7067 Studebaker Ave · Warren, MI 48091

$94,500

2 bd · 1.0 ba · 561 sqft · SingleFamily public records · 21 Days on market

Built 1929 4,356 sqft lot Est $68k · 38% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Warren! Perfectly balancing unbeatable affordability with a prime Metro Detroit location, this charming 2-bedroom, 1-bathroom ranch-style home offers 561 square feet of cozy, highly efficient living space that is perfect for first-time buyers or savvy investors. Nestled on a spacious lot with a large yard that is ready for summer BBQs, pets, or for you to put your own personal touch to enhance outdoor living space. From the fresh interior updates including a fresh remodel to the unbeatable price point, this single-family home delivers total independence without the hefty price tag, making homeownership an absolute reality or use it as a great performing rental. Commuting is a breeze with near immediate access to major expressways, keeping you seamlessly connected to downtown Detroit and neighboring hotspots. You are just minutes away from major local employers like Stellantis, schools, and an array of shopping, dining, and entertainment venues. This rare combination of central convenience, expansive outdoor space, and unmatched affordability will not last long in Warren's fast-moving market. Schedule your private showing and take the first step toward making this home yours TODAY!

Key facts

• Large yard
• 4,356 sq ft lot
• Built 1929

Tags

• LARGE YARD
• FRESH INTERIOR UPDATES
• MAJOR EXPRESSWAYS ACCESS
• MINUTES FROM LOCAL EMPLOYERS
• EXPANSIVE OUTDOOR SPACE
• UNMATCHED AFFORDABILITY

Property features AI

Finance

• Other: Residential property subtype: Single Family Residence
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: No garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction; One-story design
• Exterior features: Paved road access; Lot roughly 0.1 acre (40 x 109)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Two total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 $653 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $66k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,082 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 1.26% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $68,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21832 Conners Ave	0.18mi	2/1.0	600 (+7%)	3mo	$84,000	$140	78
7540 Prospect Ave	0.33mi	2/1.0	576 (+3%)	5mo	$38,000	$66	76
8094 Chalmers Ave	0.34mi	2/1.0	630 (+12%)	6mo	$64,000	$102	58
7083 Victory Ave	0.26mi	1/1.0 (-1)	594 (+6%)	20mo	$32,900	$55	56
6744 Paige Ave	0.46mi	2/1.0	591 (+5%)	16mo	$105,000	$178	56
20493 Carrie St	0.69mi	2/1.0	576 (+3%)	18mo	$25,000	$43	48
8101 Rivard Ave	0.68mi	2/2.0	616 (+10%)	0mo	$75,000	$122	48
8278 Jackson Ave	0.72mi	2/1.0	592 (+6%)	12mo	$82,000	$139	47
7211 Continental Ave	0.51mi	2/1.0	510 (-9%)	22mo	$50,000	$98	43
7559 Lozier Ave	0.63mi	2/1.0	600 (+7%)	20mo	$75,000	$125	42
7259 Republic Ave	0.57mi	3/1.0 (+1)	640 (+14%)	12mo	$82,500	$129	35
8477 Sherman Ave	0.70mi	1/1.0 (-1)	505 (-10%)	13mo	$60,000	$119	35

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-434
• Equity at exit: $14,090

10-year hold

• IRR: 8.6%
• Equity multiple: 1.63×
• Total profit: $16,768
• Equity at exit: $8,171

Cash invested: $26,460 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$496
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $245

Break-even live

Break-even rent $877

Max offer price $94,500

Occupancy floor 74%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.10mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	43d	1	0.31mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	43d	1	0.32mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.52mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	43d	1	0.72mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	43d	1	0.96mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	43d	1	1.28mi

Listing history 36 events

1. 2026-06-18
   days on market $94,500 Active 21 DOM
2. 2026-06-17
   days on market $94,500 Active 20 DOM
3. 2026-06-16
   days on market $94,500 Active 19 DOM
4. 2026-06-15
   days on market $94,500 Active 18 DOM
5. 2026-06-13
   days on market $94,500 Active 16 DOM
6. 2026-06-13
   days on market $94,500 Active 15 DOM
7. 2026-06-09
   days on market $94,500 Active 12 DOM
8. 2026-06-08
   days on market $94,500 Active 11 DOM
9. 2026-06-07
   days on market $94,500 Active 10 DOM
10. 2026-06-04
    days on market $94,500 Active 7 DOM
11. 2026-06-03
    days on market $94,500 Active 6 DOM
12. 2026-06-02
    days on market $94,500 Active 5 DOM
13. 2026-06-01
    days on market $94,500 Active 4 DOM
14. 2026-05-31
    days on market $94,500 Active 3 DOM
15. 2026-05-28
    listed $94,500 Active

    Show marketing remark (1210 chars)

