13005 Sidonie Ave · Warren, MI 48089

$99,900

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 81 Days on market

Built 1953 4,792 sqft lot $144/sqft · 7% above area Est $94k · 7% over

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Why this score? — see what drove the C 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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +7.4/10.0
• ARV discount +4.6/15.0
• 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

2 beds 1 bath

Key facts

• 4,792 sq ft lot
• Built 1953
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 (+2.9%/yr); 168 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $691 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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 $52k; list at $100k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.24% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (median comp): $93,757
• List price: $99,900
• Delta: 6.55%
• 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
12832 Sherman Ave	0.14mi	2/1.0	696 (0%)	2mo	$100,000	$144	92
13075 Sherman Ave	0.13mi	2/1.0	700 (+1%)	6mo	$83,000	$119	88
22447 Sharrow Ave	0.41mi	2/1.0	696 (0%)	0mo	$102,000	$147	81
13415 Sherman Ave	0.25mi	2/1.0	710 (+2%)	7mo	$113,300	$160	79
12856 Couwlier Ave	0.04mi	2/1.0	768 (+10%)	7mo	$57,000	$74	75
22446 Sharrow Ave	0.41mi	2/1.0	700 (+1%)	7mo	$75,000	$107	74
12426 Sidonie Ave	0.27mi	2/1.0	750 (+8%)	4mo	$131,000	$175	72
13475 Coleen Ave	0.41mi	2/1.0	672 (-3%)	6mo	$65,000	$97	70
20520 Dresden St	0.64mi	2/1.5	680 (-2%)	0mo	$33,000	$49	64
12484 Sherman Ave	0.25mi	2/1.0	800 (+15%)	3mo	$72,000	$90	61
22705 Sharrow Ave	0.49mi	2/1.0	750 (+8%)	7mo	$80,000	$107	58
20210 Hickory St	0.65mi	3/1.0 (+1)	779 (+12%)	6mo	$21,500	$28	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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $918
• Equity at exit: $14,895

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $22,704
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$524
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $269

Break-even live

Break-even rent $901

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $326	-5% $298	+0% $269	+5% $241	+10% $213
Rent	-10% $171	-5% $220	+0% $269	+5% $318	+10% $367
Rate	-1.0pp $320	-0.5pp $295	base $269	+0.5pp $243	+1.0pp $217

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	45d	1	0.18mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.63mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	45d	1	1.04mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	1.42mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	45d	1	1.42mi

Listing history 45 events

1. 2026-06-21
   days on market $99,900 Active 81 DOM
2. 2026-06-18
   days on market $99,900 Active 78 DOM
3. 2026-06-17
   days on market $99,900 Active 77 DOM
4. 2026-06-16
   days on market $99,900 Active 76 DOM
5. 2026-06-15
   days on market $99,900 Active 75 DOM
6. 2026-06-13
   days on market $99,900 Active 73 DOM
7. 2026-06-13
   days on market $99,900 Active 72 DOM
8. 2026-06-09
   days on market $99,900 Active 69 DOM
9. 2026-06-08
   days on market $99,900 Active 68 DOM
10. 2026-06-07
    days on market $99,900 Active 67 DOM
11. 2026-06-04
    days on market $99,900 Active 64 DOM
12. 2026-06-03
    days on market $99,900 Active 63 DOM
13. 2026-06-02
    days on market $99,900 Active 62 DOM
14. 2026-06-01
    days on market $99,900 Active 61 DOM
15. 2026-05-31
    days on market $99,900 Active 60 DOM
16. 2026-03-27
    listed $99,900 Active 13-char remark

    Show marketing remark (13 chars)

    2 beds 1 bath

17. 2026-03-27
    listed $99,900 Active 13-char remark

    Show marketing remark (13 chars)

    2 beds 1 bath

18. 2023-09-17
    historical $1,200
19. 2023-09-06
    historical
20. 2023-09-06
    historical
21. 2023-08-31
    listed $1,200
22. 2023-08-15
    price $79,999
23. 2023-08-14
    price $79,999
24. 2023-08-03
    listed $84,999 Active
25. 2023-08-03
    listed $84,999 Active
26. 2014-11-13
    soldstatus $51,500
27. 2013-10-14
    historical
28. 2013-10-12
    soldstatus $650
29. 2013-10-11
    historical
30. 2013-09-10
    listed $650
31. 2013-08-16
    listed $44,999
32. 2013-08-16
    listed $44,999
33. 2011-12-27
    historical
34. 2011-12-27
    historical
35. 2011-12-26
    listed $38,500
36. 2011-12-26
    listed $38,500
37. 2008-08-31
    historical
38. 2008-05-13
    listed $49,900
39. 2008-02-05
    soldstatus $18,500
40. 2008-02-05
    soldstatus $18,500
41. 2008-01-22
    historical
42. 2008-01-12
    listed $19,000
43. 2008-01-12
    listed $19,000
44. 1994-03-07
    soldstatus $33,800
45. 1988-09-27
    soldstatus $27,900

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $1,755 · $146/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 · 14 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: $14,902
• − Mortgage interest: −$5,596
• − Property taxes: −$1,755
• − Insurance: −$500
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,906
• Taxable income: $1,761
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $2,809/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

+258.1% since first listed

30 events — show timeline

• 2026-03-27 Listed $99,900 MiRealSource-MiMLS
• 2026-03-27 Listed $99,900 REALCOMP
• 2023-09-17 Rental Removed $1,200 APPFOLIO
• 2023-09-06 Listing Removed — MiRealSource-MiMLS
• 2023-09-06 Listing Removed — REALCOMP
• 2023-08-31 Listed for Rent $1,200 APPFOLIO
• 2023-08-15 Price Changed $79,999 MiRealSource-MiMLS
• 2023-08-14 Price Changed $79,999 REALCOMP
• 2023-08-03 Listed $84,999 MiRealSource-MiMLS
• 2023-08-03 Listed $84,999 REALCOMP
• 2014-11-13 Sold (Public Records) $51,500 Public Records
• 2013-10-14 Listing Removed — MiRealSource-MiMLS
• 2013-10-12 Sold (MLS) $650 MiRealSource-MiMLS
• 2013-10-11 Listing Removed — REALCOMP
• 2013-09-10 Listed $650 MiRealSource-MiMLS
• 2013-08-16 Listed $44,999 REALCOMP
• 2013-08-16 Listed $44,999 MiRealSource-MiMLS
• 2011-12-27 Listing Removed — MiRealSource-MiMLS
• 2011-12-27 Listing Removed — REALCOMP
• 2011-12-26 Listed $38,500 MiRealSource-MiMLS
• 2011-12-26 Listed $38,500 REALCOMP
• 2008-08-31 Listing Removed — REALCOMP
• 2008-05-13 Listed $49,900 REALCOMP
• 2008-02-05 Sold (MLS) $18,500 REALCOMP
• 2008-02-05 Sold (MLS) $18,500 MiRealSource-MiMLS
• 2008-01-22 Listing Removed — MiRealSource-MiMLS
• 2008-01-12 Listed $19,000 REALCOMP
• 2008-01-12 Listed $19,000 MiRealSource-MiMLS
• 1994-03-07 Sold (Public Records) $33,800 Public Records
• 1988-09-27 Sold (Public Records) $27,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,755 · -0.8% YoY. Source: county tax records.