20629 Hollywood St · Harper Woods, MI 48225

$144,500

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 20 Days on market

Built 1937 3,920 sqft lot $149/sqft · 19% above area Est $121k · 19% 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 +11.2/30.0
• 1% rule +6.1/10.0
• Schools +5.7/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Inviting ranch in Harper Woods featuring 3 bedrooms and 1 full bathroom. This home offers hardwood floors throughout and a bright living room. The kitchen includes a cozy dining nook, while the updated full bathroom adds a modern touch. Convenient entry-level laundry makes daily living easy. Outside, enjoy a fenced backyard with a deck, perfect for relaxing or entertaining. A detached 2-car garage completes this move-in ready home.

Key facts

• Bright living room
• Deck
• Cozy dining nook

Tags

• HARDWOOD FLOORS
• BRIGHT LIVING ROOM
• COZY DINING NOOK
• UPDATED FULL BATHROOM
• FENCED BACKYARD
• DECK

Property features AI

Finance

• Other: Residential property
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding
• Exterior features: Lot dimensions approximately 35 x 116.5; Lot size about 0.09 acres

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-55 ($-660/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $135k (6.7% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 7.7% in Harper Woods — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 134 active listings in the ZIP; 12 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).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $999 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,784 (6.7% 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. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.11% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 7.5

CMA / ARV

• ARV (median comp): $121,393
• List price: $144,500
• Delta: 19.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20842 Ridgemont Rd	0.18mi	3/1.0	1,001 (+3%)	3mo	$85,000	$85	84
20631 Chalon St	0.34mi	3/1.0	1,001 (+3%)	1mo	$255,000	$255	77
20871 Van Antwerp St	0.33mi	2/1.5 (-1)	950 (-2%)	3mo	$170,000	$179	72
20625 Avalon St	0.63mi	3/1.0	1,000 (+3%)	1mo	$161,445	$161	64
20672 Fleetwood Dr	0.48mi	3/1.0	1,031 (+6%)	6mo	$115,000	$112	62
20688 Fleetwood Dr	0.48mi	3/1.0	1,053 (+9%)	3mo	$173,000	$164	60
20624 Sunnyside St	0.56mi	3/1.0	1,025 (+6%)	5mo	$199,000	$194	60
19820 Avalon St	0.69mi	3/1.0	1,013 (+5%)	2mo	$219,000	$216	59
20223 Avalon St	0.64mi	3/1.0	931 (-4%)	7mo	$150,000	$161	58
2126 Ridgemont Rd	0.41mi	2/1.0 (-1)	892 (-8%)	6mo	$150,000	$168	58
1793 Roslyn Rd	0.73mi	3/1.0	925 (-4%)	2mo	$260,000	$281	56
20886 Hunt Club Dr	0.75mi	3/1.5	1,044 (+8%)	7mo	$213,300	$204	44

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: -15.7%
• Equity multiple: 0.43×
• Total profit: $-23,249
• Equity at exit: $21,545

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-9,088
• Equity at exit: $12,494

Cash invested: $40,460 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$758
• Tax from tax record: −$500 /mo · $6,000/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-55

Break-even live

Break-even rent $1,668

Max offer price $134,784

Occupancy floor 98%

Sensitivity live

Price	-10% $27	-5% $-14	+0% $-55	+5% $-96	+10% $-137
Rent	-10% $-181	-5% $-118	+0% $-55	+5% $8	+10% $71
Rate	-1.0pp $18	-0.5pp $-18	base $-55	+0.5pp $-92	+1.0pp $-131

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	45d	1	0.36mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	0.47mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	45d	1	0.53mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	11d	1	0.54mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	18d	1	0.67mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	12d	1	0.91mi
20625 Elizabeth St Saint Clair Shores, MI	3.0	2.0	1074	$1,895	$1.76	45d	1	1.02mi
22307 Greater Mack Ave St Clair Shores, MI	2.0	1.0	806	$1,195	$1.48	4d	1	1.07mi
22615 Maxine St Saint Clair Shores, MI	3.0	1.0	950	$1,495	$1.57	0d	1	1.25mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	25d	1	1.40mi
22411 Oconnor St Saint Clair Shores, MI	2.0	1.0	950	$1,250	$1.32	45d	1	1.40mi
22617 Oconnor St Saint Clair Shores, MI	3.0	1.0	923	$2,000	$2.17	0d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $144,500 Active 20 DOM
2. 2026-06-18
   days on market $144,500 Active 17 DOM
3. 2026-06-17
   days on market $144,500 Active 16 DOM
4. 2026-06-16
   days on market $144,500 Active 15 DOM
5. 2026-06-15
   days on market $144,500 Active 14 DOM
6. 2026-06-13
   days on market $144,500 Active 12 DOM
7. 2026-06-13
   days on market $144,500 Active 11 DOM
8. 2026-06-09
   days on market $144,500 Active 8 DOM
9. 2026-06-08
   days on market $144,500 Active 7 DOM
10. 2026-06-07
    days on market $144,500 Active 6 DOM
11. 2026-06-04
    days on market $144,500 Active 3 DOM
12. 2026-06-03
    days on market $144,500 Active 2 DOM
13. 2026-06-02
    pricedays on marketlisting id $144,500 Active 1 DOM
14. 2026-05-20
    status Pending 435-char remark
15. 2026-05-20
    status Pending 435-char remark
16. 2026-04-23
    price $145,000 435-char remark
17. 2026-04-22
    price $145,000 435-char remark
18. 2026-03-30
    price $154,900 435-char remark
19. 2026-03-30
    price $154,900 435-char remark
20. 2026-01-05
    status Active 435-char remark
21. 2026-01-05
    historical 435-char remark
22. 2025-10-28
    price $155,000 435-char remark
23. 2025-10-27
    price $155,000 435-char remark
24. 2025-09-26
    listed $165,000 Active 435-char remark
25. 2025-09-26
    listed $165,000 Active 435-char remark
26. 2023-05-15
    soldstatus $151,115
27. 2023-05-01
    soldstatus $151,115 Sold
28. 2023-05-01
    soldstatus $151,115 Closed
29. 2023-04-13
    status Pending
30. 2023-04-13
    status Pending
31. 2023-04-09
    historical Accepting Backup Offers
32. 2023-04-09
    historical Accepting Backup Offers
33. 2023-03-24
    price $150,000
34. 2023-03-24
    price $150,000
35. 2023-03-04
    listed $160,000 Active
36. 2023-03-04
    listed $160,000 Active
37. 2023-02-28
    historical $160,000
38. 2023-02-28
    historical $160,000
39. 2016-02-05
    soldstatus $32,000 Sold
40. 2016-02-05
    soldstatus $32,000 Closed
41. 2016-01-15
    status Pending
42. 2016-01-15
    status Pending
43. 2016-01-15
    historical
44. 2016-01-15
    historical
45. 2016-01-05
    price $35,000
46. 2016-01-05
    price $35,000
47. 2015-12-15
    listed $37,000 Active
48. 2015-12-15
    listed $37,000 Active
49. 2011-09-26
    soldstatus $16,000
50. 2011-09-26
    soldstatus $16,000

