19904 Washtenaw St · Harper Woods, MI 48225

$110,000

3 bd · 1.5 ba · 1,119 sqft · SingleFamily public records · 16 Days on market

Built 1940 5,227 sqft lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Super cute bungalow located on a desirable corner lot! This charming home features hardwood floors, including both bedrooms on the second floor. The bright living room offers hardwood flooring and a natural fireplace, while the formal dining room also showcases hardwood floors which makes it perfect for gatherings. The main level includes a convenient first-floor half bath and an added family room which can also be used as a 3rd bedroom. Enjoy privacy in the fully fenced backyard with a deck, ideal for relaxing or entertaining. A 1½-car detached garage adds storage and convenience. Seller has already completed the city inspection and obtained the Certificate of Occupancy (C of O), making for an easy and smooth move-in for the buyer.

Key facts

• Formal dining room
• Natural fireplace
• Corner lot

Tags

• CORNER LOT
• HARDWOOD FLOORS
• NATURAL FIREPLACE
• FORMAL DINING ROOM
• FIRST-FLOOR HALF BATH
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with garage door opener (1.5 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Aluminum siding exterior
• Construction: Block foundation; Built with aluminum siding
• Exterior features: Deck; Fenced yard; Corner lot; Paved road access; Lot dimensions approximately 38 x 114

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Gas water heater; Fireplace in the living room; 7 total rooms; Basement with block foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $87k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.26% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $72,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11640 Somerset Ave	0.22mi	3/2.0	1,028 (-8%)	0mo	$70,000	$68	74
11160 Worden St	0.24mi	3/2.0	1,234 (+10%)	1mo	$156,000	$126	69
20244 Mccormick St	0.24mi	3/1.0	1,000 (-11%)	1mo	$75,000	$75	68
9369 Sanilac St	0.65mi	3/1.0	1,124 (+0%)	1mo	$65,000	$58	66
11017 Worden St	0.35mi	3/1.0	961 (-14%)	0mo	$47,500	$49	58
10830 Mckinney St	0.68mi	3/1.0	1,066 (-5%)	1mo	$40,199	$38	57
10945 Peerless St	0.35mi	3/1.0	964 (-14%)	2mo	$54,000	$56	57
10901 Worden St	0.45mi	3/1.5	1,271 (+14%)	1mo	$43,000	$34	55
11545 Roxbury St	0.60mi	3/1.0	1,003 (-10%)	1mo	$65,000	$65	52
19100 Kingsville St	0.48mi	3/1.0	972 (-13%)	2mo	$110,000	$113	52
18905 Woodland St	0.72mi	3/1.5	1,023 (-9%)	1mo	$105,000	$103	51
12660 Duchess St	0.73mi	3/1.0	974 (-13%)	2mo	$55,000	$56	41

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: 8.4%
• Equity multiple: 1.34×
• Total profit: $10,335
• Equity at exit: $16,401

10-year hold

• IRR: 19.2%
• Equity multiple: 2.76×
• Total profit: $54,202
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $395

Break-even live

Break-even rent $890

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.11mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.16mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.20mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.22mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.24mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.29mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.35mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	14d	1	0.38mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.41mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.46mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.47mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.47mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.48mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.59mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.63mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.63mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.67mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.71mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.71mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.74mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.75mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.79mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.79mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.79mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.79mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.82mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.84mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.86mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.86mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.86mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.89mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.90mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	0.91mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.93mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.94mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.94mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.95mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.96mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.99mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.99mi

Listing history 10 events

1. 2026-05-31
   status $110,000 Pending 16 DOM
2. 2026-05-17
   historical Active Under Contract

   Show marketing remark (749 chars)

   Super cute bungalow located on a desirable corner lot! This charming home features hardwood floors, including both bedrooms on the second floor. The bright living room offers hardwood flooring and a natural fireplace, while the formal dining room also showcases hardwood floors which makes it perfect for gatherings. The main level includes a convenient first-floor half bath and an added family room which can also be used as a 3rd bedroom. Enjoy privacy in the fully fenced backyard with a deck, ideal for relaxing or entertaining. A 1½-car detached garage adds storage and convenience. Seller has already completed the city inspection and obtained the Certificate of Occupancy (C of O), making for an easy and smooth move-in for the buyer.

