19139 Kingsville St · Harper Woods, MI 48225

$115,000

3 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 475 Days on market

Built 1940 4,792 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

TENANT OCCUPIED!!! This bungalow features 3 bedrooms, 1 bath and a detached garage. Tenant has occupied since 10/02/2018, is Section 8 and is currently paying $1,000 a month

Key facts

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

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1940
• Construction: Aluminum siding exterior; Built in 1940
• Exterior features: Aluminum siding; Approximately 0.11-acre lot; Public water

Interior

• Bedrooms: Primary bedroom (10 x 16); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Bathrooms: 1 full bathroom (primary bathroom listed)
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/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.
• Cap rate 9.6% vs local median 7.7% in Harper Woods — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 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); 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 475 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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.

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

Questions for the listing agent

1. It's been on market 475 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: 1.20% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $73,644
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19904 Washtenaw St	0.46mi	3/1.5	1,119 (+3%)	0mo	$96,000	$86	71
18905 Woodland St	0.45mi	3/1.5	1,023 (-6%)	1mo	$105,000	$103	67
11640 Somerset Ave	0.44mi	3/2.0	1,028 (-5%)	0mo	$70,000	$68	67
12519 Riad St	0.54mi	3/1.0	1,135 (+5%)	0mo	$100,000	$88	67
11545 Roxbury St	0.54mi	3/1.0	1,003 (-7%)	1mo	$65,000	$65	62
20244 Mccormick St	0.68mi	3/1.0	1,000 (-8%)	1mo	$75,000	$75	55
16301 Coram St	0.49mi	3/1.0	929 (-14%)	1mo	$19,500	$21	53
11017 Worden St	0.63mi	3/1.0	961 (-11%)	0mo	$47,500	$49	52
16209 Tacoma St	0.74mi	3/1.0	968 (-11%)	1mo	$62,900	$65	47
16092 Manning St	0.70mi	3/1.5	1,200 (+11%)	0mo	$20,000	$17	47
11160 Worden St	0.60mi	3/2.0	1,234 (+14%)	1mo	$156,000	$126	44
20300 Mccormick St	0.73mi	3/1.0	940 (-13%)	1mo	$60,000	$64	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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,288
• Equity at exit: $17,147

10-year hold

• IRR: 14.8%
• Equity multiple: 2.31×
• Total profit: $42,227
• 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: 6.9×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$603
• Tax from tax record: −$129 /mo · $1,552/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $313

Break-even live

Break-even rent $988

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $378	-5% $345	+0% $313	+5% $280	+10% $248
Rent	-10% $204	-5% $258	+0% $313	+5% $368	+10% $422
Rate	-1.0pp $371	-0.5pp $342	base $313	+0.5pp $283	+1.0pp $253

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
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.13mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	0.14mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	0.21mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.22mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.23mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	0.24mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	0.28mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	0.32mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.35mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	0.36mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.40mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.46mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.47mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	5d	1	0.53mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.53mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	4d	1	0.56mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.56mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	0.59mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	0.60mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.62mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	0.62mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	0.64mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	0.70mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	25d	1	0.71mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	18d	1	0.73mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	0.76mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.77mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	14d	1	0.80mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	16d	1	0.81mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.86mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	45d	1	0.87mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.89mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	45d	1	0.90mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.91mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	0.96mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	6d	1	1.00mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	1.01mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	1.02mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	1.03mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	1.07mi

Listing history 33 events

1. 2026-06-21
   days on market $115,000 Active 475 DOM
2. 2026-06-18
   days on market $115,000 Active 472 DOM
3. 2026-06-17
   days on market $115,000 Active 471 DOM
4. 2026-06-16
   days on market $115,000 Active 470 DOM
5. 2026-06-15
   days on market $115,000 Active 469 DOM
6. 2026-06-13
   days on market $115,000 Active 467 DOM
7. 2026-06-13
   days on market $115,000 Active 466 DOM
8. 2026-06-09
   days on market $115,000 Active 463 DOM
9. 2026-06-08
   days on market $115,000 Active 462 DOM
10. 2026-06-07
    days on market $115,000 Active 461 DOM
11. 2026-06-04
    days on market $115,000 Active 458 DOM
12. 2026-06-03
    days on market $115,000 Active 457 DOM
13. 2026-06-02
    days on market $115,000 Active 456 DOM
14. 2026-06-01
    days on market $115,000 Active 455 DOM
15. 2026-05-31
    days on market $115,000 Active 454 DOM
16. 2025-03-03
    listed $115,000 Active 173-char remark

    Show marketing remark (173 chars)

    TENANT OCCUPIED!!! This bungalow features 3 bedrooms, 1 bath and a detached garage. Tenant has occupied since 10/02/2018, is Section 8 and is currently paying $1,000 a month

17. 2025-03-03
    listed $115,000 Active 173-char remark

    Show marketing remark (173 chars)

    TENANT OCCUPIED!!! This bungalow features 3 bedrooms, 1 bath and a detached garage. Tenant has occupied since 10/02/2018, is Section 8 and is currently paying $1,000 a month

18. 2025-03-03
    listed $115,000 Active

    Show marketing remark (173 chars)

    TENANT OCCUPIED!!! This bungalow features 3 bedrooms, 1 bath and a detached garage. Tenant has occupied since 10/02/2018, is Section 8 and is currently paying $1,000 a month

19. 2025-01-31
    historical
20. 2025-01-31
    historical
21. 2024-01-30
    listed $115,000 Active
22. 2024-01-30
    listed $115,000 Active
23. 2020-01-17
    soldstatus $2,519,353
24. 2008-07-08
    soldstatus $20,000
25. 2008-07-08
    soldstatus $20,000
26. 2008-05-08
    historical
27. 2008-03-18
    listed $22,900
28. 2008-03-18
    listed $22,900
29. 2007-05-28
    historical
30. 2007-05-25
    historical
31. 2007-02-28
    listed $104,900
32. 2007-02-28
    listed $104,900
33. 2006-03-31
    soldstatus $100,000

ⓘ 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: $1,552 · $129/mo
• Projected year-2 tax: $1,662 · $138/mo
• Expected delta: +$109/yr (+$9/mo · 7.1%)

ⓘ 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: $16,605
• − Mortgage interest: −$6,442
• − Property taxes: −$1,552
• − Insurance: −$575
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,345
• Taxable income: $2,034
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $3,266/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

+15.0% since first listed

18 events — show timeline

• 2025-03-03 Listed $115,000 REALCOMP
• 2025-03-03 Listed $115,000 SW Michigan MLS
• 2025-03-03 Listed $115,000 MiRealSource-MiMLS
• 2025-01-31 Listing Removed — REALCOMP
• 2025-01-31 Listing Removed — MiRealSource-MiMLS
• 2024-01-30 Listed $115,000 MiRealSource-MiMLS
• 2024-01-30 Listed $115,000 REALCOMP
• 2020-01-17 Sold (Public Records) $2,519,353 Public Records
• 2008-07-08 Sold (MLS) $20,000 REALCOMP
• 2008-07-08 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2008-05-08 Listing Removed — MiRealSource-MiMLS
• 2008-03-18 Listed $22,900 REALCOMP
• 2008-03-18 Listed $22,900 MiRealSource-MiMLS
• 2007-05-28 Listing Removed — REALCOMP
• 2007-05-25 Listing Removed — MiRealSource-MiMLS
• 2007-02-28 Listed $104,900 MiRealSource-MiMLS
• 2007-02-28 Listed $104,900 REALCOMP
• 2006-03-31 Sold (Public Records) $100,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,552 · -46.7% YoY. Source: county tax records.