19130 Kenosha St · Harper Woods, MI 48225

$115,000

2 bd · 1.5 ba · 852 sqft · SingleFamily public records · 223 Days on market

Built 1940 5,227 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• 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

Very nice, clean and move in ready home looking for a NEW OWNER. This very nice home has Nice Wood Floors, Open Living Space to the Very Nice Kitchen area. Third Bedroom could Double as a Special Bonus Room at the Back of the House. You Must See. New Windows and New Furnace in 2024. Spacious 2 Car Garage. Finished Basement for that Extra Living Space for Family Entertainment. Schedule your Appointment Now.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $795 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 32y ago; this cycle's ask has dropped $44k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $115k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.10% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $56,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19381 Kenosha St	0.17mi	2/1.0	892 (+5%)	2mo	$104,000	$117	80
18591 Kingsville St	0.31mi	2/1.0	824 (-3%)	1mo	$74,000	$90	78
12897 Riad St	0.39mi	3/1.0 (+1)	831 (-2%)	2mo	$63,000	$76	69
18746 Woodside St	0.29mi	3/1.0 (+1)	921 (+8%)	2mo	$110,000	$119	65
19100 Kingsville St	0.11mi	3/1.0 (+1)	972 (+14%)	2mo	$110,000	$113	63
16301 Coram St	0.46mi	3/1.0 (+1)	929 (+9%)	1mo	$19,500	$21	55
12660 Duchess St	0.41mi	3/1.0 (+1)	974 (+14%)	2mo	$55,000	$56	48
16277 Liberal St	0.57mi	3/1.0 (+1)	945 (+11%)	1mo	$25,000	$26	47
16107 Manning St	0.67mi	3/1.0 (+1)	925 (+9%)	2mo	$61,000	$66	46
11017 Worden St	0.68mi	3/1.0 (+1)	961 (+13%)	0mo	$47,500	$49	40
16209 Tacoma St	0.70mi	3/1.0 (+1)	968 (+14%)	1mo	$62,900	$65	37
10945 Peerless St	0.72mi	3/1.0 (+1)	964 (+13%)	2mo	$54,000	$56	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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,432
• Equity at exit: $17,147

10-year hold

• IRR: 12.6%
• Equity multiple: 2.09×
• Total profit: $35,242
• Equity at exit: $9,943

Cash invested: $32,200 (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: 134
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $272

Break-even live

Break-even rent $926

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $337	-5% $305	+0% $272	+5% $240	+10% $207
Rent	-10% $172	-5% $222	+0% $272	+5% $323	+10% $373
Rate	-1.0pp $330	-0.5pp $302	base $272	+0.5pp $243	+1.0pp $212

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	19d	1	0.19mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.22mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	19d	1	0.22mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.32mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	0.32mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.32mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	0.34mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	45d	1	0.46mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	19d	1	0.47mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.49mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	5d	1	0.53mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	13d	1	0.54mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.61mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.64mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.65mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	0.66mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	45d	1	0.68mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	19d	1	0.85mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	14d	1	0.86mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	0.91mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	45d	1	0.93mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.93mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.95mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.97mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	0.98mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	18d	1	1.02mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	1.08mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	1.14mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.15mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	25d	1	1.15mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	1.20mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	45d	1	1.23mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	45d	1	1.23mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	4d	1	1.27mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	1.28mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	45d	1	1.29mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	5d	1	1.29mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	45d	1	1.32mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	14d	1	1.32mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	0d	1	1.32mi

Listing history 20 events

1. 2026-04-04
   status Pending

   Show marketing remark (410 chars)

   Very nice, clean and move in ready home looking for a NEW OWNER. This very nice home has Nice Wood Floors, Open Living Space to the Very Nice Kitchen area. Third Bedroom could Double as a Special Bonus Room at the Back of the House. You Must See. New Windows and New Furnace in 2024. Spacious 2 Car Garage. Finished Basement for that Extra Living Space for Family Entertainment. Schedule your Appointment Now.

2. 2026-04-04
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Very nice, clean and move in ready home looking for a NEW OWNER. This very nice home has Nice Wood Floors, Open Living Space to the Very Nice Kitchen area. Third Bedroom could Double as a Special Bonus Room at the Back of the House. You Must See. New Windows and New Furnace in 2024. Spacious 2 Car Garage. Finished Basement for that Extra Living Space for Family Entertainment. Schedule your Appointment Now.

3. 2025-09-10
   price $115,000 410-char remark

   Show marketing remark (410 chars)

   Very nice, clean and move in ready home looking for a NEW OWNER. This very nice home has Nice Wood Floors, Open Living Space to the Very Nice Kitchen area. Third Bedroom could Double as a Special Bonus Room at the Back of the House. You Must See. New Windows and New Furnace in 2024. Spacious 2 Car Garage. Finished Basement for that Extra Living Space for Family Entertainment. Schedule your Appointment Now.

4. 2025-09-09
   price $115,000
5. 2025-08-24
   listed $159,000 Active

   Show marketing remark (410 chars)

   Very nice, clean and move in ready home looking for a NEW OWNER. This very nice home has Nice Wood Floors, Open Living Space to the Very Nice Kitchen area. Third Bedroom could Double as a Special Bonus Room at the Back of the House. You Must See. New Windows and New Furnace in 2024. Spacious 2 Car Garage. Finished Basement for that Extra Living Space for Family Entertainment. Schedule your Appointment Now.

