19644 Kenosha St · Harper Woods, MI 48225

$105,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 73 Days on market

Built 1941 4,792 sqft lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.5/10.0
• 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

Discover this charming ranch kitchen, complete with a delightful breakfast nook, a spacious living room, and a basement! Nestled in the highly sought-after Harper Woods School District, this home offers effortless access to the Edsel Ford Freeway, making your daily commute a breeze. Enjoy the convenience of being near Beacon Elementary School, along with a variety of restaurants, shopping centers, and everyday retail essentials, ensuring that comfort and accessibility are at your fingertips. Whether you're considering a strong rental investment or looking for the perfect place to call home, this property is ideally positioned in a prime location that meets all your needs. Don't miss out on this exceptional opportunity!

Key facts

• Breakfast nook
• Ranch kitchen
• Basement

Tags

• RANCH KITCHEN
• BREAKFAST NOOK
• SPACIOUS LIVING ROOM
• BASEMENT
• ACCESS TO EDSEL FORD FREEWAY
• NEAR BEACON ELEMENTARY SCHOOL

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Sewer: unknown
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Level lot; Paved road; Sidewalks in neighborhood; Lot dimensions approximately 40 x 114 (0.11 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $27 ($326/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (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+, crime F.
• 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.
• Zoned schools: Beacon Elementary School (338 students, 84% FRL); Harper Woods Middle School (math 4% / reading 19%, grade F, #469 of 493 statewide, top 95%, 313 students, 82% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 134 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $726 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 32y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1941 — 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. 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: 1.01% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $64,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19404 Roscommon St	0.17mi	2/1.0	700 (-4%)	4mo	$85,000	$121	82
19379 Mccormick St	0.21mi	2/1.0	696 (-4%)	4mo	$118,900	$171	79
19380 Roscommon St	0.19mi	2/1.0	684 (-6%)	5mo	$100,500	$147	76
19331 Mccormick St	0.24mi	2/1.0	696 (-4%)	6mo	$20,000	$29	76
18996 Roscommon St	0.40mi	2/1.0	698 (-4%)	5mo	$98,000	$140	70
18700 Mccormick St	0.62mi	2/1.0	706 (-3%)	5mo	$63,000	$89	62
12505 Laing St	0.65mi	3/1.0 (+1)	752 (+3%)	3mo	$54,600	$73	56
18547 Mccormick St	0.68mi	3/1.0 (+1)	689 (-5%)	7mo	$30,000	$44	49
18591 Kingsville St	0.63mi	2/1.0	824 (+13%)	1mo	$74,000	$90	48
11035 Worden St	0.44mi	3/1.0 (+1)	834 (+15%)	3mo	$55,000	$66	48
18801 Washtenaw St	0.51mi	2/1.0	836 (+15%)	7mo	$32,555	$39	46
12897 Riad St	0.67mi	3/1.0 (+1)	831 (+14%)	2mo	$63,000	$76	39

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: -11.9%
• Equity multiple: 0.56×
• Total profit: $-12,921
• Equity at exit: $15,656

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,079
• Equity at exit: $9,078

Cash invested: $29,400 (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: 134
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$551
• Tax from tax record: −$218 /mo · $2,615/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $27

Break-even live

Break-even rent $1,028

Max offer price $105,000

Occupancy floor 92%

Sensitivity live

Price	-10% $87	-5% $57	+0% $27	+5% $-3	+10% $-32
Rent	-10% $-57	-5% $-15	+0% $27	+5% $69	+10% $111
Rate	-1.0pp $80	-0.5pp $54	base $27	+0.5pp $0	+1.0pp $-28

