7528 Hudson Ave · Warren, MI 48091

$120,000

4 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 23 Days on market

Built 1950 4,356 sqft lot Est $168k · 28% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.9/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this spacious 4-bedroom, 1-bath home offering approximately 1,408 sq. ft. of living space plus a detached 2-car garage. With a functional layout and generously sized rooms, this property offers flexibility for owner-occupants or investors looking to add value. The main floor features a bright living room, dedicated dining area, kitchen, full bath, utility/laundry space, and two bedrooms. Upstairs offers two additional bedrooms along with a large bonus/flex space that can be used as a second living area, home office, playroom, hobby space, or additional storage. The home offers solid space and potential while providing an opportunity for cosmetic updates to make it your own. Conveniently located near shopping, dining, schools, parks, and major roadways for an easy commute. A great opportunity to build equity or expand your investment portfolio. Please note: some photos are virtually staged. BATVAI. IDRBNG.

Key facts

• Bright living room
• 4,356 sq ft lot
• 2 garage spots

Tags

• DETACHED 2-CAR GARAGE
• BRIGHT LIVING ROOM
• DEDICATED DINING AREA
• UTILITY LAUNDRY SPACE
• LARGE BONUS FLEX SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer (sewer available); Natural gas
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Covered porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Crawl space basement; Laundry room; 9 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.2% 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 (+2.4%/yr); 169 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% of the median local income ($54k/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 $830 of loan paydown is wiped out by about $4k 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 ($118k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y 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.
• Current owner paid $98k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $167,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7641 Westminster Ave	0.37mi	4/1.5	1,415 (+0%)	0mo	$155,000	$110	82
7519 Packard Ave	0.08mi	3/2.0 (-1)	1,291 (-8%)	3mo	$224,500	$174	73
7052 Studebaker Ave	0.15mi	3/2.0 (-1)	1,242 (-12%)	1mo	$152,500	$123	65
8244 Hupp Ave	0.32mi	3/2.0 (-1)	1,300 (-8%)	3mo	$188,500	$145	62
8316 Hudson Ave	0.37mi	3/1.0 (-1)	1,300 (-8%)	1mo	$94,000	$72	62
8268 Hudson Ave	0.32mi	3/2.0 (-1)	1,258 (-11%)	2mo	$145,000	$115	58
8404 Westminster Ave	0.55mi	3/1.0 (-1)	1,473 (+5%)	2mo	$115,000	$78	58
7051 Maxwell Ave	0.31mi	3/1.0 (-1)	1,234 (-12%)	3mo	$135,000	$109	55
23555 Peters Ave	0.69mi	4/2.0	1,338 (-5%)	5mo	$190,000	$142	53
8286 Westminster Ave	0.54mi	3/2.5 (-1)	1,250 (-11%)	2mo	$250,000	$200	45
8419 Paige Ave	0.59mi	4/2.0	1,585 (+13%)	5mo	$178,000	$112	45
11036 Studebaker Ave	0.70mi	3/2.0 (-1)	1,260 (-10%)	3mo	$150,000	$119	40

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,451
• Equity at exit: $17,892

10-year hold

• IRR: 5.4%
• Equity multiple: 1.39×
• Total profit: $12,964
• Equity at exit: $10,375

Cash invested: $33,600 (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 48091

• Rents YoY: 2.4%
• Active inventory: 169
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,548 high
• Mortgage (P&I): −$629
• Tax from tax record: −$294 /mo · $3,532/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $249

Break-even live

Break-even rent $1,232

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $317	-5% $283	+0% $249	+5% $215	+10% $182
Rent	-10% $127	-5% $188	+0% $249	+5% $311	+10% $372
Rate	-1.0pp $310	-0.5pp $280	base $249	+0.5pp $218	+1.0pp $187

