13069 Sarsfield Ave · Warren, MI 48089

$77,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 31 Days on market

Built 1953 5,227 sqft lot Est $74k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.0/15.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Section 8 rental investment property with $1,145 monthly income. The HAP portion is $959 and the tenant portion is $186. Long term tenant already in place. Reach out to the listing agent for any questions or inquiries. No showings without an accepted offer first. Great opportunity for immediate cash flow!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Finance

• Other: Located in Fairfield Gardens subdivision; Directions: South on Schoenherr, right on 8 Mile, right on Fairfield to right on Sarsfield; Cross street near 8 Mile & Schoenherr

Exterior

• Parking: Detached garage with about 2.5 car spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Paved road access; Lot approximately 0.12 acres (39 x 131)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.3% in Warren — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Van Dyke Public Schools (urban): math 7% / reading 19% proficiency, ranked #512 of 540 in MI (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 160 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.59% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.01%
• DSCR: 1.76
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $74,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12832 Sherman Ave	0.13mi	2/1.0	696 (0%)	2mo	$100,000	$144	92
13075 Sherman Ave	0.06mi	2/1.0	700 (+1%)	6mo	$83,000	$119	92
13415 Sherman Ave	0.18mi	2/1.0	710 (+2%)	7mo	$113,300	$160	82
13475 Coleen Ave	0.26mi	2/1.0	672 (-3%)	6mo	$65,000	$97	77
22447 Sharrow Ave	0.55mi	2/1.0	696 (0%)	0mo	$102,000	$147	74
22446 Sharrow Ave	0.55mi	2/1.0	700 (+1%)	6mo	$75,000	$107	68
12426 Sidonie Ave	0.36mi	2/1.0	750 (+8%)	4mo	$131,000	$175	67
12856 Couwlier Ave	0.21mi	2/1.0	768 (+10%)	7mo	$57,000	$74	67
20520 Dresden St	0.58mi	2/1.5	680 (-2%)	0mo	$33,000	$49	67
12484 Sherman Ave	0.28mi	2/1.0	800 (+15%)	3mo	$72,000	$90	60
22705 Sharrow Ave	0.64mi	2/1.0	750 (+8%)	7mo	$80,000	$107	52
20210 Hickory St	0.49mi	3/1.0 (+1)	779 (+12%)	6mo	$21,500	$28	47

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $7,015
• Equity at exit: $11,481

10-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $31,269
• Equity at exit: $6,658

Cash invested: $21,560 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$404
• Tax from tax record: −$223 /mo · $2,680/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $306

Break-even live

Break-even rent $834

Max offer price $77,000

Occupancy floor 70%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.24mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	0.48mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.12mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.33mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.33mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	1.42mi

Listing history 40 events

1. 2026-06-18
   days on market $77,000 Active 31 DOM
2. 2026-06-17
   days on market $77,000 Active 30 DOM
3. 2026-06-16
   days on market $77,000 Active 29 DOM
4. 2026-06-15
   days on market $77,000 Active 28 DOM
5. 2026-06-13
   days on market $77,000 Active 26 DOM
6. 2026-06-13
   days on market $77,000 Active 25 DOM
7. 2026-06-09
   days on market $77,000 Active 22 DOM
8. 2026-06-08
   days on market $77,000 Active 21 DOM
9. 2026-06-07
   pricedays on market $77,000 Active 20 DOM
10. 2026-06-04
    days on market $85,000 Active 17 DOM
11. 2026-06-03
    days on market $85,000 Active 16 DOM
12. 2026-06-02
    days on market $85,000 Active 15 DOM
13. 2026-06-01
    days on market $85,000 Active 14 DOM
14. 2026-05-31
    days on market $85,000 Active 13 DOM
15. 2026-05-18
    listed $85,000 Active

    Show marketing remark (306 chars)

    Section 8 rental investment property with $1,145 monthly income. The HAP portion is $959 and the tenant portion is $186. Long term tenant already in place. Reach out to the listing agent for any questions or inquiries. No showings without an accepted offer first. Great opportunity for immediate cash flow!

