20220 Lancaster St · Harper Woods, MI 48225

$179,900

4 bd · 1.0 ba · 993 sqft · SingleFamily public records · 80 Days on market

Built 1950 6,534 sqft lot $181/sqft · 60% above area Est $199k · 10% under

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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 +16.3/30.0
• ARV discount +11.9/15.0
• Schools +5.7/10.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4-bedroom brick home offering the perfect blend of style and functionality. The brand-new kitchen features granite countertops, a dishwasher, and modern finishes that make it a true centerpiece of the home. Fresh paint and new flooring throughout create a bright, move-in-ready feel from top to bottom. The partially finished basement provides excellent additional space - ideal for a family room, home office, or extra storage. A detached 1.5-car garage adds convenience and protection for your vehicle year-round. Step outside to enjoy the covered rear porch, complete with a wheelchair-accessible ramp, offering both comfort and accessibility. This home is a fantastic opportunity you won't want to miss!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $100 ($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 $159k (11.5% below list).
• Recommended offer: $159k (11.5% below list) — sets the bar for 1% rule.

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.
• 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: 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 33% FRL vs 13% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 134 active listings in the ZIP; 15 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).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 80 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $180k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,219 (11.5% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.89% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (median comp): $199,308
• List price: $179,900
• Delta: -9.74%
• Verdict: FAIR
• 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	0.24mi	3/1.5 (-1)	1,055 (+6%)	3mo	$110,000	$104	69
20672 Fleetwood Dr	0.32mi	3/1.0 (-1)	1,031 (+4%)	6mo	$115,000	$112	68
20688 Fleetwood Dr	0.34mi	3/1.0 (-1)	1,053 (+6%)	3mo	$173,000	$164	66
20602 Kenmore Ave	0.34mi	3/2.0 (-1)	1,055 (+6%)	3mo	$163,850	$155	62
20450 Lochmoor St	0.20mi	3/1.0 (-1)	1,107 (+12%)	8mo	$135,000	$122	60
19993 Woodmont St	0.29mi	3/1.5 (-1)	1,064 (+7%)	10mo	$188,000	$177	59
20842 Ridgemont Rd	0.72mi	3/1.0 (-1)	1,001 (+1%)	3mo	$85,000	$85	58
20886 Hunt Club Dr	0.52mi	3/1.5 (-1)	1,044 (+5%)	7mo	$213,300	$204	54
19330 Eastwood Dr	0.65mi	3/1.0 (-1)	1,050 (+6%)	11mo	$149,900	$143	46
21200 Country Club Dr	0.66mi	3/1.0 (-1)	1,094 (+10%)	9mo	$210,000	$192	40
21101 Norwood Dr	0.61mi	3/2.0 (-1)	1,122 (+13%)	10mo	$245,000	$218	33
21191 Lochmoor St	0.66mi	3/1.5 (-1)	1,139 (+15%)	11mo	$115,000	$101	28

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-19,382
• Equity at exit: $26,824

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $5,913
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$943
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $100

Break-even live

Break-even rent $1,466

Max offer price $179,900

Occupancy floor 89%

Sensitivity live

Price	-10% $202	-5% $151	+0% $100	+5% $49	+10% $-2
Rent	-10% $-26	-5% $37	+0% $100	+5% $163	+10% $226
Rate	-1.0pp $191	-0.5pp $146	base $100	+0.5pp $53	+1.0pp $6

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	18d	1	0.09mi
1992 Hawthorne Rd Grosse Pointe Woods, MI	3.0	2.0	1071	$2,100	$1.96	12d	1	0.93mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	19d	1	0.95mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	26d	1	0.96mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	17d	1	1.09mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	17d	1	1.11mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	19d	1	1.12mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	5d	1	1.13mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	7d	1	1.30mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	17d	1	1.31mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	26d	1	1.33mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	1.38mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	17d	1	1.38mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	1.38mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	45d	1	1.46mi

Listing history 24 events

1. 2026-06-21
   days on market $179,900 Active 80 DOM
2. 2026-06-19
   status $179,900 Active 77 DOM
3. 2026-06-18
   days on market $179,900 Active Under Contract 77 DOM
4. 2026-06-17
   days on market $179,900 Active Under Contract 76 DOM
5. 2026-06-16
   days on market $179,900 Active Under Contract 75 DOM
6. 2026-06-15
   statusdays on market $179,900 Active Under Contract 74 DOM
7. 2026-06-13
   days on market $179,900 Active 72 DOM
8. 2026-06-13
   days on market $179,900 Active 71 DOM
9. 2026-06-10
   status $179,900 Active 68 DOM
10. 2026-05-08
    price $179,900 717-char remark

    Show marketing remark (727 chars)

    Beautiful 4-bedroom brick home offering the perfect blend of style and functionality. The brand-new kitchen features granite countertops, a dishwasher, and modern finishes that make it a true centerpiece of the home. Fresh paint and new flooring throughout create a bright, move-in-ready feel from top to bottom. The partially finished basement provides excellent additional space—ideal for a family room, home office, or extra storage. A detached 1.5-car garage adds convenience and protection for your vehicle year-round. Step outside to enjoy the covered rear porch, complete with a wheelchair-accessible ramp, offering both comfort and accessibility. This home is a fantastic opportunity you won’t want to miss!

