurance: −$950
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$5,524
• Taxable loss: −$3,492
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $686/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

+111.2% since first listed

12 events — show timeline

• 2026-05-16 Listed $189,900 MiRealSource-MiMLS
• 2026-05-16 Listed $189,900 REALCOMP
• 2025-06-18 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2025-06-18 Sold (MLS) $115,000 REALCOMP
• 2025-06-09 Pending — MiRealSource-MiMLS
• 2025-06-09 Pending — REALCOMP
• 2025-06-02 Listed $130,000 REALCOMP
• 2025-06-02 Listed $130,000 MiRealSource-MiMLS
• 1997-06-02 Sold (Public Records) $92,000 Public Records
• 1997-04-14 Sold (MLS) $82,000 MiRealSource-MiMLS
• 1997-04-11 Listing Removed — MiRealSource-MiMLS
• 1996-10-28 Listed $89,900 MiRealSource-MiMLS

Property tax history

-7.7%/yr

Latest (2025): $1,024 · -70.3% YoY. Source: county tax records.