25845 Hayes Blvd · Warren, MI 48089

$114,500

3 bd · 1.0 ba · 903 sqft · SingleFamily public records · 23 Days on market

Built 1951 5,227 sqft lot Est $128k · 11% 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 +29.8/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

Key facts

• Charming shed
• Large covered porch
• First floor laundry

Tags

• FIRST FLOOR LAUNDRY
• FULLY FENCED BACKYARD
• RAISED GARDEN BEDS
• CHARMING SHED
• DETACHED GARAGE
• LARGE COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• 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); 168 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 $792 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $114k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,782 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $128,226
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14980 Frazho Rd	0.07mi	3/1.0	903 (0%)	4mo	$85,000	$94	93
15010 Petrie St	0.32mi	3/1.0	936 (+4%)	3mo	$180,000	$192	76
26153 Nagel St	0.49mi	3/1.0	924 (+2%)	2mo	$101,000	$109	72
26501 Clancy St	0.46mi	3/1.0	924 (+2%)	4mo	$154,900	$168	71
25323 Fern St	0.47mi	3/1.5	895 (-1%)	5mo	$115,000	$128	71
26204 Belanger St	0.43mi	2/1.0 (-1)	912 (+1%)	5mo	$115,000	$126	69
26140 Nagel St	0.51mi	3/1.0	924 (+2%)	5mo	$96,000	$104	68
26710 Lehner St	0.56mi	3/1.0	924 (+2%)	3mo	$180,000	$195	68
26621 Kathy St	0.65mi	3/1.0	924 (+2%)	0mo	$155,900	$169	65
25118 Rosenbusch Blvd	0.38mi	2/1.0 (-1)	950 (+5%)	4mo	$135,000	$142	65
26512 Kathy St	0.62mi	3/1.0	924 (+2%)	4mo	$150,000	$162	64
26234 Woodmont St	0.60mi	3/1.0	960 (+6%)	1mo	$124,000	$129	61

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $8,140
• Equity at exit: $17,072

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $41,237
• Equity at exit: $9,900

Cash invested: $32,060 (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: 168
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$600
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $420

Break-even live

Break-even rent $979

Max offer price $114,500

Occupancy floor 67%

Sensitivity live

Price	-10% $485	-5% $453	+0% $420	+5% $388	+10% $356
Rent	-10% $301	-5% $361	+0% $420	+5% $480	+10% $540
Rate	-1.0pp $478	-0.5pp $449	base $420	+0.5pp $391	+1.0pp $361

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	13	0.17mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	19d	1	0.23mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	25d	1	0.32mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	16d	1	0.42mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	16d	1	0.49mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	23d	1	0.52mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	4d	1	0.52mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	25d	1	0.53mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	25d	1	0.63mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	5d	1	0.69mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	3d	1	0.90mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$4,983	$5.94	0d	1	0.93mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	1.21mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	1.21mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	1.21mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	1.21mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	1.21mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	1.27mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,050	$1.24	45d	1	1.33mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,075	$1.26	16d	1	1.33mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	1.44mi

Listing history 17 events

1. 2026-03-30
   status Pending 1405-char remark

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

2. 2026-03-30
   status Pending

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

3. 2026-03-28
   historical Accepting Backup Offers 1405-char remark

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

4. 2026-03-28
   historical Active Under Contract

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

5. 2026-03-20
   price $114,500 1405-char remark

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

6. 2026-03-20
   price $114,500

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

7. 2026-03-13
   price $119,500 1405-char remark

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

8. 2026-03-13
   price $119,500

   Show marketing remark (1405 chars)

   Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

9. 2026-03-08
   listed $127,500 Active
10. 2026-03-07
    listed $127,500 Active 1405-char remark

    Show marketing remark (1405 chars)

