27250 Haverhill Dr · Warren, MI 48092

$219,800

3 bd · 1.5 ba · 963 sqft · SingleFamily public records · 15 Days on market

Built 1963 7,841 sqft lot $228/sqft · 9% below area Est $242k · 9% under

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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 +11.6/15.0
• Cash flow +9.7/30.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original owner on this well maintained Warren ranch on a generous corner lot. The living room has a large picture window for natural light and a cut out in the wall so you can see into the kitchen. Kitchen cabinets were refaced, ceramic tile backsplash, ceiling fan over eating area, additional built in cabinets for storage, and separate water dispenser for purified water at kitchen sink. 3 spacious bedrooms and full bath with ceramic tile floor & shower. Wide open basement with glass block windows, laundry area and prepped for a full bath. Completely fenced yard, cement patio and garden area outside. The garage is side turned, newer gutters, siding, garage door & opener new in 2021. Other updates include electrical box, water tank in 2022, and Wallside windows. The roof was a tear off in 2008 with dimensional shingles. Immediate occupancy and all appliances included.

Key facts

• Large picture window
• Wide open basement
• Built in cabinets

Tags

• LARGE PICTURE WINDOW
• CERAMIC TILE BACKSPLASH
• BUILT IN CABINETS
• SEPARATE WATER DISPENSER
• WIDE OPEN BASEMENT
• COMPLETELY FENCED YARD

Property features AI

Finance

• Other: Residential zoning
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with garage door opener (2-car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick construction
• Exterior features: Patio; Fenced yard; Lot approximately 70 x 114 (0.18 acres)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Humidity control; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Concrete unfinished basement
• Laundry & utility: Washer; Dryer; Gas water heater; Humidifier

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (24.7% below list).
• Recommended offer: $166k (24.7% 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 Consolidated Schools (urban): math 18% / reading 39% proficiency, ranked #373 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.0%/yr); 103 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($217k) 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 $165,613 (24.7% 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 1963 — 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: 0.75% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (median comp): $241,946
• List price: $219,800
• Delta: -9.15%
• 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
27250 Haverhill Dr	0.00mi	3/1.0	963 (0%)	0mo	$219,000	$227	98
4436 Buckingham Dr	0.03mi	3/1.5	985 (+2%)	13mo	$239,000	$243	84
4348 Martin Rd	0.32mi	3/1.0	1,000 (+4%)	4mo	$175,000	$175	74
4578 Stratford Dr	0.18mi	3/1.5	927 (-4%)	15mo	$220,000	$237	73
27575 Strathmoor Dr Dr	0.19mi	3/1.0	1,040 (+8%)	7mo	$225,000	$216	70
27103 Warner Ave	0.65mi	3/1.0	973 (+1%)	6mo	$177,000	$182	61
26379 Audrey Ave	0.63mi	3/2.0	1,000 (+4%)	3mo	$215,000	$215	60
26660 Crystal Ave	0.47mi	3/1.0	1,013 (+5%)	15mo	$180,000	$178	55
26746 Grobbel Ave	0.65mi	3/2.0	1,031 (+7%)	6mo	$255,000	$247	51
28504 Norwood Ave	0.72mi	3/1.0	888 (-8%)	1mo	$125,000	$141	51
27649 Milton Ave	0.39mi	4/1.0 (+1)	1,100 (+14%)	7mo	$153,000	$139	45
5234 Andriths Ave	0.72mi	3/1.0	1,037 (+8%)	13mo	$230,000	$222	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.41×
• Total profit: $-36,009
• Equity at exit: $32,773

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,340
• Equity at exit: $19,004

Cash invested: $61,544 (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 48092

• Rents YoY: 8.0%
• Active inventory: 103
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-143

Break-even live

Break-even rent $1,838

Max offer price $194,483

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-81	+0% $-143	+5% $-206	+10% $-268
Rent	-10% $-274	-5% $-209	+0% $-143	+5% $-78	+10% $-12
Rate	-1.0pp $-33	-0.5pp $-87	base $-143	+0.5pp $-200	+1.0pp $-258

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: $54,950
• Closing costs: $6,594
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4385 Frazho Rd Warren, MI	1.0–2.0	1.0	825	$1,305	$1.58	4d	6	0.69mi
27489 Parkview Blvd Warren, MI	1.0–2.0	1.0–1.5	850	$1,465	$1.72	0d	11	0.90mi
4652 E 10 Mile Rd Warren, MI	2.0	1.0	950	$1,200	$1.26	45d	1	1.24mi
29408 Dequindre Rd Unit 203 Warren, MI	2.0	1.0	900	$1,145	$1.27	6d	1	1.41mi
14895 Twelve Mile Rd Warren, MI	1.0–2.0	1.0–1.5	1025	$1,560	$1.52	3d	4	1.42mi
27385 Park Ct Unit 1364147P Madison Heights, MI	3.0	1.0	904	$1,618	$1.79	0d	1	1.47mi

