18565 Kenosha St · Harper Woods, MI 48225

$105,000

3 bd · 1.0 ba · 839 sqft · SingleFamily public records · 91 Days on market

Built 1940 4,792 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

Beautifully remodeled 3-bedroom, 1-bath home in desirable Harper Woods! This move-in ready property showcases fresh paint, durable LVP flooring and stylish ceramic tile. The flexible third bedroom offers the perfect space for a home office, guest room, or additional storage with its built-in closet. Enjoy peace of mind with a new furnace, water heater, a full security system (cameras included), new PVC plumbing throughout, and recently upgraded electrical (all up to code). Conveniently located near freeways and Henry Ford, this home combines comfort, updates, and accessibility - ready for its next owner!

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Detached garage with direct access; Assigned driveway parking; 2-car garage
• Utilities: Public water; Sewer available; Cable available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Slab foundation; Built with asphalt roof
• Exterior features: Paved road access; Exterior lighting; Asphalt roof

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Lighting (exterior)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/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: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 36 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 $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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 24% 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $63,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18591 Kingsville St	0.11mi	2/1.0 (-1)	824 (-2%)	1mo	$74,000	$90	86
12897 Riad St	0.29mi	3/1.0	831 (-1%)	1mo	$63,000	$76	84
18746 Woodside St	0.16mi	3/1.0	921 (+10%)	2mo	$110,000	$119	75
16301 Coram St	0.14mi	3/1.0	929 (+11%)	1mo	$19,500	$21	74
18953 Woodcrest St	0.32mi	3/1.0	917 (+9%)	3mo	$105,000	$115	67
16277 Liberal St	0.26mi	3/1.0	945 (+13%)	1mo	$25,000	$26	66
16107 Manning St	0.36mi	3/1.0	925 (+10%)	2mo	$61,000	$66	65
18567 Woodside Rd	0.17mi	2/1.0 (-1)	960 (+14%)	3mo	$65,000	$68	61
19381 Kenosha St	0.49mi	2/1.0 (-1)	892 (+6%)	2mo	$104,000	$117	60
12505 Laing St	0.46mi	3/1.0	752 (-10%)	3mo	$54,600	$73	58
15825 Eastburn St	0.74mi	3/1.0	928 (+11%)	3mo	$77,000	$83	45
16476 Fairmount Dr	0.52mi	2/1.0 (-1)	713 (-15%)	3mo	$43,900	$62	43

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $10,407
• Equity at exit: $15,656

10-year hold

• IRR: 19.7%
• Equity multiple: 2.81×
• Total profit: $53,271
• 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: 133
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$551
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $384

Break-even live

Break-even rent $888

Max offer price $105,000

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

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	0.21mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.34mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	0.35mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	0.36mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.41mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.43mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.47mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.52mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.53mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.55mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.63mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.64mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.66mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.71mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	0.71mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.72mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.81mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.81mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.82mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.86mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.98mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	1.01mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.02mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	1.12mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	1.13mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	1.16mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	1.21mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.22mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.23mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	1.24mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.28mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	1.32mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	2d	12	1.34mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.38mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	1.39mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	1.48mi

Listing history 46 events

1. 2026-06-18
   days on market $105,000 Active 91 DOM
2. 2026-06-17
   days on market $105,000 Active 90 DOM
3. 2026-06-16
   days on market $105,000 Active 89 DOM
4. 2026-06-15
   days on market $105,000 Active 88 DOM
5. 2026-06-13
   days on market $105,000 Active 86 DOM
6. 2026-06-13
   days on market $105,000 Active 85 DOM
7. 2026-06-09
   days on market $105,000 Active 82 DOM
8. 2026-06-08
   days on market $105,000 Active 81 DOM
9. 2026-06-07
   days on market $105,000 Active 80 DOM
10. 2026-06-04
    days on market $105,000 Active 77 DOM
11. 2026-06-03
    days on market $105,000 Active 76 DOM
12. 2026-06-02
    days on market $105,000 Active 75 DOM
13. 2026-06-01
    days on market $105,000 Active 74 DOM
14. 2026-05-31
    days on market $105,000 Active 73 DOM
15. 2026-04-09
    price $105,000 611-char remark

    Show marketing remark (611 chars)

    Beautifully remodeled 3-bedroom, 1-bath home in desirable Harper Woods! This move-in ready property showcases fresh paint, durable LVP flooring and stylish ceramic tile. The flexible third bedroom offers the perfect space for a home office, guest room, or additional storage with its built-in closet. Enjoy peace of mind with a new furnace, water heater, a full security system (cameras included), new PVC plumbing throughout, and recently upgraded electrical (all up to code). Conveniently located near freeways and Henry Ford, this home combines comfort, updates, and accessibility - ready for its next owner!

16. 2026-04-08
    price $105,000
17. 2026-03-20
    listed $115,000 Active 611-char remark

    Show marketing remark (611 chars)

    Beautifully remodeled 3-bedroom, 1-bath home in desirable Harper Woods! This move-in ready property showcases fresh paint, durable LVP flooring and stylish ceramic tile. The flexible third bedroom offers the perfect space for a home office, guest room, or additional storage with its built-in closet. Enjoy peace of mind with a new furnace, water heater, a full security system (cameras included), new PVC plumbing throughout, and recently upgraded electrical (all up to code). Conveniently located near freeways and Henry Ford, this home combines comfort, updates, and accessibility - ready for its next owner!

