8493 Jewett Ave · Warren, MI 48089

$122,900

4 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 108 Days on market

Built 1948 5,663 sqft lot $104/sqft · at area comps Est $125k · at est.

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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 +20.7/30.0
• ARV discount +8.4/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• 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

Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

Key facts

• 5,663 sq ft lot
• Built 1948
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: amenities D, employment D, crime 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.
• Zoned schools: Marjorie Carlson Elementary School (math 8% / reading 17%, grade F, #1,203 of 1,397 statewide, top 87%, 349 students, 92% FRL); Lincoln Middle School (math 7% / reading 22%, grade F, #460 of 493 statewide, top 93%, 401 students, 96% FRL); Lincoln High School (math 2% / reading 17%, grade F, #692 of 713 statewide, top 98%, 440 students, 91% FRL).
• Market conditions: Rents rising (+2.9%/yr); 168 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $850 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 108 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $123k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,839 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.20% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

• ARV (median comp): $125,353
• List price: $122,900
• Delta: -1.96%
• 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
8420 Jewett Ave	0.07mi	4/2.0	1,275 (+8%)	1mo	$110,000	$86	79
8659 Essex Ave	0.12mi	3/1.0 (-1)	1,034 (-12%)	2mo	$150,000	$145	67
8269 Sterling St	0.31mi	3/1.0 (-1)	1,300 (+10%)	1mo	$187,000	$144	63
8221 Coolidge Ave	0.56mi	3/1.0 (-1)	1,220 (+3%)	1mo	$178,000	$146	63
11083 Ford Ave	0.63mi	4/2.0	1,150 (-2%)	1mo	$135,000	$117	62
8205 State Park	0.38mi	3/1.0 (-1)	1,287 (+9%)	2mo	$186,000	$145	61
11169 Ocalla Dr	0.35mi	3/1.0 (-1)	1,064 (-10%)	2mo	$160,000	$150	60
8420 Republic Ave	0.24mi	3/1.0 (-1)	1,015 (-14%)	2mo	$150,000	$148	59
24344 Rosemarie Ave	0.41mi	3/1.0 (-1)	1,064 (-10%)	2mo	$148,000	$139	58
8654 Continental Ave	0.30mi	3/1.0 (-1)	1,008 (-15%)	1mo	$103,000	$102	56
11339 Ford Ave	0.72mi	4/1.5	1,015 (-14%)	2mo	$130,000	$128	40
24915 Tallman Ave	0.69mi	3/1.0 (-1)	1,005 (-15%)	3mo	$115,000	$114	36

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,249
• Equity at exit: $18,325

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $5,752
• Equity at exit: $10,626

Cash invested: $34,412 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$645
• Tax from tax record: −$306 /mo · $3,669/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $167

Break-even live

Break-even rent $1,268

Max offer price $122,900

Occupancy floor 84%

Sensitivity live

Price	-10% $237	-5% $202	+0% $167	+5% $132	+10% $97
Rent	-10% $50	-5% $109	+0% $167	+5% $225	+10% $284
Rate	-1.0pp $229	-0.5pp $198	base $167	+0.5pp $135	+1.0pp $103

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	26d	1	0.14mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	26d	1	0.23mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	6d	1	0.25mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	45d	1	0.30mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	6d	1	0.32mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	19d	1	0.32mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	26d	1	0.33mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	26d	1	0.36mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	26d	1	0.52mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	26d	1	0.53mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	1d	1	0.74mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	26d	1	0.75mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	0.82mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	4d	1	0.82mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	6d	1	0.87mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	26d	1	0.87mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	26d	1	0.95mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	1.01mi
8625 Dale Center Line, MI	3.0	1.5	1179	$1,796	$1.52	45d	1	1.05mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	13d	1	1.24mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	26d	1	1.25mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	26d	1	1.27mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	45d	1	1.32mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	26d	1	1.34mi

Listing history 46 events

1. 2026-06-21
   days on market $122,900 Active 108 DOM
2. 2026-06-18
   days on market $122,900 Active 105 DOM
3. 2026-06-17
   days on market $122,900 Active 104 DOM
4. 2026-06-16
   days on market $122,900 Active 103 DOM
5. 2026-06-15
   days on market $122,900 Active 102 DOM
6. 2026-06-13
   days on market $122,900 Active 100 DOM
7. 2026-06-13
   days on market $122,900 Active 99 DOM
8. 2026-06-09
   days on market $122,900 Active 96 DOM
9. 2026-06-08
   days on market $122,900 Active 95 DOM
10. 2026-06-07
    days on market $122,900 Active 94 DOM
11. 2026-06-04
    days on market $122,900 Active 91 DOM
12. 2026-06-03
    days on market $122,900 Active 90 DOM
13. 2026-06-02
    days on market $122,900 Active 89 DOM
14. 2026-06-01
    days on market $122,900 Active 88 DOM
15. 2026-05-31
    days on market $122,900 Active 87 DOM
16. 2026-05-11
    price $122,900 199-char remark

