13006 Sherman Ave · Warren, MI 48089

$125,000

4 bd · 1.0 ba · 870 sqft · SingleFamily public records · 21 Days on market

Built 1953 3,920 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, livingroom and a 1 car detached garage.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Detached garage (about 1.5 car capacity)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one half stories; Ground-level entry with steps
• Construction: Aluminum and vinyl siding
• Exterior features: Paved road access; Lot approximately 40 x 108 (0.09 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 160 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 33% 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 $864 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $35k 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 ($123k) is reasonable based on typical stale-listing flexibility.
• 4 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 $102k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.17% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $54,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13046 Sherman Ave	0.04mi	4/1.0	870 (0%)	1mo	$120,000	$138	97
12753 Georgiana Ave	0.18mi	3/1.0 (-1)	888 (+2%)	2mo	$120,000	$135	82
20543 Waltham St	0.39mi	3/1.0 (-1)	890 (+2%)	1mo	$50,000	$56	72
12416 Vernon Ave	0.29mi	3/1.0 (-1)	944 (+8%)	2mo	$128,000	$136	66
20300 Hickory St	0.46mi	3/1.0 (-1)	918 (+6%)	1mo	$31,000	$34	63
20200 Alcoy St	0.53mi	3/1.0 (-1)	917 (+5%)	2mo	$55,100	$60	60
20218 Hickory St	0.53mi	3/1.0 (-1)	930 (+7%)	1mo	$26,000	$28	58
20075 Strasburg St	0.68mi	3/1.5 (-1)	876 (+1%)	5mo	$43,500	$50	56
20218 Goulburn St	0.50mi	3/1.0 (-1)	965 (+11%)	1mo	$12,000	$12	52
13881 Carlisle St	0.62mi	3/1.0 (-1)	940 (+8%)	3mo	$59,200	$63	50
20259 Bradford St	0.68mi	4/1.0	979 (+12%)	4mo	$68,000	$69	44
19929 Joann Ave	0.72mi	3/1.0 (-1)	975 (+12%)	4mo	$89,000	$91	38

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-23
• Equity at exit: $18,638

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $25,796
• Equity at exit: $10,808

Cash invested: $35,000 (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: 160
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$656
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $319

Break-even live

Break-even rent $1,057

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $390	-5% $354	+0% $319	+5% $284	+10% $248
Rent	-10% $204	-5% $261	+0% $319	+5% $377	+10% $434
Rate	-1.0pp $382	-0.5pp $351	base $319	+0.5pp $287	+1.0pp $254

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	0.16mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	25d	1	0.17mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	0.20mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.45mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	0.46mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.50mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.53mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.60mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.61mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.70mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.75mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.01mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	1.12mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.15mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	1.18mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	1.19mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.21mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	1.33mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	1.34mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	1.43mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.45mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.48mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.48mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	1.49mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $125,000 Active 21 DOM
2. 2026-06-17
   days on market $125,000 Active 20 DOM
3. 2026-06-16
   days on market $125,000 Active 19 DOM
4. 2026-06-15
   days on market $125,000 Active 18 DOM
5. 2026-06-13
   days on market $125,000 Active 16 DOM
6. 2026-06-13
   days on market $125,000 Active 15 DOM
7. 2026-06-09
   days on market $125,000 Active 12 DOM
8. 2026-06-08
   days on market $125,000 Active 11 DOM
9. 2026-06-07
   days on market $125,000 Active 10 DOM
10. 2026-06-04
    days on market $125,000 Active 7 DOM
11. 2026-06-03
    days on market $125,000 Active 6 DOM
12. 2026-06-02
    days on market $125,000 Active 5 DOM
13. 2026-06-01
    days on market $125,000 Active 4 DOM
14. 2026-05-31
    days on market $125,000 Active 3 DOM
15. 2026-05-29
    listed $125,000 Active 166-char remark

    Show marketing remark (166 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, livingroom and a 1 car detached garage.

16. 2026-05-29
    listed $125,000 Active

    Show marketing remark (166 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, livingroom and a 1 car detached garage.

17. 2026-05-28
    historical $125,000 166-char remark

    Show marketing remark (166 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, livingroom and a 1 car detached garage.

18. 2015-02-06
    soldstatus $102,000
19. 2013-10-01
    soldstatus $13,000 279-char remark

    Show marketing remark (279 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, living room and a 1 car detached garage. This is a Fannie Mae property and can be purchased for as little as 3% down with HomePath Renovation financing!

20. 2013-10-01
    soldstatus $13,000

    Show marketing remark (279 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, living room and a 1 car detached garage. This is a Fannie Mae property and can be purchased for as little as 3% down with HomePath Renovation financing!

21. 2013-09-09
    historical 279-char remark

    Show marketing remark (279 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, living room and a 1 car detached garage. This is a Fannie Mae property and can be purchased for as little as 3% down with HomePath Renovation financing!

22. 2013-09-09
    historical

    Show marketing remark (279 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, living room and a 1 car detached garage. This is a Fannie Mae property and can be purchased for as little as 3% down with HomePath Renovation financing!

23. 2013-06-06
    listed $15,000 279-char remark

    Show marketing remark (279 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, living room and a 1 car detached garage. This is a Fannie Mae property and can be purchased for as little as 3% down with HomePath Renovation financing!

24. 2013-06-06
    listed $15,000

    Show marketing remark (279 chars)

    Fits the Bill! Condense your life and budget with this bungalow home in Warren. Great features include 4 bedrooms, 1 bathroom, living room and a 1 car detached garage. This is a Fannie Mae property and can be purchased for as little as 3% down with HomePath Renovation financing!

25. 1991-11-06
    soldstatus $40,900
26. 1989-12-11
    soldstatus $30,000

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,727 · $144/mo
• Expected delta: +$198/yr (+$17/mo · 13.0%)

ⓘ 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 · 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: $17,529
• − Mortgage interest: −$7,002
• − Property taxes: −$1,529
• − Insurance: −$625
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$3,636
• Taxable income: $1,932
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $3,364/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

+316.7% since first listed

12 events — show timeline

• 2026-05-29 Listed $125,000 MiRealSource-MiMLS
• 2026-05-29 Listed $125,000 REALCOMP
• 2026-05-28 Coming Soon $125,000 MiRealSource-MiMLS
• 2015-02-06 Sold (Public Records) $102,000 Public Records
• 2013-10-01 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2013-10-01 Sold (MLS) $13,000 REALCOMP
• 2013-09-09 Listing Removed — MiRealSource-MiMLS
• 2013-09-09 Listing Removed — REALCOMP
• 2013-06-06 Listed $15,000 MiRealSource-MiMLS
• 2013-06-06 Listed $15,000 REALCOMP
• 1991-11-06 Sold (Public Records) $40,900 Public Records
• 1989-12-11 Sold (Public Records) $30,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,529 · +2.6% YoY. Source: county tax records.