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	6d	1	0.02mi
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	25d	1	0.03mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	0.15mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	25d	1	0.17mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.29mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	0.38mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	0d	1	0.53mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	0.63mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	6d	1	0.66mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	0.69mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	25d	1	0.70mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	0.72mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.72mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	6d	1	0.76mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	19d	1	0.76mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	25d	1	0.86mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	0.87mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	45d	1	0.97mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	45d	1	1.00mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	3d	1	1.00mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	45d	1	1.02mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	25d	1	1.02mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	1.02mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	45d	1	1.02mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	1.08mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.11mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	18d	1	1.33mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	45d	1	1.43mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	1.46mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	18d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $120,000 Active 23 DOM
2. 2026-06-18
   days on market $120,000 Active 20 DOM
3. 2026-06-17
   days on market $120,000 Active 19 DOM
4. 2026-06-16
   days on market $120,000 Active 18 DOM
5. 2026-06-15
   days on market $120,000 Active 17 DOM
6. 2026-06-13
   days on market $120,000 Active 15 DOM
7. 2026-06-13
   days on market $120,000 Active 14 DOM
8. 2026-06-09
   days on market $120,000 Active 11 DOM
9. 2026-06-08
   days on market $120,000 Active 10 DOM
10. 2026-06-07
    days on market $120,000 Active 9 DOM
11. 2026-06-04
    days on market $120,000 Active 6 DOM
12. 2026-06-03
    days on market $120,000 Active 5 DOM
13. 2026-06-02
    days on market $120,000 Active 4 DOM
14. 2026-06-01
    days on market $120,000 Active 3 DOM
15. 2026-05-31
    days on market $120,000 Active 2 DOM

ⓘ 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: $3,532 · $294/mo
• Projected year-2 tax: $3,532 · $294/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 ≥97°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: $18,579
• − Mortgage interest: −$6,722
• − Property taxes: −$3,532
• − Insurance: −$600
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$3,491
• Taxable income: $1,261
• Est. tax owed @ 24.0%: −$303
• After-tax cash flow: $2,691/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): 30,696
• Household income: $54,230
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1296.0

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 0.68)
• Race & ethnicity: White 47% Black 25% Asian 19% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Other Indo-European 14% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

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: ▼ -199.66%
• Current HPI: 177.9273
• Rent YoY: ▲ 2.35%
• 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

+172.7% since first listed

41 events — show timeline

• 2026-05-29 Listed $120,000 REALCOMP
• 2026-05-29 Listed $120,000 MiRealSource-MiMLS
• 2026-04-27 Listing Removed — MiRealSource-MiMLS
• 2026-03-20 Price Changed $126,000 MiRealSource-MiMLS
• 2026-03-20 Relisted — MiRealSource-MiMLS
• 2026-03-20 Relisted — REALCOMP
• 2026-03-20 Price Changed $126,000 REALCOMP
• 2026-03-20 Price Changed $126,000 SW Michigan MLS
• 2026-03-13 Pending — REALCOMP
• 2026-03-13 Pending — MiRealSource-MiMLS
• 2025-12-05 Price Changed $128,000 MiRealSource-MiMLS
• 2025-12-04 Price Changed $128,000 REALCOMP
• 2025-12-04 Price Changed $128,000 SW Michigan MLS
• 2025-11-05 Price Changed $130,000 MiRealSource-MiMLS
• 2025-11-05 Price Changed $130,000 REALCOMP
• 2025-11-05 Price Changed $130,000 SW Michigan MLS
• 2025-10-02 Listed $135,000 REALCOMP
• 2025-10-02 Listed $135,000 MiRealSource-MiMLS
• 2024-01-03 Sold (Public Records) $98,000 Public Records
• 2023-12-26 Sold (MLS) $98,000 REALCOMP
• 2023-12-26 Sold (MLS) $98,000 MiRealSource-MiMLS
• 2023-10-14 Pending — MiRealSource-MiMLS
• 2023-10-06 Listed $99,000 REALCOMP
• 2023-10-06 Listed $99,000 MiRealSource-MiMLS
• 2014-01-31 Sold (MLS) $16,100 MiRealSource-MiMLS
• 2014-01-31 Sold (MLS) $16,100 REALCOMP
• 2014-01-02 Listing Removed — MiRealSource-MiMLS
• 2013-10-02 Listed $19,900 REALCOMP
• 2013-09-30 Listing Removed — REALCOMP
• 2013-09-30 Listing Removed — MiRealSource-MiMLS
• 2013-04-18 Listed $19,900 REALCOMP
• 2013-04-18 Listed $19,900 MiRealSource-MiMLS
• 2013-04-18 Listed $19,900 MiRealSource-MiMLS
• 2010-11-11 Sold (MLS) $4,500 MiRealSource-MiMLS
• 2010-11-11 Sold (MLS) $4,500 REALCOMP
• 2010-11-05 Listing Removed — MiRealSource-MiMLS
• 2010-07-14 Listed $5,900 MiRealSource-MiMLS
• 2010-07-14 Listed $5,900 REALCOMP
• 2003-08-01 Sold (Public Records) $66,000 Public Records
• 2000-01-07 Sold (Public Records) $67,000 Public Records
• 1998-07-31 Sold (Public Records) $44,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,532 · +2.6% YoY. Source: county tax records.