26642 Roan Ave · Warren, MI 48089

$215,000

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 23 Days on market

Built 1960 7,405 sqft lot $208/sqft · 61% above area Est $249k · 14% under ↓ 2% since listing

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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 +13.6/15.0
• Cash flow +7.5/30.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this classic 1-story brick ranch nestled in the heart of Warren, offering the kind of quality construction and timeless curb appeal that's hard to find at this price point. Situated in the highly regarded Warren Woods School District, this home is a fantastic opportunity for buyers looking to put their personal stamp on a well-built property. The main level features a comfortable and functional layout, while the finished basement provides valuable bonus living space perfect for a rec room, home office, or additional storage. Out back, you'll find a detached 2-car garage - a true premium in today's market. This home is being offered as-is and is priced to reflect its tremendous potential. With some cosmetic updating and modern touches, this brick beauty could truly shine. Whether you're an investor, a first-time buyer, or someone with a vision, the bones are here - bring your imagination and make it your own. Seller to make no repairs. All offers welcome.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway; Garage faces front; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Composition roof; Finished area above grade and below grade
• Exterior features: Patio; Porch; Paved road access; Lot approximately 0.17 acres (57 x 126)

Interior

• Kitchen: Built-in electric oven; Built-in gas range; Double oven; Dishwasher; Disposal; Microwave; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished full basement with walk-up access; 6 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (32.2% below list).
• Recommended offer: $146k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#171 in MI, #4,491 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, amenities D, employment D.
• Warren Woods Public Schools (urban): math 23% / reading 40% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 160 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/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 $6k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $145,703 (32.2% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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?
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: 0.68% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 12.3

CMA / ARV

• ARV (median comp): $248,974
• List price: $215,000
• Delta: -13.65%
• 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
11927 Stamford Ave	0.25mi	3/2.0	963 (-7%)	4mo	$200,000	$208	69
27045 Fairfield Dr	0.30mi	3/1.5	1,112 (+7%)	11mo	$282,000	$254	63
27278 Shackett Ave	0.40mi	3/2.0	954 (-8%)	7mo	$217,000	$227	58
13470 Harold Ave	0.73mi	3/1.0	988 (-4%)	1mo	$122,000	$123	58
13363 Herbert Ave	0.53mi	3/1.0	1,100 (+6%)	9mo	$176,000	$160	58
12942 Ray Dr	0.61mi	3/1.5	1,119 (+8%)	0mo	$279,900	$250	56
13699 Mckinley Ave	0.66mi	2/1.0 (-1)	1,021 (-1%)	9mo	$165,000	$162	55
13696 Mckinley Ave	0.65mi	3/1.0	945 (-9%)	2mo	$165,000	$175	54
27842 Adler Dr	0.67mi	3/1.0	1,124 (+9%)	1mo	$252,500	$225	54
13470 Brainwood Ave	0.69mi	2/1.5 (-1)	1,092 (+6%)	8mo	$130,000	$119	45
25809 Schoenherr Rd	0.73mi	3/1.0	1,151 (+11%)	10mo	$120,000	$104	38
27751 Palomino Ave	0.58mi	3/6.5	1,174 (+13%)	10mo	$220,000	$187	23

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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.13×
• Total profit: $-52,182
• Equity at exit: $32,057

10-year hold

• IRR: -22.2%
• Equity multiple: -0.13×
• Total profit: $-68,066
• Equity at exit: $18,589

Cash invested: $60,200 (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 48089

• Rents YoY: 2.9%
• Active inventory: 160
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-271

Break-even live

Break-even rent $1,800

Max offer price $167,190

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-210	+0% $-271	+5% $-331	+10% $-392
Rent	-10% $-386	-5% $-328	+0% $-271	+5% $-213	+10% $-156
Rate	-1.0pp $-162	-0.5pp $-216	base $-271	+0.5pp $-326	+1.0pp $-383

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11809 McKinley Dr Warren, MI	3.0	1.5	1212	$1,800	$1.49	18d	1	0.31mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,075	$1.26	15d	1	0.32mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.32mi
27239 Hoover Rd Warren, MI	1.0–2.0	1.0	670	$945	$1.41	44d	1	0.48mi
13250 De Mott Dr Warren, MI	3.0	1.5	1386	$1,900	$1.37	44d	1	0.62mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,022	$5.99	0d	1	0.71mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	25d	1	0.78mi
28250 Hoover Rd Warren, MI	1.0–2.0	1.0–2.0	912	$1,640	$1.80	0d	17	0.86mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	0d	61	0.89mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	25d	1	0.93mi
8625 Dale Center Line, MI	3.0	1.5	1179	$1,796	$1.52	44d	1	1.03mi
28801 Imperial Dr Warren, MI	1.0–2.0	1.0	887	$1,205	$1.36	17d	6	1.05mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	18d	1	1.41mi