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.60mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.67mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	45d	1	0.75mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	45d	1	0.82mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	5d	1	1.00mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	1.31mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	17d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $105,000 Active 73 DOM
2. 2026-06-18
   days on market $105,000 Active 70 DOM
3. 2026-06-17
   days on market $105,000 Active 69 DOM
4. 2026-06-16
   days on market $105,000 Active 68 DOM
5. 2026-06-15
   days on market $105,000 Active 67 DOM
6. 2026-06-13
   days on market $105,000 Active 65 DOM
7. 2026-06-13
   days on market $105,000 Active 64 DOM
8. 2026-06-09
   days on market $105,000 Active 61 DOM
9. 2026-06-08
   days on market $105,000 Active 60 DOM
10. 2026-06-07
    days on market $105,000 Active 59 DOM
11. 2026-06-04
    days on market $105,000 Active 56 DOM
12. 2026-06-03
    days on market $105,000 Active 55 DOM
13. 2026-06-02
    days on market $105,000 Active 54 DOM
14. 2026-06-02
    price $105,000 Active 53 DOM
15. 2026-06-01
    days on market $115,000 Active 53 DOM
16. 2026-05-31
    days on market $115,000 Active 52 DOM
17. 2026-05-06
    price $115,000 728-char remark

    Show marketing remark (728 chars)

    Discover this charming ranch kitchen, complete with a delightful breakfast nook, a spacious living room, and a basement! Nestled in the highly sought-after Harper Woods School District, this home offers effortless access to the Edsel Ford Freeway, making your daily commute a breeze. Enjoy the convenience of being near Beacon Elementary School, along with a variety of restaurants, shopping centers, and everyday retail essentials, ensuring that comfort and accessibility are at your fingertips. Whether you're considering a strong rental investment or looking for the perfect place to call home, this property is ideally positioned in a prime location that meets all your needs. Don't miss out on this exceptional opportunity!

18. 2026-05-06
    price $115,000

    Show marketing remark (728 chars)

    Discover this charming ranch kitchen, complete with a delightful breakfast nook, a spacious living room, and a basement! Nestled in the highly sought-after Harper Woods School District, this home offers effortless access to the Edsel Ford Freeway, making your daily commute a breeze. Enjoy the convenience of being near Beacon Elementary School, along with a variety of restaurants, shopping centers, and everyday retail essentials, ensuring that comfort and accessibility are at your fingertips. Whether you're considering a strong rental investment or looking for the perfect place to call home, this property is ideally positioned in a prime location that meets all your needs. Don't miss out on this exceptional opportunity!

19. 2026-04-09
    listed $120,000 Active

    Show marketing remark (728 chars)

    Discover this charming ranch kitchen, complete with a delightful breakfast nook, a spacious living room, and a basement! Nestled in the highly sought-after Harper Woods School District, this home offers effortless access to the Edsel Ford Freeway, making your daily commute a breeze. Enjoy the convenience of being near Beacon Elementary School, along with a variety of restaurants, shopping centers, and everyday retail essentials, ensuring that comfort and accessibility are at your fingertips. Whether you're considering a strong rental investment or looking for the perfect place to call home, this property is ideally positioned in a prime location that meets all your needs. Don't miss out on this exceptional opportunity!

20. 2026-04-09
    listed $120,000 Active 728-char remark

    Show marketing remark (728 chars)

    Discover this charming ranch kitchen, complete with a delightful breakfast nook, a spacious living room, and a basement! Nestled in the highly sought-after Harper Woods School District, this home offers effortless access to the Edsel Ford Freeway, making your daily commute a breeze. Enjoy the convenience of being near Beacon Elementary School, along with a variety of restaurants, shopping centers, and everyday retail essentials, ensuring that comfort and accessibility are at your fingertips. Whether you're considering a strong rental investment or looking for the perfect place to call home, this property is ideally positioned in a prime location that meets all your needs. Don't miss out on this exceptional opportunity!

