4759 Bernice Ave · Warren, MI 48091

$214,900

3 bd · 1.5 ba · 956 sqft · SingleFamily public records · 10 Days on market

Built 1963 7,405 sqft lot $225/sqft · 59% above area Est $235k · 8% under

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Why this score? — see what drove the F 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 +11.3/15.0
• Cash flow +5.9/30.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5000 Seller Concessions! Beautifully maintained, move-in ready turnkey 3-bedroom, 2 full bathroom home offering a comfortable and functional layout perfect for everyday living. Located in the heart of Warren, this home is conveniently situated right next to I-696 and near shopping, nearby places of worship, and gas stations, offering both comfort and accessibility in a desirable location. A bus stop is conveniently located on the street and the fully fenced backyard provides added privacy. The property features a semi-finished, remodeled basement with a full bathroom, providing additional living space ideal for guests, recreation, or extended use. BATVAI.

Key facts

• Move-in ready
• Remodeled basement
• Turnkey

Tags

• MOVE-IN READY
• TURNKEY
• FULLY FENCED BACKYARD
• REMODELED BASEMENT
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Brick construction
• Construction: Brick exterior
• Exterior features: Paved road access; Lot dimensions approximately 61 x 119 (0.17 acres)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Partially finished basement; Basement present; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (35.3% below list).
• Recommended offer: $139k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 5.2% in Warren — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: amenities D, employment D, crime 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.
• Zoned schools: Siersma Elementary School (math 32% / reading 47%, grade F, #606 of 1,397 statewide, top 48%, 426 students, 83% FRL); Beer Middle School (math 14% / reading 42%, grade F, #359 of 493 statewide, top 73%, 745 students, 76% FRL); Warren Mott High School (math 12% / reading 40%, grade F, #474 of 713 statewide, top 66%, 1,385 students, 73% FRL) — zoned schools average 77% FRL vs 48% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 170 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y 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 $109k; list at $215k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $138,976 (35.3% 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: 0.65% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.40%
• DSCR: 0.63
• GRM: 12.9

CMA / ARV

• ARV (median comp): $234,567
• List price: $214,900
• Delta: -7.96%
• 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
26379 Audrey Ave	0.19mi	3/2.0	1,000 (+5%)	3mo	$215,000	$215	79
27250 Haverhill Dr	0.48mi	3/1.0	963 (+1%)	0mo	$219,000	$227	74
26660 Crystal Ave	0.14mi	3/1.0	1,013 (+6%)	15mo	$180,000	$178	69
4578 Stratford Dr	0.31mi	3/1.5	927 (-3%)	15mo	$220,000	$237	68
26746 Grobbel Ave	0.37mi	3/2.0	1,031 (+8%)	6mo	$255,000	$247	63
4436 Buckingham Dr	0.47mi	3/1.5	985 (+3%)	13mo	$239,000	$243	62
26637 Curie Ave	0.26mi	3/1.0	1,037 (+8%)	15mo	$200,000	$193	59
5234 Andriths Ave	0.31mi	3/1.0	1,037 (+8%)	13mo	$230,000	$222	59
26885 Blackmar Ave	0.48mi	3/1.0	1,000 (+5%)	17mo	$120,000	$120	54
4266 Orr Ave	0.61mi	3/1.0	964 (+1%)	17mo	$159,900	$166	54
25882 Loretta Ave	0.27mi	3/1.0	1,068 (+12%)	15mo	$175,000	$164	53
27575 Strathmoor Dr Dr	0.61mi	3/1.0	1,040 (+9%)	7mo	$225,000	$216	49

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: -31.8%
• Equity multiple: -0.04×
• Total profit: $-62,504
• Equity at exit: $32,042

10-year hold

• IRR: -39.8%
• Equity multiple: -0.54×
• Total profit: $-92,450
• Equity at exit: $18,581

Cash invested: $60,172 (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: 170
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$303 /mo · $3,630/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-421

Break-even live

Break-even rent $1,923

Max offer price $140,511

Occupancy floor —

Sensitivity live

Price	-10% $-299	-5% $-360	+0% $-421	+5% $-482	+10% $-543
Rent	-10% $-531	-5% $-476	+0% $-421	+5% $-366	+10% $-311
Rate	-1.0pp $-313	-0.5pp $-366	base $-421	+0.5pp $-477	+1.0pp $-533

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	5d	6	0.36mi
4652 E 10 Mile Rd Warren, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.81mi
27489 Parkview Blvd Warren, MI	1.0–2.0	1.0–1.5	850	$1,465	$1.72	1d	11	1.25mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	45d	1	1.48mi