    Show marketing remark (199 chars)

    Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

17. 2026-05-11
    price $122,900 199-char remark

    Show marketing remark (199 chars)

    Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

18. 2026-04-02
    price $124,900 199-char remark

    Show marketing remark (199 chars)

    Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

19. 2026-04-01
    price $124,900 199-char remark

    Show marketing remark (199 chars)

    Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

20. 2026-03-06
    listed $129,900 Active 199-char remark

    Show marketing remark (199 chars)

    Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

21. 2026-03-06
    listed $129,900 Active 199-char remark

    Show marketing remark (199 chars)

    Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

22. 2026-03-04
    historical $129,900 199-char remark

    Show marketing remark (199 chars)

    Clean and move in ready with almost 1200 sq ft of living space! This cute 4 bed bungalow feature a newer roof, furnace and hot water tank. Deep fenced backyard and central location for easy commutes!

23. 2024-08-27
    soldstatus $77,000
24. 2024-07-10
    price $77,000
25. 2024-07-10
    price $77,000
26. 2024-07-09
    soldstatus $77,000 Sold
27. 2024-07-09
    soldstatus $77,000 Closed
28. 2024-04-17
    historical
29. 2024-04-17
    historical
30. 2024-01-03
    listed $1,750,000 Active
31. 2024-01-03
    listed $1,750,000 Active
32. 2024-01-01
    historical
33. 2023-12-31
    historical
34. 2023-09-12
    price $1,750,000
35. 2023-09-12
    price $1,750,000
36. 2023-08-24
    listed $1,650,000 Active
37. 2023-08-24
    listed $1,650,000 Active
38. 2022-09-12
    historical
39. 2020-01-31
    soldstatus $55,000
40. 2020-01-24
    soldstatus $55,000 Sold
41. 2020-01-24
    soldstatus $55,000 Closed
42. 2019-01-15
    status Pending
43. 2019-01-15
    status Pending
44. 2018-11-21
    listed $55,000 Active
45. 2018-11-21
    listed $55,000 Active
46. 1993-09-02
    soldstatus $30,500

ⓘ 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: $3,669 · $306/mo
• Projected year-2 tax: $3,669 · $306/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: $17,749
• − Mortgage interest: −$6,884
• − Property taxes: −$3,669
• − Insurance: −$614
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$3,575
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,965/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

+303.0% since first listed

31 events — show timeline

• 2026-05-11 Price Changed $122,900 MiRealSource-MiMLS
• 2026-05-11 Price Changed $122,900 REALCOMP
• 2026-04-02 Price Changed $124,900 MiRealSource-MiMLS
• 2026-04-01 Price Changed $124,900 REALCOMP
• 2026-03-06 Listed $129,900 MiRealSource-MiMLS
• 2026-03-06 Listed $129,900 REALCOMP
• 2026-03-04 Coming Soon $129,900 MiRealSource-MiMLS
• 2024-08-27 Sold (Public Records) $77,000 Public Records
• 2024-07-10 Price Changed $77,000 MiRealSource-MiMLS
• 2024-07-10 Price Changed $77,000 REALCOMP
• 2024-07-09 Sold (MLS) $77,000 MiRealSource-MiMLS
• 2024-07-09 Sold (MLS) $77,000 REALCOMP
• 2024-04-17 Listing Removed — MiRealSource-MiMLS
• 2024-04-17 Listing Removed — REALCOMP
• 2024-01-03 Listed $1,750,000 MiRealSource-MiMLS
• 2024-01-03 Listed $1,750,000 REALCOMP
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2023-12-31 Listing Removed — REALCOMP
• 2023-09-12 Price Changed $1,750,000 MiRealSource-MiMLS
• 2023-09-12 Price Changed $1,750,000 REALCOMP
• 2023-08-24 Listed $1,650,000 MiRealSource-MiMLS
• 2023-08-24 Listed $1,650,000 REALCOMP
• 2022-09-12 Rental Removed — RENT.
• 2020-01-31 Sold (Public Records) $55,000 Public Records
• 2020-01-24 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2020-01-24 Sold (MLS) $55,000 REALCOMP
• 2019-01-15 Pending — MiRealSource-MiMLS
• 2019-01-15 Pending — REALCOMP
• 2018-11-21 Listed $55,000 MiRealSource-MiMLS
• 2018-11-21 Listed $55,000 REALCOMP
• 1993-09-02 Sold (Public Records) $30,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $3,669 · +53.9% YoY. Source: county tax records.