20421 Kenmore Ave · Harper Woods, MI 48225

$140,000

3 bd · 2.0 ba · 1,073 sqft · SingleFamily public records · 46 Days on market

Built 1956 6,098 sqft lot $130/sqft · 32% above area Est $212k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Schools +5.7/10.0
• 1% rule +5.5/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick ranch with incredible potential located in a quiet, established neighborhood - perfect for first-time buyers looking to build sweat equity or investors seeking their next project. This home offers a classic single-story layout with a functional flow between the living and dining areas, featuring a spacious, sun-filled living room with large windows and a formal dining space ideal for gatherings. The generous kitchen provides ample cabinetry and a great footprint for future updates, while three comfortable bedrooms offer flexibility for family, office, or hobby use. A full, open-concept basement creates endless possibilities for additional living space, storage, or recreation. Outside, enjoy a fully fenced backyard with a patio area, ideal for pets, gardening, or relaxing, along with a detached, mid-century-inspired garage with brick accents and glass block windows. The home also includes a front ramp for accessibility and is conveniently located near schools and parks. Being sold as-is, this property presents a fantastic opportunity to renovate and customize a solid home to your exact vision - don't miss your chance to unlock its full potential!

Key facts

• Generous kitchen
• Formal dining space
• 6,098 sq ft lot

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• SUN FILLED LIVING ROOM
• FORMAL DINING SPACE
• GENEROUS KITCHEN
• OPEN CONCEPT BASEMENT
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.14 acres (81 x 75.27); Property listed as residential — single family
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick construction; Block foundation
• Exterior features: Patio; Paved road access; Accessible entrance with ramp; Accessible approach

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Ceiling fan(s); No central cooling
• Interior features: Finished basement; Gas water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (8.1% below list).
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $129k (8.1% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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); 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 $968 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 46 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $140k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,662 (8.1% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.05% ✓
• Cap rate: 4.83%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 8.0

CMA / ARV

• ARV (median comp): $212,069
• List price: $140,000
• Delta: -33.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20402 Kenmore Ave	0.03mi	3/1.5	1,055 (-2%)	3mo	$110,000	$104	91
20602 Kenmore Ave	0.12mi	3/2.0	1,055 (-2%)	3mo	$163,850	$155	89
20450 Lochmoor St	0.08mi	3/1.0	1,107 (+3%)	8mo	$135,000	$122	81
20688 Fleetwood Dr	0.32mi	3/1.0	1,053 (-2%)	3mo	$173,000	$164	75
20886 Hunt Club Dr	0.36mi	3/1.5	1,044 (-3%)	7mo	$213,300	$204	71
20672 Fleetwood Dr	0.31mi	3/1.0	1,031 (-4%)	6mo	$115,000	$112	70
2368 Allard Ave	0.51mi	2/2.0 (-1)	1,111 (+4%)	5mo	$205,000	$185	61
19703 Roscommon St	0.74mi	3/1.0	1,064 (-1%)	6mo	$109,900	$103	55
21135 Littlestone Rd	0.72mi	3/1.0	1,119 (+4%)	1mo	$187,500	$168	55
20703 Fleetwood Dr	0.35mi	3/1.0	1,200 (+12%)	7mo	$180,000	$150	54
19720 Woodside St	0.71mi	3/1.5	975 (-9%)	5mo	$142,900	$147	46
20871 Van Antwerp St	0.58mi	2/1.5 (-1)	950 (-12%)	3mo	$170,000	$179	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: -21.6%
• Equity multiple: 0.23×
• Total profit: $-30,116
• Equity at exit: $20,874

10-year hold

• IRR: -9.4%
• Equity multiple: 0.35×
• Total profit: $-25,637
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$734
• Tax from tax record: −$536 /mo · $6,433/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-170

Break-even live

Break-even rent $1,682

Max offer price $128,662

Occupancy floor —

Sensitivity live

Price	-10% $288	-5% $-131	+0% $-170	+5% $-210	+10% $-249
Rent	-10% $-286	-5% $-228	+0% $-170	+5% $-112	+10% $-54
Rate	-1.0pp $-100	-0.5pp $-135	base $-170	+0.5pp $-206	+1.0pp $-243

