2048 Hunt Club Dr · Grosse Pointe Woods, MI 48236

$150,000

2 bd · 1.0 ba · 919 sqft · SingleFamily public records · 8 Days on market

Built 1940 4,792 sqft lot Est $154k · at est. ↓ 3% since listing

---

Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +8.8/15.0
• Schools +5.7/10.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an incredible investment opportunity with this charming 2-bedroom, 1-bath home located in a highly desirable neighborhood. Situated in a quiet, family-friendly neighborhood with easy access to local amenities, schools, and public transportation. Don't miss out on this fantastic opportunity to own a prime investment property. Whether you're a seasoned investor or just starting out, this home offers great value and potential for growth.

Key facts

• 4,792 sq ft lot
• Built 1940
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (7.6% below list).
• Recommended offer: $139k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.1% in Grosse Pointe 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 84/100 on livability (#34 in MI, #643 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: health & safety D+, amenities F.
• 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.
• Zoned schools: John Monteith Elementary School (math 57% / reading 52%, grade C, #276 of 1,397 statewide, top 22%, 477 students, 26% FRL); Parcells Middle School (math 43% / reading 56%, grade C, #127 of 493 statewide, top 26%, 677 students, 36% FRL); Grosse Pointe North High School (math 45% / reading 73%, grade C+, #87 of 713 statewide, top 12%, 1,081 students, 31% FRL) — zoned schools average 31% FRL vs 13% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,661 (7.6% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $154,392
• 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	0.50mi	2/1.5	950 (+3%)	3mo	$170,000	$179	66
21112 Hunt Club Dr	0.17mi	3/1.0 (+1)	1,000 (+9%)	13mo	$178,000	$178	62
2126 Ridgemont Rd	0.74mi	2/1.0	892 (-3%)	6mo	$150,000	$168	55
20864 Hollywood St	0.71mi	2/1.0	907 (-1%)	12mo	$115,000	$127	54
20886 Hunt Club Dr	0.26mi	3/1.5 (+1)	1,044 (+14%)	7mo	$213,300	$204	52
20672 Fleetwood Dr	0.48mi	3/1.0 (+1)	1,031 (+12%)	6mo	$115,000	$112	47
20688 Fleetwood Dr	0.47mi	3/1.0 (+1)	1,053 (+15%)	3mo	$173,000	$164	46
2138 Ridgemont Rd	0.74mi	2/1.0	809 (-12%)	2mo	$135,000	$167	44
20602 Kenmore Ave	0.51mi	3/2.0 (+1)	1,055 (+15%)	3mo	$163,850	$155	40
20441 Lancaster St	0.62mi	3/1.0 (+1)	1,000 (+9%)	16mo	$182,500	$183	38
20402 Kenmore Ave	0.64mi	3/1.5 (+1)	1,055 (+15%)	3mo	$110,000	$104	36
20529 Van Antwerp St	0.67mi	3/2.0 (+1)	998 (+9%)	12mo	$187,000	$187	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-17,726
• Equity at exit: $22,365

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-6,979
• Equity at exit: $12,969

Cash invested: $42,000 (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 48236

• Active inventory: 162
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$787
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $103

Break-even live

Break-even rent $1,256

Max offer price $150,000

Occupancy floor 88%

Sensitivity live

Price	-10% $188	-5% $146	+0% $103	+5% $61	+10% $19
Rent	-10% $-6	-5% $49	+0% $103	+5% $158	+10% $213
Rate	-1.0pp $179	-0.5pp $142	base $103	+0.5pp $65	+1.0pp $25

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	45d	1	0.43mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	11d	1	0.61mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	45d	1	0.71mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	18d	1	0.78mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	0.97mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	5d	1	1.06mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	26d	1	1.07mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	26d	1	1.08mi
21633 Greater Mack Ave St Clair Shores, MI	1.0	1.0	990	$1,212	$1.22	0d	1	1.15mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	26d	1	1.34mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	5d	1	1.37mi
22126 Alger St Saint Clair Shores, MI	2.0	1.5	1060	$1,750	$1.65	12d	1	1.37mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	19d	1	1.37mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	4d	1	1.37mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	4d	1	1.38mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	19d	1	1.38mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	1.47mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	0d	1	1.47mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	14d	1	1.47mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	45d	1	1.50mi