    Opportunity is knocking in this Warren ranch! This motivated Seller is looking for a FAST sale! With great bones and endless potential, this 3 bed, 1 bath home is just waiting for the right owner to bring their vision and a little TLC to make it truly shine. Step inside and discover a layout designed for real living. First-floor laundry keeps everyday routines simple, while three comfortable bedrooms and a full bath provide the perfect foundation for cozy, everyday living. Outside, you'll find a great-sized, fully fenced backyard offering space to relax, garden, or create the outdoor oasis you've always imagined. The yard also features raised garden beds for buyers with a green thumb, along with a charming shed and a detached 1.5-car garage that provides extra storage or a great workspace for projects and hobbies. The large covered porch is the perfect spot for summer evenings or quiet mornings with a cup of coffee. Whether you're a first-time homebuyer looking to build equity, an investor searching for your next opportunity, or someone ready to add your personal touch, this home offers incredible potential in a fantastic location. Conveniently located near shopping, commuter routes, and within the sought-after Warren Woods school district, this is a smart buy with room to grow. * SELLER IS MOTIVATED and will consider all reasonable offers * Don't miss your chance to make it yours!

11. 2011-04-14
    soldstatus $24,500 264-char remark

    Show marketing remark (264 chars)

    It's nice, turn key move in, original owner, vinyl windows, new furnace sept. 2010, C/A, stove, refrigerator, washer, dryer stay, and T. V. All window treatments, Approx extra 30 ft. on lot depth from road and 110 ft. deep lot. Deck, aluminum trim house and garage

12. 2011-04-14
    soldstatus $24,500

    Show marketing remark (264 chars)

    It's nice, turn key move in, original owner, vinyl windows, new furnace sept. 2010, C/A, stove, refrigerator, washer, dryer stay, and T. V. All window treatments, Approx extra 30 ft. on lot depth from road and 110 ft. deep lot. Deck, aluminum trim house and garage

13. 2011-03-31
    historical 264-char remark

    Show marketing remark (264 chars)

    It's nice, turn key move in, original owner, vinyl windows, new furnace sept. 2010, C/A, stove, refrigerator, washer, dryer stay, and T. V. All window treatments, Approx extra 30 ft. on lot depth from road and 110 ft. deep lot. Deck, aluminum trim house and garage

14. 2011-03-18
    listed $24,900 264-char remark

    Show marketing remark (264 chars)

    It's nice, turn key move in, original owner, vinyl windows, new furnace sept. 2010, C/A, stove, refrigerator, washer, dryer stay, and T. V. All window treatments, Approx extra 30 ft. on lot depth from road and 110 ft. deep lot. Deck, aluminum trim house and garage

15. 2011-03-18
    listed $24,900

    Show marketing remark (264 chars)

    It's nice, turn key move in, original owner, vinyl windows, new furnace sept. 2010, C/A, stove, refrigerator, washer, dryer stay, and T. V. All window treatments, Approx extra 30 ft. on lot depth from road and 110 ft. deep lot. Deck, aluminum trim house and garage

16. 2010-10-25
    historical
17. 2010-06-24
    listed $33,500

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$130/yr (+$11/mo · 8.6%)

ⓘ 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: $18,134
• − Mortgage interest: −$6,414
• − Property taxes: −$1,504
• − Insurance: −$572
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$3,331
• Taxable income: $3,412
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $4,225/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

+241.8% since first listed

17 events — show timeline

• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-30 Pending — REALCOMP
• 2026-03-28 Contingent — MiRealSource-MiMLS
• 2026-03-28 Contingent — REALCOMP
• 2026-03-20 Price Changed $114,500 MiRealSource-MiMLS
• 2026-03-20 Price Changed $114,500 REALCOMP
• 2026-03-13 Price Changed $119,500 MiRealSource-MiMLS
• 2026-03-13 Price Changed $119,500 REALCOMP
• 2026-03-08 Listed $127,500 REALCOMP
• 2026-03-07 Listed $127,500 MiRealSource-MiMLS
• 2011-04-14 Sold (MLS) $24,500 REALCOMP
• 2011-04-14 Sold (MLS) $24,500 MiRealSource-MiMLS
• 2011-03-31 Listing Removed — MiRealSource-MiMLS
• 2011-03-18 Listed $24,900 REALCOMP
• 2011-03-18 Listed $24,900 MiRealSource-MiMLS
• 2010-10-25 Listing Removed — MiRealSource-MiMLS
• 2010-06-24 Listed $33,500 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $1,504 · +2.5% YoY. Source: county tax records.