Listing history 4 events

1. 2026-05-31
   status $215,000 Pending 23 DOM
2. 2026-05-08
   listed $220,000 Active 983-char remark

   Show marketing remark (983 chars)

   Don't miss this classic 1-story brick ranch nestled in the heart of Warren, offering the kind of quality construction and timeless curb appeal that's hard to find at this price point. Situated in the highly regarded Warren Woods School District, this home is a fantastic opportunity for buyers looking to put their personal stamp on a well-built property. The main level features a comfortable and functional layout, while the finished basement provides valuable bonus living space perfect for a rec room, home office, or additional storage. Out back, you'll find a detached 2-car garage - a true premium in today's market. This home is being offered as-is and is priced to reflect its tremendous potential. With some cosmetic updating and modern touches, this brick beauty could truly shine. Whether you're an investor, a first-time buyer, or someone with a vision, the bones are here - bring your imagination and make it your own. Seller to make no repairs. All offers welcome.

3. 2026-05-08
   listed $220,000 Active 991-char remark

   Show marketing remark (983 chars)

   Don't miss this classic 1-story brick ranch nestled in the heart of Warren, offering the kind of quality construction and timeless curb appeal that's hard to find at this price point. Situated in the highly regarded Warren Woods School District, this home is a fantastic opportunity for buyers looking to put their personal stamp on a well-built property. The main level features a comfortable and functional layout, while the finished basement provides valuable bonus living space perfect for a rec room, home office, or additional storage. Out back, you'll find a detached 2-car garage - a true premium in today's market. This home is being offered as-is and is priced to reflect its tremendous potential. With some cosmetic updating and modern touches, this brick beauty could truly shine. Whether you're an investor, a first-time buyer, or someone with a vision, the bones are here - bring your imagination and make it your own. Seller to make no repairs. All offers welcome.

4. 2026-05-07
   historical $220,000 983-char remark

   Show marketing remark (983 chars)

   Don't miss this classic 1-story brick ranch nestled in the heart of Warren, offering the kind of quality construction and timeless curb appeal that's hard to find at this price point. Situated in the highly regarded Warren Woods School District, this home is a fantastic opportunity for buyers looking to put their personal stamp on a well-built property. The main level features a comfortable and functional layout, while the finished basement provides valuable bonus living space perfect for a rec room, home office, or additional storage. Out back, you'll find a detached 2-car garage - a true premium in today's market. This home is being offered as-is and is priced to reflect its tremendous potential. With some cosmetic updating and modern touches, this brick beauty could truly shine. Whether you're an investor, a first-time buyer, or someone with a vision, the bones are here - bring your imagination and make it your own. Seller to make no repairs. All offers welcome.

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $2,883 · $240/mo
• Expected delta: +$428/yr (+$36/mo · 17.4%)

ⓘ 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 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,484
• − Mortgage interest: −$12,043
• − Property taxes: −$2,456
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$6,255
• Taxable loss: −$7,142
• Est. tax savings @ 24.0%: +$1,714
• After-tax cash flow: $-1,534/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: Warren Woods Public Schools
• NCES district ID: 2635220
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,013
• Composite: 27.29/100
• National rank: #7003
• State rank: #336 of 540 in MI

Livability — Warren

• Score: 74/100
• State rank: #171
• US rank: #4491

Category grades

Amenities D Commute A+ Cost of living A+ Crime D- Employment D Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warren, MI
• County: Macomb County · 638,552 people
• City population: 114,937
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 31,853
• Household income: $52,366
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 1754.0

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 53% Black 31% Asian 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -211.46%
• Current HPI: 154.8325
• Rent YoY: ▲ 2.94%
• 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

-2.3% since first listed

7 events — show timeline

• 2026-05-30 Pending — MiRealSource-MiMLS
• 2026-05-30 Pending — REALCOMP
• 2026-05-21 Price Changed $215,000 MiRealSource-MiMLS
• 2026-05-20 Price Changed $215,000 REALCOMP
• 2026-05-08 Listed $220,000 MiRealSource-MiMLS
• 2026-05-08 Listed $220,000 REALCOMP
• 2026-05-07 Coming Soon $220,000 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $2,456 · +2.5% YoY. Source: county tax records.