Listing history 10 events

1. 2025-11-03
   soldstatus $145,000
2. 2025-04-23
   status Pending
3. 2025-04-09
   historical
4. 2024-12-17
   status Pending
5. 2024-06-19
   status Pending 447-char remark

   Show marketing remark (447 chars)

   Discover an incredible investment opportunity with this charming 2-bedroom, 1-bath home located in a highly desirable neighborhood. Situated in a quiet, family-friendly neighborhood with easy access to local amenities, schools, and public transportation. Don't miss out on this fantastic opportunity to own a prime investment property. Whether you're a seasoned investor or just starting out, this home offers great value and potential for growth.

6. 2024-06-19
   status Pending

   Show marketing remark (447 chars)

   Discover an incredible investment opportunity with this charming 2-bedroom, 1-bath home located in a highly desirable neighborhood. Situated in a quiet, family-friendly neighborhood with easy access to local amenities, schools, and public transportation. Don't miss out on this fantastic opportunity to own a prime investment property. Whether you're a seasoned investor or just starting out, this home offers great value and potential for growth.

7. 2024-06-12
   listed $150,000 Active

   Show marketing remark (447 chars)

   Discover an incredible investment opportunity with this charming 2-bedroom, 1-bath home located in a highly desirable neighborhood. Situated in a quiet, family-friendly neighborhood with easy access to local amenities, schools, and public transportation. Don't miss out on this fantastic opportunity to own a prime investment property. Whether you're a seasoned investor or just starting out, this home offers great value and potential for growth.

8. 2024-06-12
   listed $150,000 Active 447-char remark

   Show marketing remark (447 chars)

   Discover an incredible investment opportunity with this charming 2-bedroom, 1-bath home located in a highly desirable neighborhood. Situated in a quiet, family-friendly neighborhood with easy access to local amenities, schools, and public transportation. Don't miss out on this fantastic opportunity to own a prime investment property. Whether you're a seasoned investor or just starting out, this home offers great value and potential for growth.

9. 2024-06-12
   historical $150,000 447-char remark

   Show marketing remark (447 chars)

   Discover an incredible investment opportunity with this charming 2-bedroom, 1-bath home located in a highly desirable neighborhood. Situated in a quiet, family-friendly neighborhood with easy access to local amenities, schools, and public transportation. Don't miss out on this fantastic opportunity to own a prime investment property. Whether you're a seasoned investor or just starting out, this home offers great value and potential for growth.

10. 2024-06-12
    historical $150,000

    Show marketing remark (447 chars)

    Discover an incredible investment opportunity with this charming 2-bedroom, 1-bath home located in a highly desirable neighborhood. Situated in a quiet, family-friendly neighborhood with easy access to local amenities, schools, and public transportation. Don't miss out on this fantastic opportunity to own a prime investment property. Whether you're a seasoned investor or just starting out, this home offers great value and potential for growth.

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $2,012 · $168/mo
• Expected delta: +$298/yr (+$25/mo · 17.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 92% 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: $16,639
• − Mortgage interest: −$8,402
• − Property taxes: −$1,715
• − Insurance: −$750
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,364
• Taxable loss: −$1,253
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,542/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 — Grosse Pointe Woods

• Score: 84/100
• State rank: #34
• US rank: #643

Category grades

Amenities F Commute A+ Cost of living B Crime A Employment A+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grosse Pointe Woods, MI
• City population: 31,383
• Population (ZIP): 31,383

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 White (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Lithuanian 5% Italian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% 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: ▼ -285.11%
• Current HPI: 181.0475
• Rent YoY: —
• Metro: —
• 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

-3.3% since first listed

10 events — show timeline

• 2025-11-03 Sold (Public Records) $145,000 Public Records
• 2025-04-23 Pending — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2024-06-19 Pending — MiRealSource-MiMLS
• 2024-06-19 Pending — REALCOMP
• 2024-06-12 Listed $150,000 REALCOMP
• 2024-06-12 Listed $150,000 MiRealSource-MiMLS
• 2024-06-12 Coming Soon $150,000 MiRealSource-MiMLS
• 2024-06-12 Coming Soon $150,000 REALCOMP

Property tax history

-2.1%/yr

Latest (2025): $1,715 · -51.9% YoY. Source: county tax records.