7244 Ford Ave · Warren, MI 48091

$79,999

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 21 Days on market

Built 1946 4,356 sqft lot Est $94k · 15% under

---

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 +27.8/30.0
• ARV discount +14.4/15.0
• DSCR +9.8/10.0
• 1% rule +9.7/10.0
• 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

House has tenant, please do not approach! Could be good house to live in, buy and hold rental with steady income. 2 bedrooms on main floor, 1 bedroom has a 2nd room off the back. House completely updated 3 years ago including roof, flooring throughout, bathroom & kitchen. Tenant would be open to staying, currently under rented at $925 / mo.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 (+2.4%/yr); 168 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $553 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 + 2.4% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask is 6054% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,799 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.47% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $94,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7204 Continental Ave	0.31mi	2/1.5	732 (0%)	1mo	$82,500	$113	83
7036 Lozier Ave	0.41mi	2/1.0	696 (-5%)	1mo	$82,500	$119	72
8284 Dodge Ave	0.45mi	3/1.0 (+1)	740 (+1%)	2mo	$100,000	$135	71
7220 Stephens St	0.69mi	2/1.0	720 (-2%)	1mo	$118,000	$164	64
7044 Westminster Ave	0.55mi	2/1.0	700 (-4%)	4mo	$103,000	$147	64
7232 Theut Ave	0.51mi	2/1.0	696 (-5%)	5mo	$112,000	$161	64
8712 Ford Ave	0.70mi	2/1.0	704 (-4%)	3mo	$85,000	$121	58
8477 Prospect Ave	0.71mi	2/1.0	696 (-5%)	1mo	$90,000	$129	58
8701 Toepfer Rd	0.75mi	3/1.0 (+1)	720 (-2%)	3mo	$80,000	$111	55
7251 Yacht Ave	0.57mi	2/1.0	670 (-8%)	6mo	$38,500	$57	54
8094 Chalmers Ave	0.39mi	2/1.0	630 (-14%)	6mo	$64,000	$102	54
7282 Theut Ave	0.51mi	2/1.0	816 (+12%)	5mo	$108,000	$132	52

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,886
• Equity at exit: $11,928

10-year hold

• IRR: 11.1%
• Equity multiple: 1.85×
• Total profit: $18,928
• Equity at exit: $6,917

Cash invested: $22,400 (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: 168
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$420
• Tax from tax record: −$233 /mo · $2,790/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $244

Break-even live

Break-even rent $868

Max offer price $79,999

Occupancy floor 74%

Sensitivity live

Price	-10% $289	-5% $266	+0% $244	+5% $221	+10% $198
Rent	-10% $151	-5% $197	+0% $244	+5% $290	+10% $336
Rate	-1.0pp $284	-0.5pp $264	base $244	+0.5pp $223	+1.0pp $202

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.23mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.24mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	0.52mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.52mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.70mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.93mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	1.10mi

Listing history 20 events

1. 2025-08-17
   historical $1,250
2. 2025-08-13
   historical $1,300
3. 2025-08-10
   listed $1,300
4. 2025-07-18
   price $1,275
5. 2025-07-02
   listed $1,300
6. 2024-12-17
   status Pending
7. 2023-10-23
   soldstatus $80,000
8. 2023-08-31
   status Pending 348-char remark

   Show marketing remark (348 chars)

   House has tenant, please do not approach! Could be good house to live in, buy and hold rental with steady income. 2 bedrooms on main floor, 1 bedroom has a 2nd room off the back. House completely updated 3 years ago including roof, flooring throughout, bathroom & kitchen. Tenant would be open to staying, currently under rented at $925 / mo.

9. 2023-08-31
   status Pending

   Show marketing remark (348 chars)

   House has tenant, please do not approach! Could be good house to live in, buy and hold rental with steady income. 2 bedrooms on main floor, 1 bedroom has a 2nd room off the back. House completely updated 3 years ago including roof, flooring throughout, bathroom & kitchen. Tenant would be open to staying, currently under rented at $925 / mo.

10. 2023-08-10
    listed $79,999 Active

    Show marketing remark (348 chars)

    House has tenant, please do not approach! Could be good house to live in, buy and hold rental with steady income. 2 bedrooms on main floor, 1 bedroom has a 2nd room off the back. House completely updated 3 years ago including roof, flooring throughout, bathroom & kitchen. Tenant would be open to staying, currently under rented at $925 / mo.

11. 2023-08-10
    listed $79,999 Active 348-char remark

    Show marketing remark (348 chars)

    House has tenant, please do not approach! Could be good house to live in, buy and hold rental with steady income. 2 bedrooms on main floor, 1 bedroom has a 2nd room off the back. House completely updated 3 years ago including roof, flooring throughout, bathroom & kitchen. Tenant would be open to staying, currently under rented at $925 / mo.

12. 2018-02-22
    historical
13. 2018-02-19
    status Pending
14. 2018-02-19
    status Pending
15. 2018-02-19
    historical
16. 2017-12-07
    listed $20,000 Active
17. 2017-12-07
    listed $20,000 Active
18. 2013-01-19
    soldstatus $3,650
19. 2012-07-18
    listed $3,650
20. 1995-11-03
    soldstatus $38,900

ⓘ 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: $2,790 · $233/mo
• Projected year-2 tax: $2,790 · $233/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $14,111
• − Mortgage interest: −$4,481
• − Property taxes: −$2,790
• − Insurance: −$400
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,327
• Taxable income: $1,854
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,478/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

-96.8% since first listed

20 events — show timeline

• 2025-08-17 Rental Removed $1,250 REALSOURCE
• 2025-08-13 Rental Removed $1,300 RENTSPREE
• 2025-08-10 Listed for Rent $1,300 RENTSPREE
• 2025-07-18 Price Changed $1,275 REALSOURCE
• 2025-07-02 Listed for Rent $1,300 REALSOURCE
• 2024-12-17 Pending — REALCOMP
• 2023-10-23 Sold (Public Records) $80,000 Public Records
• 2023-08-31 Pending — MiRealSource-MiMLS
• 2023-08-31 Pending — REALCOMP
• 2023-08-10 Listed $79,999 MiRealSource-MiMLS
• 2023-08-10 Listed $79,999 REALCOMP
• 2018-02-22 Listing Removed — REALCOMP
• 2018-02-19 Pending — MiRealSource-MiMLS
• 2018-02-19 Pending — REALCOMP
• 2018-02-19 Listing Removed — MiRealSource-MiMLS
• 2017-12-07 Listed $20,000 MiRealSource-MiMLS
• 2017-12-07 Listed $20,000 REALCOMP
• 2013-01-19 Sold (MLS) $3,650 REALCOMP
• 2012-07-18 Listed $3,650 REALCOMP
• 1995-11-03 Sold (Public Records) $38,900 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,790 · +2.6% YoY. Source: county tax records.