8105 Toepfer · Warren, MI 48089

$140,000

4 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 24 Days on market

Built 1941 8,712 sqft lot Est $161k · 13% under

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Why this score? — see what drove the D+ 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 +13.8/30.0
• ARV discount +13.3/15.0
• 1% rule +5.9/10.0
• DSCR +4.2/10.0
• 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

Spacious 4 bedroom, 3 bath home with a 2.5 car garage situated on three lots, offering plenty of space inside and out. this property has great potential and need a little TLC to truly shine. Perfect for homeowners or investors looking to add their personal touch and create their dream home. Enjoy large yard space, endless possibilities for entertaining and gardening all in a property full of character and opportunity.

Key facts

• Large yard space
• Three lots
• Great potential

Tags

• LARGE YARD SPACE
• THREE LOTS
• GREAT POTENTIAL
• ENDLESS POSSIBILITIES

Property features AI

Exterior

• Parking: Detached garage; 2.5 garage spaces
• Home design: Single-family residence; Residential property; Built in 1941
• Construction: Vinyl siding
• Exterior features: Public water; 0.2-acre lot

Interior

• Kitchen: 12 x 12 kitchen
• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $12 ($149/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.2% in Warren — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $968 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $78k; list at $140k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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. 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: 1.09% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $160,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7641 Westminster Ave	0.26mi	4/1.5	1,415 (+1%)	0mo	$155,000	$110	84
8316 Hudson Ave	0.21mi	3/1.0 (-1)	1,300 (-7%)	1mo	$94,000	$72	69
8244 Hupp Ave	0.25mi	3/2.0 (-1)	1,300 (-7%)	3mo	$188,500	$145	69
8268 Hudson Ave	0.17mi	3/2.0 (-1)	1,258 (-10%)	2mo	$145,000	$115	69
8404 Westminster Ave	0.32mi	3/1.0 (-1)	1,473 (+6%)	2mo	$115,000	$78	66
7519 Packard Ave	0.31mi	3/2.0 (-1)	1,291 (-8%)	3mo	$224,500	$174	66
8286 Westminster Ave	0.31mi	3/2.5 (-1)	1,250 (-10%)	2mo	$250,000	$200	60
7052 Studebaker Ave	0.36mi	3/2.0 (-1)	1,242 (-11%)	1mo	$152,500	$123	59
11115 Toepfer Rd	0.57mi	3/1.0 (-1)	1,345 (-4%)	2mo	$145,000	$108	57
11246 Chalmers Ave	0.63mi	3/1.0 (-1)	1,360 (-3%)	3mo	$93,000	$68	55
11036 Studebaker Ave	0.50mi	3/2.0 (-1)	1,260 (-10%)	3mo	$150,000	$119	53
7051 Maxwell Ave	0.54mi	3/1.0 (-1)	1,234 (-12%)	3mo	$135,000	$109	44

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-21,825
• Equity at exit: $20,874

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-17,706
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$734
• Tax from tax record: −$401 /mo · $4,808/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $12

Break-even live

Break-even rent $1,510

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $92	-5% $52	+0% $12	+5% $-27	+10% $-67
Rent	-10% $-108	-5% $-48	+0% $12	+5% $73	+10% $133
Rate	-1.0pp $83	-0.5pp $48	base $12	+0.5pp $-24	+1.0pp $-61

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.17mi
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	25d	1	0.21mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.22mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	0.24mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	25d	1	0.39mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	0.42mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	0.48mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	0.53mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	0.62mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	0.67mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.68mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.73mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.73mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	0d	1	0.76mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.78mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	0.78mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	25d	1	0.86mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	25d	1	0.89mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	0.91mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	25d	1	0.94mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	44d	1	0.95mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	44d	1	1.16mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	2d	1	1.16mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	1.19mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	1.28mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.28mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	1.31mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	1.42mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	1.43mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $140,000 Active 24 DOM
2. 2026-06-18
   days on market $140,000 Active 21 DOM
3. 2026-06-17
   days on market $140,000 Active 20 DOM
4. 2026-06-16
   days on market $140,000 Active 19 DOM
5. 2026-06-15
   days on market $140,000 Active 18 DOM
6. 2026-06-13
   days on market $140,000 Active 16 DOM
7. 2026-06-13
   days on market $140,000 Active 15 DOM
8. 2026-06-09
   days on market $140,000 Active 12 DOM
9. 2026-06-08
   days on market $140,000 Active 11 DOM
10. 2026-06-07
    days on market $140,000 Active 10 DOM
11. 2026-06-04
    days on market $140,000 Active 7 DOM
12. 2026-06-03
    days on market $140,000 Active 6 DOM
13. 2026-06-02
    days on market $140,000 Active 5 DOM
14. 2026-06-01
    days on market $140,000 Active 4 DOM
15. 2026-05-31
    days on market $140,000 Active 3 DOM
16. 2026-05-27
    listed $140,000 Active

    Show marketing remark (421 chars)

    Spacious 4 bedroom, 3 bath home with a 2.5 car garage situated on three lots, offering plenty of space inside and out. this property has great potential and need a little TLC to truly shine. Perfect for homeowners or investors looking to add their personal touch and create their dream home. Enjoy large yard space, endless possibilities for entertaining and gardening all in a property full of character and opportunity.

17. 2026-05-27
    listed $140,000 Active 421-char remark

    Show marketing remark (421 chars)

    Spacious 4 bedroom, 3 bath home with a 2.5 car garage situated on three lots, offering plenty of space inside and out. this property has great potential and need a little TLC to truly shine. Perfect for homeowners or investors looking to add their personal touch and create their dream home. Enjoy large yard space, endless possibilities for entertaining and gardening all in a property full of character and opportunity.

18. 2026-05-27
    listed $140,000 Active 421-char remark

    Show marketing remark (421 chars)

    Spacious 4 bedroom, 3 bath home with a 2.5 car garage situated on three lots, offering plenty of space inside and out. this property has great potential and need a little TLC to truly shine. Perfect for homeowners or investors looking to add their personal touch and create their dream home. Enjoy large yard space, endless possibilities for entertaining and gardening all in a property full of character and opportunity.

19. 2024-11-08
    soldstatus $78,000
20. 2013-11-22
    soldstatus $50,000
21. 2013-11-11
    soldstatus $50,000
22. 2013-11-11
    soldstatus $50,000
23. 2013-09-05
    historical
24. 2013-09-05
    historical
25. 2013-08-26
    listed $50,000
26. 2013-08-23
    listed $50,000

ⓘ 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: $4,808 · $401/mo
• Projected year-2 tax: $4,808 · $401/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 ≥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: $18,313
• − Mortgage interest: −$7,842
• − Property taxes: −$4,808
• − Insurance: −$700
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,073
• Taxable loss: −$2,040
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $639/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

+180.0% since first listed

11 events — show timeline

• 2026-05-27 Listed $140,000 REALCOMP
• 2026-05-27 Listed $140,000 MiRealSource-MiMLS
• 2026-05-27 Listed $140,000 SW Michigan MLS
• 2024-11-08 Sold (Public Records) $78,000 Public Records
• 2013-11-22 Sold (Public Records) $50,000 Public Records
• 2013-11-11 Sold (MLS) $50,000 REALCOMP
• 2013-11-11 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2013-09-05 Listing Removed — REALCOMP
• 2013-09-05 Listing Removed — MiRealSource-MiMLS
• 2013-08-26 Listed $50,000 REALCOMP
• 2013-08-23 Listed $50,000 MiRealSource-MiMLS

Property tax history

+15.3%/yr

Latest (2025): $4,808 · +41.2% YoY. Source: county tax records.