Listing history 4 events

1. 2026-05-08
   status Pending 891-char remark

   Show marketing remark (891 chars)

   Original owner on this well maintained Warren ranch on a generous corner lot. The living room has a large picture window for natural light and a cut out in the wall so you can see into the kitchen. Kitchen cabinets were refaced, ceramic tile backsplash, ceiling fan over eating area, additional built in cabinets for storage, and separate water dispenser for purified water at kitchen sink. 3 spacious bedrooms and full bath with ceramic tile floor & shower. Wide open basement with glass block windows, laundry area and prepped for a full bath. Completely fenced yard, cement patio and garden area outside. The garage is side turned, newer gutters, siding, garage door & opener new in 2021. Other updates include electrical box, water tank in 2022, and Wallside windows. The roof was a tear off in 2008 with dimensional shingles. Immediate occupancy and all appliances included.

2. 2026-05-08
   status Pending 891-char remark

   Show marketing remark (891 chars)

   Original owner on this well maintained Warren ranch on a generous corner lot. The living room has a large picture window for natural light and a cut out in the wall so you can see into the kitchen. Kitchen cabinets were refaced, ceramic tile backsplash, ceiling fan over eating area, additional built in cabinets for storage, and separate water dispenser for purified water at kitchen sink. 3 spacious bedrooms and full bath with ceramic tile floor & shower. Wide open basement with glass block windows, laundry area and prepped for a full bath. Completely fenced yard, cement patio and garden area outside. The garage is side turned, newer gutters, siding, garage door & opener new in 2021. Other updates include electrical box, water tank in 2022, and Wallside windows. The roof was a tear off in 2008 with dimensional shingles. Immediate occupancy and all appliances included.

3. 2026-04-23
   listed $219,800 Active 891-char remark

   Show marketing remark (891 chars)

   Original owner on this well maintained Warren ranch on a generous corner lot. The living room has a large picture window for natural light and a cut out in the wall so you can see into the kitchen. Kitchen cabinets were refaced, ceramic tile backsplash, ceiling fan over eating area, additional built in cabinets for storage, and separate water dispenser for purified water at kitchen sink. 3 spacious bedrooms and full bath with ceramic tile floor & shower. Wide open basement with glass block windows, laundry area and prepped for a full bath. Completely fenced yard, cement patio and garden area outside. The garage is side turned, newer gutters, siding, garage door & opener new in 2021. Other updates include electrical box, water tank in 2022, and Wallside windows. The roof was a tear off in 2008 with dimensional shingles. Immediate occupancy and all appliances included.

4. 2026-04-23
   listed $219,800 Active 891-char remark

   Show marketing remark (891 chars)

   Original owner on this well maintained Warren ranch on a generous corner lot. The living room has a large picture window for natural light and a cut out in the wall so you can see into the kitchen. Kitchen cabinets were refaced, ceramic tile backsplash, ceiling fan over eating area, additional built in cabinets for storage, and separate water dispenser for purified water at kitchen sink. 3 spacious bedrooms and full bath with ceramic tile floor & shower. Wide open basement with glass block windows, laundry area and prepped for a full bath. Completely fenced yard, cement patio and garden area outside. The garage is side turned, newer gutters, siding, garage door & opener new in 2021. Other updates include electrical box, water tank in 2022, and Wallside windows. The roof was a tear off in 2008 with dimensional shingles. Immediate occupancy and all appliances included.

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,937 · $245/mo
• Expected delta: +$448/yr (+$37/mo · 18.0%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,874
• − Mortgage interest: −$12,312
• − Property taxes: −$2,489
• − Insurance: −$1,099
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$6,394
• Taxable loss: −$5,601
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $-376/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 Consolidated Schools
• NCES district ID: 2635190
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,259
• Composite: 25.09/100
• National rank: #7533
• State rank: #373 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): 27,374
• Household income: $73,808
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 675.0

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 0.55)
• Race & ethnicity: White 63% Asian 17% Black 14% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Arab 4% Subsaharan African 2%
• Foreign-born: 22% · Vietnam, Canada, China
• Languages at home: 70% English-only · Other Indo-European 11% Arabic 5% Russian/Polish/Slavic 3%

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: ▼ -262.85%
• Current HPI: 189.7524
• Rent YoY: ▲ 8.03%
• 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

-0.4% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) $219,000 REALCOMP
• 2026-06-11 Sold (MLS) $219,000 MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-04-23 Listed $219,800 REALCOMP
• 2026-04-23 Listed $219,800 MiRealSource-MiMLS

Property tax history

+2.0%/yr

Latest (2025): $2,489 · +2.2% YoY. Source: county tax records.