11. 2026-05-08
    price $179,900 727-char remark

    Show marketing remark (727 chars)

    Beautiful 4-bedroom brick home offering the perfect blend of style and functionality. The brand-new kitchen features granite countertops, a dishwasher, and modern finishes that make it a true centerpiece of the home. Fresh paint and new flooring throughout create a bright, move-in-ready feel from top to bottom. The partially finished basement provides excellent additional space—ideal for a family room, home office, or extra storage. A detached 1.5-car garage adds convenience and protection for your vehicle year-round. Step outside to enjoy the covered rear porch, complete with a wheelchair-accessible ramp, offering both comfort and accessibility. This home is a fantastic opportunity you won’t want to miss!

12. 2026-03-20
    listed $189,900 Active 717-char remark

    Show marketing remark (727 chars)

    Beautiful 4-bedroom brick home offering the perfect blend of style and functionality. The brand-new kitchen features granite countertops, a dishwasher, and modern finishes that make it a true centerpiece of the home. Fresh paint and new flooring throughout create a bright, move-in-ready feel from top to bottom. The partially finished basement provides excellent additional space—ideal for a family room, home office, or extra storage. A detached 1.5-car garage adds convenience and protection for your vehicle year-round. Step outside to enjoy the covered rear porch, complete with a wheelchair-accessible ramp, offering both comfort and accessibility. This home is a fantastic opportunity you won’t want to miss!

13. 2026-03-20
    listed $189,900 Active 727-char remark

    Show marketing remark (727 chars)

    Beautiful 4-bedroom brick home offering the perfect blend of style and functionality. The brand-new kitchen features granite countertops, a dishwasher, and modern finishes that make it a true centerpiece of the home. Fresh paint and new flooring throughout create a bright, move-in-ready feel from top to bottom. The partially finished basement provides excellent additional space—ideal for a family room, home office, or extra storage. A detached 1.5-car garage adds convenience and protection for your vehicle year-round. Step outside to enjoy the covered rear porch, complete with a wheelchair-accessible ramp, offering both comfort and accessibility. This home is a fantastic opportunity you won’t want to miss!

14. 2026-03-18
    historical $189,900 717-char remark

    Show marketing remark (717 chars)

    Beautiful 4-bedroom brick home offering the perfect blend of style and functionality. The brand-new kitchen features granite countertops, a dishwasher, and modern finishes that make it a true centerpiece of the home. Fresh paint and new flooring throughout create a bright, move-in-ready feel from top to bottom. The partially finished basement provides excellent additional space - ideal for a family room, home office, or extra storage. A detached 1.5-car garage adds convenience and protection for your vehicle year-round. Step outside to enjoy the covered rear porch, complete with a wheelchair-accessible ramp, offering both comfort and accessibility. This home is a fantastic opportunity you won't want to miss!

15. 2021-04-13
    soldstatus $112,000
16. 2021-03-22
    soldstatus $112,000
17. 2021-03-22
    soldstatus $112,000 Closed
18. 2021-02-26
    status Pending
19. 2021-02-23
    listed $118,500
20. 2021-02-23
    listed $118,500 Active
21. 2021-02-23
    historical
22. 2021-02-23
    historical
23. 2021-01-13
    listed $125,000 Active
24. 2021-01-13
    listed $125,000

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $2,223 · $185/mo
• Expected delta: +$548/yr (+$46/mo · 32.7%)

ⓘ 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 ≥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: $19,106
• − Mortgage interest: −$10,077
• − Property taxes: −$1,675
• − Insurance: −$900
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$5,233
• Taxable loss: −$1,835
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $1,639/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

+43.9% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $179,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $179,900 REALCOMP
• 2026-03-20 Listed $189,900 MiRealSource-MiMLS
• 2026-03-20 Listed $189,900 REALCOMP
• 2026-03-18 Coming Soon $189,900 MiRealSource-MiMLS
• 2021-04-13 Sold (Public Records) $112,000 Public Records
• 2021-03-22 Sold (MLS) $112,000 MiRealSource-MiMLS
• 2021-03-22 Sold (MLS) $112,000 REALCOMP
• 2021-02-26 Pending — MiRealSource-MiMLS
• 2021-02-23 Listing Removed — REALCOMP
• 2021-02-23 Listing Removed — MiRealSource-MiMLS
• 2021-02-23 Listed $118,500 MiRealSource-MiMLS
• 2021-02-23 Listed $118,500 REALCOMP
• 2021-01-13 Listed $125,000 REALCOMP
• 2021-01-13 Listed $125,000 MiRealSource-MiMLS

Property tax history

-2.4%/yr

Latest (2025): $1,675 · -74.5% YoY. Source: county tax records.