18. 2026-03-20
    listed $115,000 Active

    Show marketing remark (611 chars)

    Beautifully remodeled 3-bedroom, 1-bath home in desirable Harper Woods! This move-in ready property showcases fresh paint, durable LVP flooring and stylish ceramic tile. The flexible third bedroom offers the perfect space for a home office, guest room, or additional storage with its built-in closet. Enjoy peace of mind with a new furnace, water heater, a full security system (cameras included), new PVC plumbing throughout, and recently upgraded electrical (all up to code). Conveniently located near freeways and Henry Ford, this home combines comfort, updates, and accessibility - ready for its next owner!

19. 2026-03-18
    historical $115,000 611-char remark

    Show marketing remark (611 chars)

    Beautifully remodeled 3-bedroom, 1-bath home in desirable Harper Woods! This move-in ready property showcases fresh paint, durable LVP flooring and stylish ceramic tile. The flexible third bedroom offers the perfect space for a home office, guest room, or additional storage with its built-in closet. Enjoy peace of mind with a new furnace, water heater, a full security system (cameras included), new PVC plumbing throughout, and recently upgraded electrical (all up to code). Conveniently located near freeways and Henry Ford, this home combines comfort, updates, and accessibility - ready for its next owner!

20. 2026-02-05
    historical
21. 2026-01-19
    price $105,000
22. 2026-01-19
    price $105,000
23. 2025-10-08
    price $112,500
24. 2025-10-07
    price $112,500
25. 2025-09-03
    price $115,000
26. 2025-09-03
    price $115,000
27. 2025-09-02
    listed $110,000 Active
28. 2025-09-02
    listed $110,000 Active
29. 2025-03-05
    soldstatus $84,900 Closed
30. 2025-03-05
    soldstatus $84,900 Closed
31. 2025-02-26
    status Pending
32. 2025-02-26
    status Pending
33. 2025-02-05
    historical
34. 2025-02-05
    listed $84,900 Active
35. 2025-02-05
    listed $84,900 Active
36. 2025-02-05
    historical
37. 2024-11-15
    listed $89,900 Active
38. 2024-11-14
    listed $89,900 Active
39. 2006-09-08
    soldstatus $54,600
40. 2006-02-10
    listed $53,600
41. 2000-09-05
    soldstatus $72,000
42. 2000-02-01
    historical
43. 1999-11-09
    listed $69,900
44. 1999-06-01
    soldstatus $37,500
45. 1999-05-06
    soldstatus $37,500
46. 1999-02-15
    listed $40,000

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$164/yr (+$14/mo · 12.8%)

ⓘ 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) · 22% 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: $16,491
• − Mortgage interest: −$5,882
• − Property taxes: −$1,288
• − Insurance: −$525
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,055
• Taxable income: $3,103
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,862/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

+162.5% since first listed

32 events — show timeline

• 2026-04-09 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-08 Price Changed $105,000 REALCOMP
• 2026-03-20 Listed $115,000 MiRealSource-MiMLS
• 2026-03-20 Listed $115,000 REALCOMP
• 2026-03-18 Coming Soon $115,000 MiRealSource-MiMLS
• 2026-02-05 Listing Removed — MiRealSource-MiMLS
• 2026-01-19 Price Changed $105,000 MiRealSource-MiMLS
• 2026-01-19 Price Changed $105,000 REALCOMP
• 2025-10-08 Price Changed $112,500 MiRealSource-MiMLS
• 2025-10-07 Price Changed $112,500 REALCOMP
• 2025-09-03 Price Changed $115,000 MiRealSource-MiMLS
• 2025-09-03 Price Changed $115,000 REALCOMP
• 2025-09-02 Listed $110,000 REALCOMP
• 2025-09-02 Listed $110,000 MiRealSource-MiMLS
• 2025-03-05 Sold (MLS) $84,900 REALCOMP
• 2025-03-05 Sold (MLS) $84,900 MiRealSource-MiMLS
• 2025-02-26 Pending — MiRealSource-MiMLS
• 2025-02-26 Pending — REALCOMP
• 2025-02-05 Listing Removed — REALCOMP
• 2025-02-05 Listing Removed — MiRealSource-MiMLS
• 2025-02-05 Listed $84,900 REALCOMP
• 2025-02-05 Listed $84,900 MiRealSource-MiMLS
• 2024-11-15 Listed $89,900 REALCOMP
• 2024-11-14 Listed $89,900 MiRealSource-MiMLS
• 2006-09-08 Sold (MLS) $54,600 REALCOMP
• 2006-02-10 Listed $53,600 REALCOMP
• 2000-09-05 Sold (Public Records) $72,000 Public Records
• 2000-02-01 Listing Removed — REALCOMP
• 1999-11-09 Listed $69,900 REALCOMP
• 1999-06-01 Sold (Public Records) $37,500 Public Records
• 1999-05-06 Sold (MLS) $37,500 REALCOMP
• 1999-02-15 Listed $40,000 REALCOMP

Property tax history

-2.7%/yr

Latest (2025): $1,288 · -50.0% YoY. Source: county tax records.