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	0.18mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	0.53mi
20270 Hollywood St Harper Woods, MI	3.0	1.0	1228	$1,650	$1.34	0d	1	0.70mi
2037 Vernier Rd Grosse Pointe Woods, MI	2.0	1.0	850	$1,350	$1.59	44d	1	0.80mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.85mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.90mi
2175 Ridgemont Rd Grosse Pointe Woods, MI	2.0	1.0	1100	$1,300	$1.18	44d	1	0.91mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	0.92mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	11d	1	0.96mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.98mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	1.02mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	25d	1	1.02mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	1.03mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	1.05mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	1.06mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	1.14mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	1.14mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	25d	1	1.15mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	18d	1	1.15mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.24mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	0d	1	1.25mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	1.28mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	25d	1	1.29mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.29mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	1.29mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	1.37mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	1.40mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	1.40mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	1.41mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	1.42mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	1.43mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	1.43mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	1.45mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	1.48mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	1.49mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $140,000 Active 46 DOM
2. 2026-06-17
   days on market $140,000 Active 45 DOM
3. 2026-06-16
   days on market $140,000 Active 44 DOM
4. 2026-06-15
   days on market $140,000 Active 43 DOM
5. 2026-06-13
   days on market $140,000 Active 41 DOM
6. 2026-06-13
   days on market $140,000 Active 40 DOM
7. 2026-06-09
   days on market $140,000 Active 37 DOM
8. 2026-06-08
   days on market $140,000 Active 36 DOM
9. 2026-06-07
   days on market $140,000 Active 35 DOM
10. 2026-06-04
    days on market $140,000 Active 32 DOM
11. 2026-06-03
    days on market $140,000 Active 31 DOM
12. 2026-06-02
    days on market $140,000 Active 30 DOM
13. 2026-06-01
    days on market $140,000 Active 29 DOM
14. 2026-05-31
    days on market $140,000 Active 28 DOM
15. 2026-05-03
    listed $150,000 Active 1192-char remark

    Show marketing remark (1178 chars)

    Charming brick ranch with incredible potential located in a quiet, established neighborhood - perfect for first-time buyers looking to build sweat equity or investors seeking their next project. This home offers a classic single-story layout with a functional flow between the living and dining areas, featuring a spacious, sun-filled living room with large windows and a formal dining space ideal for gatherings. The generous kitchen provides ample cabinetry and a great footprint for future updates, while three comfortable bedrooms offer flexibility for family, office, or hobby use. A full, open-concept basement creates endless possibilities for additional living space, storage, or recreation. Outside, enjoy a fully fenced backyard with a patio area, ideal for pets, gardening, or relaxing, along with a detached, mid-century-inspired garage with brick accents and glass block windows. The home also includes a front ramp for accessibility and is conveniently located near schools and parks. Being sold as-is, this property presents a fantastic opportunity to renovate and customize a solid home to your exact vision - don't miss your chance to unlock its full potential!

16. 2026-05-03
    listed $150,000 Active 1178-char remark

    Show marketing remark (1178 chars)

    Charming brick ranch with incredible potential located in a quiet, established neighborhood - perfect for first-time buyers looking to build sweat equity or investors seeking their next project. This home offers a classic single-story layout with a functional flow between the living and dining areas, featuring a spacious, sun-filled living room with large windows and a formal dining space ideal for gatherings. The generous kitchen provides ample cabinetry and a great footprint for future updates, while three comfortable bedrooms offer flexibility for family, office, or hobby use. A full, open-concept basement creates endless possibilities for additional living space, storage, or recreation. Outside, enjoy a fully fenced backyard with a patio area, ideal for pets, gardening, or relaxing, along with a detached, mid-century-inspired garage with brick accents and glass block windows. The home also includes a front ramp for accessibility and is conveniently located near schools and parks. Being sold as-is, this property presents a fantastic opportunity to renovate and customize a solid home to your exact vision - don't miss your chance to unlock its full potential!

17. 2020-10-21
    historical
18. 2020-10-21
    historical
19. 2020-08-01
    listed $108,500 Active
20. 2020-08-01
    listed $108,500 Active
21. 2017-02-28
    soldstatus $68,000 Sold
22. 2017-02-28
    soldstatus $68,000 Closed
23. 2016-10-17
    status Pending
24. 2016-10-17
    status Pending
25. 2016-09-28
    listed $69,900 Active
26. 2016-09-28
    listed $69,900 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: $6,433 · $536/mo
• Projected year-2 tax: $6,433 · $536/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,597
• − Mortgage interest: −$7,842
• − Property taxes: −$6,433
• − Insurance: −$700
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,073
• Taxable loss: −$4,267
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $-1,018/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

+100.3% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $140,000 MiRealSource-MiMLS
• 2026-05-22 Price Changed $140,000 REALCOMP
• 2026-05-03 Listed $150,000 REALCOMP
• 2026-05-03 Listed $150,000 MiRealSource-MiMLS
• 2020-10-21 Listing Removed — REALCOMP
• 2020-10-21 Listing Removed — MiRealSource-MiMLS
• 2020-08-01 Listed $108,500 MiRealSource-MiMLS
• 2020-08-01 Listed $108,500 REALCOMP
• 2017-02-28 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2017-02-28 Sold (MLS) $68,000 REALCOMP
• 2016-10-17 Pending — MiRealSource-MiMLS
• 2016-10-17 Pending — REALCOMP
• 2016-09-28 Listed $69,900 MiRealSource-MiMLS
• 2016-09-28 Listed $69,900 REALCOMP

Property tax history

+7.6%/yr

Latest (2025): $6,433 · +13.5% YoY. Source: county tax records.