16. 2026-05-18
    listed $85,000 Active 306-char remark

    Show marketing remark (306 chars)

    Section 8 rental investment property with $1,145 monthly income. The HAP portion is $959 and the tenant portion is $186. Long term tenant already in place. Reach out to the listing agent for any questions or inquiries. No showings without an accepted offer first. Great opportunity for immediate cash flow!

17. 2026-04-10
    historical
18. 2026-04-10
    historical
19. 2026-03-06
    listed $105,000 Active
20. 2026-03-06
    listed $105,000 Active
21. 2023-10-17
    soldstatus $89,000
22. 2023-10-06
    soldstatus $89,000 Sold
23. 2023-10-06
    soldstatus $89,000 Closed
24. 2023-09-01
    status Pending
25. 2023-09-01
    status Pending
26. 2023-08-22
    listed $94,000 Active
27. 2023-08-22
    listed $94,000 Active
28. 2023-08-07
    historical
29. 2023-08-07
    historical
30. 2023-06-15
    listed $99,000 Active
31. 2023-06-15
    listed $99,000 Active
32. 2022-10-18
    price $99,000
33. 2022-10-18
    historical
34. 2022-10-18
    price $99,000
35. 2022-10-18
    historical
36. 2022-10-07
    listed $70,000 Active
37. 2022-10-07
    listed $70,000 Active
38. 2005-09-02
    historical
39. 2005-07-30
    listed $74,500
40. 1992-03-23
    soldstatus $36,900

ⓘ 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: $2,680 · $223/mo
• Projected year-2 tax: $2,680 · $223/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 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: $14,657
• − Mortgage interest: −$4,313
• − Property taxes: −$2,680
• − Insurance: −$385
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,240
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,022/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: Van Dyke Public Schools
• NCES district ID: 2634680
• Math proficiency: 7% ▼ -11.00%
• Reading proficiency: 19% ▼ -5.00%
• Median HH income: $33,231
• Composite: 10.46/100
• National rank: #9784
• State rank: #512 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

+130.4% since first listed

26 events — show timeline

• 2026-05-18 Listed $85,000 REALCOMP
• 2026-05-18 Listed $85,000 MiRealSource-MiMLS
• 2026-04-10 Listing Removed — MiRealSource-MiMLS
• 2026-04-10 Listing Removed — REALCOMP
• 2026-03-06 Listed $105,000 MiRealSource-MiMLS
• 2026-03-06 Listed $105,000 REALCOMP
• 2023-10-17 Sold (Public Records) $89,000 Public Records
• 2023-10-06 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2023-10-06 Sold (MLS) $89,000 REALCOMP
• 2023-09-01 Pending — MiRealSource-MiMLS
• 2023-09-01 Pending — REALCOMP
• 2023-08-22 Listed $94,000 MiRealSource-MiMLS
• 2023-08-22 Listed $94,000 REALCOMP
• 2023-08-07 Listing Removed — MiRealSource-MiMLS
• 2023-08-07 Listing Removed — REALCOMP
• 2023-06-15 Listed $99,000 MiRealSource-MiMLS
• 2023-06-15 Listed $99,000 REALCOMP
• 2022-10-18 Listing Removed — MiRealSource-MiMLS
• 2022-10-18 Price Changed $99,000 MiRealSource-MiMLS
• 2022-10-18 Listing Removed — REALCOMP
• 2022-10-18 Price Changed $99,000 REALCOMP
• 2022-10-07 Listed $70,000 MiRealSource-MiMLS
• 2022-10-07 Listed $70,000 REALCOMP
• 2005-09-02 Listing Removed — MiRealSource-MiMLS
• 2005-07-30 Listed $74,500 MiRealSource-MiMLS
• 1992-03-23 Sold (Public Records) $36,900 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,680 · +2.6% YoY. Source: county tax records.