11026 Studebaker Ave · Warren, MI 48089

$125,000

3 bd · 1.5 ba · 1,186 sqft · SingleFamily public records · 5 Days on market

Built 1952 4,356 sqft lot $105/sqft · at area comps Est $131k · at est.

---

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 +24.1/30.0
• ARV discount +9.5/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• 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

Great opportunity for Owner Occupant or Investors! Lovely Cape Cod style home features hardwood floors throughout. 1 car attached garage in the back yard. Great location near public transportation.

Key facts

• Attached garage
• Cape cod style home
• Hardwood floors

Tags

• CAPE COD STYLE HOME
• HARDWOOD FLOORS
• ATTACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Fenced backyard; Paved road access

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.7% 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; 40 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 32% 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 27y 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 $32k; list at $125k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1952 — 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: 1.11% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $130,673
• List price: $125,000
• Delta: -4.34%
• 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
11083 Ford Ave	0.23mi	4/2.0 (+1)	1,150 (-3%)	1mo	$135,000	$117	77
11115 Toepfer Rd	0.11mi	3/1.0	1,345 (+13%)	2mo	$145,000	$108	69
8268 Hudson Ave	0.37mi	3/2.0	1,258 (+6%)	2mo	$145,000	$115	69
8316 Hudson Ave	0.33mi	3/1.0	1,300 (+10%)	1mo	$94,000	$72	66
8286 Westminster Ave	0.45mi	3/2.5	1,250 (+5%)	2mo	$250,000	$200	64
11246 Chalmers Ave	0.15mi	3/1.0	1,360 (+15%)	3mo	$93,000	$68	64
11377 Maxwell Ave	0.39mi	2/1.0 (-1)	1,108 (-7%)	2mo	$93,000	$84	62
8434 Orchard Ave	0.31mi	3/1.0	1,012 (-15%)	1mo	$125,000	$124	58
11339 Ford Ave	0.31mi	4/1.5 (+1)	1,015 (-14%)	2mo	$130,000	$128	55
8654 Continental Ave	0.53mi	3/1.0	1,008 (-15%)	1mo	$103,000	$102	47
7519 Packard Ave	0.72mi	3/2.0	1,291 (+9%)	3mo	$224,500	$174	47
8420 Republic Ave	0.64mi	3/1.0	1,015 (-14%)	2mo	$150,000	$148	42

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,624
• Equity at exit: $18,638

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $15,898
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$656
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $247

Break-even live

Break-even rent $1,073

Max offer price $125,000

Occupancy floor 77%

Sensitivity live

Price	-10% $317	-5% $282	+0% $247	+5% $211	+10% $176
Rent	-10% $137	-5% $192	+0% $247	+5% $301	+10% $356
Rate	-1.0pp $310	-0.5pp $278	base $247	+0.5pp $214	+1.0pp $181

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.09mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	0.13mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.14mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	0.21mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	0.38mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.39mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	21d	1	0.41mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	0.41mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	0.43mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.44mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.51mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	0.53mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	0.54mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.56mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.56mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	0.59mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	0.59mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	0.60mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	0.60mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	25d	1	0.63mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	5d	1	0.65mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.65mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	25d	1	0.70mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	0.70mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.73mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	25d	1	0.75mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	44d	1	0.75mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	25d	1	0.81mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	0.85mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.85mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	0.87mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	0.92mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	0.96mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	1.06mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	0d	1	1.07mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	25d	1	1.09mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	1.19mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	1.20mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	25d	1	1.21mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	1.23mi

Listing history 22 events

1. 2026-05-14
   listed $125,000 Active 197-char remark

   Show marketing remark (197 chars)

   Great opportunity for Owner Occupant or Investors! Lovely Cape Cod style home features hardwood floors throughout. 1 car attached garage in the back yard. Great location near public transportation.

2. 2026-05-14
   listed $125,000 Active 197-char remark

   Show marketing remark (197 chars)

   Great opportunity for Owner Occupant or Investors! Lovely Cape Cod style home features hardwood floors throughout. 1 car attached garage in the back yard. Great location near public transportation.

3. 2022-08-20
   historical
4. 2022-08-20
   historical
5. 2022-07-13
   listed $119,000 Active
6. 2022-07-13
   listed $119,000 Active
7. 2014-11-07
   soldstatus $32,000
8. 2014-10-09
   historical
9. 2014-09-26
   listed $39,900
10. 2011-07-09
    historical
11. 2011-07-07
    historical
12. 2010-11-22
    listed $34,900
13. 2010-11-22
    listed $34,900
14. 2008-09-30
    soldstatus $16,500
15. 2008-09-30
    soldstatus $16,500
16. 2008-09-15
    historical
17. 2008-07-02
    listed $17,500
18. 2008-07-02
    listed $17,500
19. 2000-01-12
    soldstatus $84,000
20. 1999-11-10
    soldstatus $84,000
21. 1999-10-22
    historical
22. 1999-09-26
    listed $89,900

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$120/yr (+$10/mo · 7.1%)

ⓘ 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: $16,626
• − Mortgage interest: −$7,002
• − Property taxes: −$1,685
• − Insurance: −$625
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,636
• Taxable income: $1,018
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,714/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

+39.0% since first listed

24 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-14 Listed $125,000 REALCOMP
• 2026-05-14 Listed $125,000 MiRealSource-MiMLS
• 2022-08-20 Listing Removed — REALCOMP
• 2022-08-20 Listing Removed — MiRealSource-MiMLS
• 2022-07-13 Listed $119,000 MiRealSource-MiMLS
• 2022-07-13 Listed $119,000 REALCOMP
• 2014-11-07 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2014-10-09 Listing Removed — MiRealSource-MiMLS
• 2014-09-26 Listed $39,900 MiRealSource-MiMLS
• 2011-07-09 Listing Removed — MiRealSource-MiMLS
• 2011-07-07 Listing Removed — REALCOMP
• 2010-11-22 Listed $34,900 REALCOMP
• 2010-11-22 Listed $34,900 MiRealSource-MiMLS
• 2008-09-30 Sold (MLS) $16,500 REALCOMP
• 2008-09-30 Sold (MLS) $16,500 MiRealSource-MiMLS
• 2008-09-15 Listing Removed — MiRealSource-MiMLS
• 2008-07-02 Listed $17,500 REALCOMP
• 2008-07-02 Listed $17,500 MiRealSource-MiMLS
• 2000-01-12 Sold (Public Records) $84,000 Public Records
• 1999-11-10 Sold (MLS) $84,000 MiRealSource-MiMLS
• 1999-10-22 Listing Removed — MiRealSource-MiMLS
• 1999-09-26 Listed $89,900 MiRealSource-MiMLS

Property tax history

+1.5%/yr

Latest (2025): $1,685 · +2.6% YoY. Source: county tax records.