ⓘ 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: $6,000 · $500/mo
• Projected year-2 tax: $6,000 · $500/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 ≥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: $19,184
• − Mortgage interest: −$8,094
• − Property taxes: −$6,000
• − Insurance: −$722
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$4,204
• Taxable loss: −$2,905
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $37/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

+141.2% since first listed

53 events — show timeline

• 2026-06-01 Listed $144,500 REALCOMP
• 2026-06-01 Listed $144,500 MiRealSource-MiMLS
• 2026-05-27 Listing Removed — MiRealSource-MiMLS
• 2026-05-26 Relisted — MiRealSource-MiMLS
• 2026-05-26 Relisted — REALCOMP
• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-20 Listing Removed — REALCOMP
• 2026-04-23 Price Changed $145,000 MiRealSource-MiMLS
• 2026-04-22 Price Changed $145,000 REALCOMP
• 2026-03-30 Price Changed $154,900 MiRealSource-MiMLS
• 2026-03-30 Price Changed $154,900 REALCOMP
• 2026-01-05 Relisted — REALCOMP
• 2026-01-05 Listing Removed — REALCOMP
• 2025-10-28 Price Changed $155,000 MiRealSource-MiMLS
• 2025-10-27 Price Changed $155,000 REALCOMP
• 2025-09-26 Listed $165,000 REALCOMP
• 2025-09-26 Listed $165,000 MiRealSource-MiMLS
• 2023-05-15 Sold (Public Records) $151,115 Public Records
• 2023-05-01 Sold (MLS) $151,115 MiRealSource-MiMLS
• 2023-05-01 Sold (MLS) $151,115 REALCOMP
• 2023-04-13 Pending — MiRealSource-MiMLS
• 2023-04-13 Pending — REALCOMP
• 2023-04-09 Contingent — MiRealSource-MiMLS
• 2023-04-09 Contingent — REALCOMP
• 2023-03-24 Price Changed $150,000 MiRealSource-MiMLS
• 2023-03-24 Price Changed $150,000 REALCOMP
• 2023-03-04 Listed $160,000 MiRealSource-MiMLS
• 2023-03-04 Listed $160,000 REALCOMP
• 2023-02-28 Coming Soon $160,000 MiRealSource-MiMLS
• 2023-02-28 Coming Soon $160,000 REALCOMP
• 2016-02-05 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2016-02-05 Sold (MLS) $32,000 REALCOMP
• 2016-01-15 Pending — REALCOMP
• 2016-01-15 Pending — MiRealSource-MiMLS
• 2016-01-15 Listing Removed — REALCOMP
• 2016-01-15 Listing Removed — MiRealSource-MiMLS
• 2016-01-05 Price Changed $35,000 MiRealSource-MiMLS
• 2016-01-05 Price Changed $35,000 REALCOMP
• 2015-12-15 Listed $37,000 REALCOMP
• 2015-12-15 Listed $37,000 MiRealSource-MiMLS
• 2011-09-26 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2011-09-26 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2011-09-26 Sold (MLS) $16,000 REALCOMP
• 2011-09-06 Listing Removed — MiRealSource-MiMLS
• 2011-08-21 Listed $16,100 MiRealSource-MiMLS
• 2011-08-21 Listed $16,100 MiRealSource-MiMLS
• 2011-08-21 Listed $16,100 REALCOMP
• 2001-10-10 Sold (Public Records) $91,000 Public Records
• 2001-05-11 Sold (Public Records) $41,200 Public Records
• 2001-03-05 Sold (MLS) $41,200 MiRealSource-MiMLS
• 2001-02-07 Listing Removed — MiRealSource-MiMLS
• 2000-12-26 Listed $59,900 MiRealSource-MiMLS

Property tax history

+12.7%/yr

Latest (2025): $6,000 · +8.1% YoY. Source: county tax records.