3. 2026-05-17
   historical Accepting Backup Offers 749-char remark

   Show marketing remark (749 chars)

   Super cute bungalow located on a desirable corner lot! This charming home features hardwood floors, including both bedrooms on the second floor. The bright living room offers hardwood flooring and a natural fireplace, while the formal dining room also showcases hardwood floors which makes it perfect for gatherings. The main level includes a convenient first-floor half bath and an added family room which can also be used as a 3rd bedroom. Enjoy privacy in the fully fenced backyard with a deck, ideal for relaxing or entertaining. A 1½-car detached garage adds storage and convenience. Seller has already completed the city inspection and obtained the Certificate of Occupancy (C of O), making for an easy and smooth move-in for the buyer.

4. 2026-05-14
   listed $110,000 Active

   Show marketing remark (749 chars)

   Super cute bungalow located on a desirable corner lot! This charming home features hardwood floors, including both bedrooms on the second floor. The bright living room offers hardwood flooring and a natural fireplace, while the formal dining room also showcases hardwood floors which makes it perfect for gatherings. The main level includes a convenient first-floor half bath and an added family room which can also be used as a 3rd bedroom. Enjoy privacy in the fully fenced backyard with a deck, ideal for relaxing or entertaining. A 1½-car detached garage adds storage and convenience. Seller has already completed the city inspection and obtained the Certificate of Occupancy (C of O), making for an easy and smooth move-in for the buyer.

5. 2026-05-14
   listed $110,000 Active 749-char remark

   Show marketing remark (749 chars)

   Super cute bungalow located on a desirable corner lot! This charming home features hardwood floors, including both bedrooms on the second floor. The bright living room offers hardwood flooring and a natural fireplace, while the formal dining room also showcases hardwood floors which makes it perfect for gatherings. The main level includes a convenient first-floor half bath and an added family room which can also be used as a 3rd bedroom. Enjoy privacy in the fully fenced backyard with a deck, ideal for relaxing or entertaining. A 1½-car detached garage adds storage and convenience. Seller has already completed the city inspection and obtained the Certificate of Occupancy (C of O), making for an easy and smooth move-in for the buyer.

6. 1998-06-05
   soldstatus $87,000
7. 1998-04-14
   soldstatus $87,000 131-char remark

   Show marketing remark (131 chars)

   DARLING, CHARMING AND MORE!! CAPE COD * GREATDECOR * HARDWOOD FLOORS HAVE BEEN REFINISHED * CLB RE: AVAILABLE WATERPROOF CREDIT

8. 1998-03-16
   historical 131-char remark

   Show marketing remark (131 chars)

   DARLING, CHARMING AND MORE!! CAPE COD * GREATDECOR * HARDWOOD FLOORS HAVE BEEN REFINISHED * CLB RE: AVAILABLE WATERPROOF CREDIT

9. 1998-02-14
   listed $89,900 131-char remark

   Show marketing remark (131 chars)

   DARLING, CHARMING AND MORE!! CAPE COD * GREATDECOR * HARDWOOD FLOORS HAVE BEEN REFINISHED * CLB RE: AVAILABLE WATERPROOF CREDIT

10. 1993-09-07
    soldstatus $59,900

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$367/yr (+$31/mo · 38.1%)

ⓘ 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) · 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: $16,679
• − Mortgage interest: −$6,162
• − Property taxes: −$961
• − Insurance: −$550
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,200
• Taxable income: $3,138
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,990/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

+83.6% since first listed

9 events — show timeline

• 2026-05-17 Contingent — REALCOMP
• 2026-05-17 Contingent — MiRealSource-MiMLS
• 2026-05-14 Listed $110,000 MiRealSource-MiMLS
• 2026-05-14 Listed $110,000 REALCOMP
• 1998-06-05 Sold (Public Records) $87,000 Public Records
• 1998-04-14 Sold (MLS) $87,000 MiRealSource-MiMLS
• 1998-03-16 Listing Removed — MiRealSource-MiMLS
• 1998-02-14 Listed $89,900 MiRealSource-MiMLS
• 1993-09-07 Sold (Public Records) $59,900 Public Records

Property tax history

-4.7%/yr

Latest (2025): $961 · -56.6% YoY. Source: county tax records.