6. 2025-08-24
   listed $159,000 Active 410-char remark

   Show marketing remark (410 chars)

   Very nice, clean and move in ready home looking for a NEW OWNER. This very nice home has Nice Wood Floors, Open Living Space to the Very Nice Kitchen area. Third Bedroom could Double as a Special Bonus Room at the Back of the House. You Must See. New Windows and New Furnace in 2024. Spacious 2 Car Garage. Finished Basement for that Extra Living Space for Family Entertainment. Schedule your Appointment Now.

7. 2025-08-22
   historical $159,000 410-char remark

   Show marketing remark (410 chars)

   Very nice, clean and move in ready home looking for a NEW OWNER. This very nice home has Nice Wood Floors, Open Living Space to the Very Nice Kitchen area. Third Bedroom could Double as a Special Bonus Room at the Back of the House. You Must See. New Windows and New Furnace in 2024. Spacious 2 Car Garage. Finished Basement for that Extra Living Space for Family Entertainment. Schedule your Appointment Now.

8. 2015-10-15
   soldstatus $24,101 Sold 382-char remark

   Show marketing remark (382 chars)

   HUD Home. 2 bedroom home with partial basement and 1 car garage. See all attached addendums. Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please refer to FloodSmart. gov for additional information regarding flood zones and insurance, IE-FHA 203B with Repair Escrow financing availability is subject to buyer's appraisal.

9. 2015-10-15
   soldstatus $24,101 Closed

   Show marketing remark (382 chars)

   HUD Home. 2 bedroom home with partial basement and 1 car garage. See all attached addendums. Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please refer to FloodSmart. gov for additional information regarding flood zones and insurance, IE-FHA 203B with Repair Escrow financing availability is subject to buyer's appraisal.

10. 2015-09-11
    status Pending
11. 2015-09-10
    historical 382-char remark

    Show marketing remark (382 chars)

    HUD Home. 2 bedroom home with partial basement and 1 car garage. See all attached addendums. Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please refer to FloodSmart. gov for additional information regarding flood zones and insurance, IE-FHA 203B with Repair Escrow financing availability is subject to buyer's appraisal.

12. 2015-08-26
    listed $25,000 Active

    Show marketing remark (382 chars)

    HUD Home. 2 bedroom home with partial basement and 1 car garage. See all attached addendums. Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please refer to FloodSmart. gov for additional information regarding flood zones and insurance, IE-FHA 203B with Repair Escrow financing availability is subject to buyer's appraisal.

13. 2015-08-26
    listed $25,000 Active 382-char remark

    Show marketing remark (382 chars)

    HUD Home. 2 bedroom home with partial basement and 1 car garage. See all attached addendums. Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please refer to FloodSmart. gov for additional information regarding flood zones and insurance, IE-FHA 203B with Repair Escrow financing availability is subject to buyer's appraisal.

14. 2002-06-21
    soldstatus $92,000
15. 2002-05-15
    historical
16. 2002-04-08
    listed $92,500
17. 1995-02-10
    historical
18. 1995-02-08
    soldstatus $58,900
19. 1995-01-27
    soldstatus $58,900
20. 1994-09-24
    listed $60,000

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$404/yr (+$34/mo · 41.9%)

ⓘ 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: $15,245
• − Mortgage interest: −$6,442
• − Property taxes: −$963
• − Insurance: −$575
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$3,345
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,913/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

+91.7% since first listed

20 events — show timeline

• 2026-04-04 Pending — REALCOMP
• 2026-04-04 Pending — MiRealSource-MiMLS
• 2025-09-10 Price Changed $115,000 MiRealSource-MiMLS
• 2025-09-09 Price Changed $115,000 REALCOMP
• 2025-08-24 Listed $159,000 REALCOMP
• 2025-08-24 Listed $159,000 MiRealSource-MiMLS
• 2025-08-22 Coming Soon $159,000 MiRealSource-MiMLS
• 2015-10-15 Sold (MLS) $24,101 MiRealSource-MiMLS
• 2015-10-15 Sold (MLS) $24,101 REALCOMP
• 2015-09-11 Pending — MiRealSource-MiMLS
• 2015-09-10 Listing Removed — REALCOMP
• 2015-08-26 Listed $25,000 MiRealSource-MiMLS
• 2015-08-26 Listed $25,000 REALCOMP
• 2002-06-21 Sold (MLS) $92,000 MiRealSource-MiMLS
• 2002-05-15 Listing Removed — MiRealSource-MiMLS
• 2002-04-08 Listed $92,500 MiRealSource-MiMLS
• 1995-02-10 Listing Removed — MiRealSource-MiMLS
• 1995-02-08 Sold (MLS) $58,900 MiRealSource-MiMLS
• 1995-01-27 Sold (Public Records) $58,900 Public Records
• 1994-09-24 Listed $60,000 MiRealSource-MiMLS

Property tax history

-4.8%/yr

Latest (2025): $963 · -56.6% YoY. Source: county tax records.