    Welcome to Warren! Perfectly balancing unbeatable affordability with a prime Metro Detroit location, this charming 2-bedroom, 1-bathroom ranch-style home offers 561 square feet of cozy, highly efficient living space that is perfect for first-time buyers or savvy investors. Nestled on a spacious lot with a large yard that is ready for summer BBQs, pets, or for you to put your own personal touch to enhance outdoor living space. From the fresh interior updates including a fresh remodel to the unbeatable price point, this single-family home delivers total independence without the hefty price tag, making homeownership an absolute reality or use it as a great performing rental. Commuting is a breeze with near immediate access to major expressways, keeping you seamlessly connected to downtown Detroit and neighboring hotspots. You are just minutes away from major local employers like Stellantis, schools, and an array of shopping, dining, and entertainment venues. This rare combination of central convenience, expansive outdoor space, and unmatched affordability will not last long in Warren's fast-moving market. Schedule your private showing and take the first step toward making this home yours TODAY!

16. 2026-05-28
    listed $94,500 Active 1210-char remark

    Show marketing remark (1210 chars)

    Welcome to Warren! Perfectly balancing unbeatable affordability with a prime Metro Detroit location, this charming 2-bedroom, 1-bathroom ranch-style home offers 561 square feet of cozy, highly efficient living space that is perfect for first-time buyers or savvy investors. Nestled on a spacious lot with a large yard that is ready for summer BBQs, pets, or for you to put your own personal touch to enhance outdoor living space. From the fresh interior updates including a fresh remodel to the unbeatable price point, this single-family home delivers total independence without the hefty price tag, making homeownership an absolute reality or use it as a great performing rental. Commuting is a breeze with near immediate access to major expressways, keeping you seamlessly connected to downtown Detroit and neighboring hotspots. You are just minutes away from major local employers like Stellantis, schools, and an array of shopping, dining, and entertainment venues. This rare combination of central convenience, expansive outdoor space, and unmatched affordability will not last long in Warren's fast-moving market. Schedule your private showing and take the first step toward making this home yours TODAY!

17. 2023-08-24
    soldstatus $66,000
18. 2023-08-22
    soldstatus $66,000 Sold 258-char remark

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

19. 2023-08-22
    soldstatus $66,000 Closed

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

20. 2023-08-07
    status Pending

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

21. 2023-08-07
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

22. 2023-07-26
    price $70,000

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

23. 2023-07-26
    price $70,000 258-char remark

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

24. 2023-07-17
    listed $75,000 Active

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

25. 2023-07-17
    listed $75,000 Active 258-char remark

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

26. 2023-07-16
    historical $75,000

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

27. 2023-07-16
    historical $75,000 258-char remark

    Show marketing remark (258 chars)

    Warren home near 9 mile and Van dyke. Home has fresh paint and new flooring. Previously rented out. Investors can add this to their portfolio or family for their first home. Home has a fenced yard, very spacious for family parties or any pets to play around.

28. 2021-02-16
    soldstatus $46,250
29. 2021-01-25
    soldstatus $800,000
30. 2019-06-20
    soldstatus $46,250
31. 2019-06-11
    soldstatus $125,000
32. 2005-09-19
    historical
33. 2005-09-19
    historical
34. 2005-05-19
    listed $44,900
35. 2005-05-19
    listed $44,900
36. 1991-01-17
    soldstatus $20,500

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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) · 22% 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: $14,246
• − Mortgage interest: −$5,293
• − Property taxes: −$1,894
• − Insurance: −$472
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,749
• Taxable income: $1,557
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,567/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

+361.0% since first listed

22 events — show timeline

• 2026-05-28 Listed $94,500 MiRealSource-MiMLS
• 2026-05-28 Listed $94,500 REALCOMP
• 2023-08-24 Sold (Public Records) $66,000 Public Records
• 2023-08-22 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2023-08-22 Sold (MLS) $66,000 REALCOMP
• 2023-08-07 Pending — MiRealSource-MiMLS
• 2023-08-07 Pending — REALCOMP
• 2023-07-26 Price Changed $70,000 MiRealSource-MiMLS
• 2023-07-26 Price Changed $70,000 REALCOMP
• 2023-07-17 Listed $75,000 MiRealSource-MiMLS
• 2023-07-17 Listed $75,000 REALCOMP
• 2023-07-16 Coming Soon $75,000 MiRealSource-MiMLS
• 2023-07-16 Coming Soon $75,000 REALCOMP
• 2021-02-16 Sold (Public Records) $46,250 Public Records
• 2021-01-25 Sold (Public Records) $800,000 Public Records
• 2019-06-20 Sold (Public Records) $46,250 Public Records
• 2019-06-11 Sold (Public Records) $125,000 Public Records
• 2005-09-19 Listing Removed — MiRealSource-MiMLS
• 2005-09-19 Listing Removed — REALCOMP
• 2005-05-19 Listed $44,900 MiRealSource-MiMLS
• 2005-05-19 Listed $44,900 REALCOMP
• 1991-01-17 Sold (Public Records) $20,500 Public Records

Property tax history

+12.7%/yr

Latest (2025): $1,894 · +2.5% YoY. Source: county tax records.