21. 2026-02-01
    historical
22. 2026-02-01
    historical
23. 2025-11-23
    price $120,000
24. 2025-11-22
    price $120,000
25. 2025-11-11
    price $115,000
26. 2025-11-10
    price $115,000
27. 2025-10-23
    price $125,000
28. 2025-10-23
    listed $12,500,000 Active
29. 2025-10-23
    listed $125,000 Active
30. 2024-11-12
    soldstatus $49,900
31. 2024-10-25
    soldstatus $49,900 Sold
32. 2024-10-25
    soldstatus $49,900 Closed
33. 2024-10-02
    status Pending
34. 2024-10-02
    status Pending
35. 2024-09-23
    price $49,900
36. 2024-09-23
    price $49,900
37. 2024-07-23
    listed $69,900 Active
38. 2024-07-23
    listed $69,900 Active
39. 2021-09-10
    soldstatus $32,000 Sold
40. 2021-09-10
    soldstatus $32,000 Closed
41. 2021-04-09
    status Pending
42. 2021-04-09
    status Pending
43. 2021-03-10
    historical
44. 2021-03-10
    historical
45. 2021-03-09
    listed $35,000 Active
46. 2021-03-09
    listed $35,000 Active
47. 2021-01-20
    historical
48. 2021-01-20
    historical
49. 2020-06-30
    listed $39,000 Active
50. 2020-06-30
    listed $39,000 Active

ⓘ 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: $2,615 · $218/mo
• Projected year-2 tax: $2,615 · $218/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $12,752
• − Mortgage interest: −$5,882
• − Property taxes: −$2,615
• − Insurance: −$525
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,055
• Taxable loss: −$1,365
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $654/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

+117.4% since first listed

42 events — show timeline

• 2026-05-06 Price Changed $115,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $115,000 REALCOMP
• 2026-04-09 Listed $120,000 REALCOMP
• 2026-04-09 Listed $120,000 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-23 Price Changed $120,000 MiRealSource-MiMLS
• 2025-11-22 Price Changed $120,000 REALCOMP
• 2025-11-11 Price Changed $115,000 MiRealSource-MiMLS
• 2025-11-10 Price Changed $115,000 REALCOMP
• 2025-10-23 Price Changed $125,000 REALCOMP
• 2025-10-23 Listed $12,500,000 REALCOMP
• 2025-10-23 Listed $125,000 MiRealSource-MiMLS
• 2024-11-12 Sold (Public Records) $49,900 Public Records
• 2024-10-25 Sold (MLS) $49,900 MiRealSource-MiMLS
• 2024-10-25 Sold (MLS) $49,900 REALCOMP
• 2024-10-02 Pending — REALCOMP
• 2024-10-02 Pending — MiRealSource-MiMLS
• 2024-09-23 Price Changed $49,900 MiRealSource-MiMLS
• 2024-09-23 Price Changed $49,900 REALCOMP
• 2024-07-23 Listed $69,900 MiRealSource-MiMLS
• 2024-07-23 Listed $69,900 REALCOMP
• 2021-09-10 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2021-09-10 Sold (MLS) $32,000 REALCOMP
• 2021-04-09 Pending — MiRealSource-MiMLS
• 2021-04-09 Pending — REALCOMP
• 2021-03-10 Listing Removed — REALCOMP
• 2021-03-10 Listing Removed — MiRealSource-MiMLS
• 2021-03-09 Listed $35,000 MiRealSource-MiMLS
• 2021-03-09 Listed $35,000 REALCOMP
• 2021-01-20 Listing Removed — REALCOMP
• 2021-01-20 Listing Removed — MiRealSource-MiMLS
• 2020-06-30 Listed $39,000 MiRealSource-MiMLS
• 2020-06-30 Listed $39,000 REALCOMP
• 2000-08-25 Sold (Public Records) $82,000 Public Records
• 2000-04-28 Sold (MLS) $82,000 MiRealSource-MiMLS
• 2000-03-15 Listing Removed — MiRealSource-MiMLS
• 2000-03-08 Listed $79,500 MiRealSource-MiMLS
• 1994-09-29 Sold (Public Records) $50,000 Public Records
• 1994-09-16 Listing Removed — MiRealSource-MiMLS
• 1994-09-15 Sold (MLS) $50,000 MiRealSource-MiMLS
• 1994-07-17 Listed $52,900 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2025): $2,615 · -27.3% YoY. Source: county tax records.