Listing history 36 events

1. 2026-06-21
   days on market $214,900 Active 10 DOM
2. 2026-06-18
   days on market $214,900 Active 7 DOM
3. 2026-06-17
   days on market $214,900 Active 6 DOM
4. 2026-06-16
   days on market $214,900 Active 5 DOM
5. 2026-06-15
   remarks 664-char remark
6. 2026-06-15
   pricedays on market $214,900 Active 4 DOM
7. 2026-06-13
   pricedays on marketlisting id $214,000 Active 2 DOM
8. 2026-06-07
   days on market $215,900 Active 57 DOM
9. 2026-06-04
   days on market $215,900 Active 54 DOM
10. 2026-06-03
    days on market $215,900 Active 53 DOM
11. 2026-06-02
    days on market $215,900 Active 52 DOM
12. 2026-06-01
    days on market $215,900 Active 51 DOM
13. 2026-05-31
    days on market $215,900 Active 50 DOM
14. 2026-05-15
    price $219,900 638-char remark
15. 2026-05-14
    price $219,900 638-char remark
16. 2026-05-07
    price $227,900 638-char remark
17. 2026-05-07
    price $227,900 638-char remark
18. 2026-04-25
    price $229,900 638-char remark
19. 2026-04-25
    price $229,900 638-char remark
20. 2026-04-11
    listed $235,000 Active 638-char remark
21. 2026-04-10
    listed $235,000 Active 638-char remark
22. 2016-06-07
    soldstatus $109,000
23. 2016-05-13
    soldstatus $109,000 Closed
24. 2016-05-13
    soldstatus $109,000 Closed
25. 2016-05-11
    historical
26. 2016-03-21
    status Pending
27. 2016-03-21
    historical
28. 2016-03-02
    status Active
29. 2016-02-29
    status Pending
30. 2016-02-24
    status Active
31. 2016-01-28
    status Pending
32. 2016-01-05
    price $110,900
33. 2015-12-03
    price $111,900
34. 2015-11-19
    price $112,900
35. 2015-11-05
    listed $114,900 Active
36. 2015-11-05
    listed $110,900

ⓘ 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: $3,630 · $303/mo
• Projected year-2 tax: $3,630 · $303/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 2/10 Low FEMA zone X (unshaded) · 3% 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: $16,677
• − Mortgage interest: −$12,038
• − Property taxes: −$3,630
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$6,252
• Taxable loss: −$8,985
• Est. tax savings @ 24.0%: +$2,156
• After-tax cash flow: $-2,897/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): 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

+93.8% since first listed

31 events — show timeline

• 2026-06-14 Price Changed $214,900 REALCOMP
• 2026-06-14 Price Changed $214,900 MiRealSource-MiMLS
• 2026-06-11 Listed $214,000 REALCOMP
• 2026-06-11 Listed $214,000 MiRealSource-MiMLS
• 2026-06-07 Listing Removed — MiRealSource-MiMLS
• 2026-06-07 Listing Removed — REALCOMP
• 2026-05-29 Price Changed $215,900 MiRealSource-MiMLS
• 2026-05-28 Price Changed $215,900 REALCOMP
• 2026-05-15 Price Changed $219,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $219,900 REALCOMP
• 2026-05-07 Price Changed $227,900 MiRealSource-MiMLS
• 2026-05-07 Price Changed $227,900 REALCOMP
• 2026-04-25 Price Changed $229,900 MiRealSource-MiMLS
• 2026-04-25 Price Changed $229,900 REALCOMP
• 2026-04-11 Listed $235,000 REALCOMP
• 2026-04-10 Listed $235,000 MiRealSource-MiMLS
• 2016-06-07 Sold (Public Records) $109,000 Public Records
• 2016-05-13 Sold (MLS) $109,000 REALCOMP
• 2016-05-13 Sold (MLS) $109,000 MiRealSource-MiMLS
• 2016-05-11 Listing Removed — REALCOMP
• 2016-03-21 Pending — MiRealSource-MiMLS
• 2016-03-21 Listing Removed — REALCOMP
• 2016-03-02 Relisted — MiRealSource-MiMLS
• 2016-02-29 Pending — MiRealSource-MiMLS
• 2016-02-24 Relisted — MiRealSource-MiMLS
• 2016-01-28 Pending — MiRealSource-MiMLS
• 2016-01-05 Price Changed $110,900 MiRealSource-MiMLS
• 2015-12-03 Price Changed $111,900 MiRealSource-MiMLS
• 2015-11-19 Price Changed $112,900 MiRealSource-MiMLS
• 2015-11-05 Listed $114,900 MiRealSource-MiMLS
• 2015-11-05 Listed $110,900 REALCOMP

Property tax history

+5.6%/yr

Latest (2025): $3,630 · +2.2% YoY. Source: county tax records.