20817 Atlantic Ave · Warren, MI 48091

$109,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 17 Days on market

Built 1951 4,792 sqft lot Est $112k · 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +8.5/15.0
• 1% rule +7.8/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome and check this investor special, beautiful Ranch in Warren. You can turn it into rental or primary home as you wish. It's located nearby Chrysler plant and great location near 8-mile, shopping, school and park. house has beautiful layout with 3 spacious bedrooms, freshly painted upgrade kitchen and 2 car garage. Currently vacant, before the tenant used to pay 1350 dollars a month. House need minor touch up. Make your appointment today.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer (assumed as standard municipal service)
• Home design: Residential property; One-story structure; Built in 1951
• Construction: Basement foundation; Below-grade area noted (288)
• Exterior features: Aluminum exterior; Paved street with private road access; Frontage approximately 14 feet

Interior

• Kitchen: Entry-level kitchen; Kitchen dimensions 12 x 12; Ceramic kitchen flooring
• Bedrooms: Three bedrooms on the entry level; Bedroom dimensions: two at 12 x 10, one approximately 11 x (width not specified); Wood flooring in all bedrooms
• Flooring: Wood flooring in living room and bedrooms; Ceramic flooring in kitchen and bathroom
• Bathrooms: One full bathroom on the entry level; Ceramic floor in bathroom; Bathroom dimensions approximately 10 x 9
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 6 total rooms; Unfinished basement
• Laundry & utility: Basement (unfinished) for utilities/laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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.
• Fitzgerald Public Schools (urban): math 8% / reading 23% proficiency, ranked #503 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 168 active listings in the ZIP; 32 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 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 $754 of loan paydown is wiped out by about $3k 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 17 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $111,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21034 Audrey Ave	0.08mi	3/1.0	1,080 (+8%)	8mo	$50,000	$46	76
21029 Blackmar Ave	0.25mi	3/1.0	1,062 (+7%)	6mo	$120,000	$113	72
20057 Keystone St	0.43mi	3/1.0	1,019 (+2%)	7mo	$81,500	$80	70
22011 Masch Ave	0.54mi	3/1.0	1,000 (+0%)	5mo	$163,000	$163	70
20426 Wexford St	0.71mi	3/1.5	1,009 (+1%)	1mo	$117,000	$116	62
20059 Bloom St	0.45mi	3/1.0	911 (-8%)	4mo	$90,000	$99	61
21410 Panama St	0.31mi	2/1.0 (-1)	900 (-10%)	4mo	$72,000	$80	61
20811 Sunset Ave	0.48mi	3/1.0	1,090 (+9%)	3mo	$122,000	$112	60
19696 Healy St	0.70mi	3/1.0	1,025 (+3%)	7mo	$69,000	$67	56
3191 E Outer Dr	0.61mi	3/1.5	1,072 (+8%)	6mo	$79,500	$74	52
22369 Cunningham Ave	0.72mi	3/1.0	900 (-10%)	1mo	$150,000	$167	49
21603 Sunset Ave	0.59mi	3/1.0	1,105 (+11%)	7mo	$170,000	$154	48

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,073
• Equity at exit: $16,252

10-year hold

• IRR: 4.4%
• Equity multiple: 1.31×
• Total profit: $9,584
• Equity at exit: $9,424

Cash invested: $30,520 (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: 168
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$572
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$45
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $210

Break-even live

Break-even rent $1,128

Max offer price $109,000

Occupancy floor 80%

Sensitivity live

Price	-10% $272	-5% $241	+0% $210	+5% $179	+10% $149
Rent	-10% $100	-5% $155	+0% $210	+5% $265	+10% $320
Rate	-1.0pp $265	-0.5pp $238	base $210	+0.5pp $182	+1.0pp $153

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	0.02mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	0.35mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	0.37mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	0.44mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	0.76mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.80mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	0.83mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	0.85mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	0.85mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	0.93mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	0.94mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.01mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.06mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	1.11mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.12mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	1.13mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.13mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.14mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.14mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	1.15mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	1.15mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	1.17mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.23mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	1.33mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	1.33mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	1.33mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	1.36mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	1.37mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	25d	1	1.38mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	1.47mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	0d	1	1.48mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	1.49mi

Listing history 50 events

1. 2026-06-13
   statusdays on market $109,000 Pending 17 DOM
2. 2026-06-09
   days on market $109,000 Active 16 DOM
3. 2026-06-08
   days on market $109,000 Active 15 DOM
4. 2026-06-07
   days on market $109,000 Active 14 DOM
5. 2026-06-04
   days on market $109,000 Active 11 DOM
6. 2026-06-03
   days on market $109,000 Active 10 DOM
7. 2026-06-02
   days on market $109,000 Active 9 DOM
8. 2026-06-01
   days on market $109,000 Active 8 DOM
9. 2026-05-31
   days on market $109,000 Active 7 DOM
10. 2026-05-23
    historical $109,000
11. 2026-01-01
    historical
12. 2026-01-01
    historical
13. 2025-11-21
    price $119,999
14. 2025-11-21
    price $119,999
15. 2025-10-17
    listed $125,000 Active
16. 2025-10-17
    listed $125,000 Active
17. 2025-10-01
    historical
18. 2025-10-01
    historical
19. 2025-09-15
    price $125,000
20. 2025-09-15
    price $125,000
21. 2025-09-05
    price $116,999
22. 2025-09-05
    price $116,999
23. 2025-06-21
    listed $129,999 Active
24. 2025-06-20
    listed $129,999 Active
25. 2024-09-30
    historical
26. 2024-09-30
    historical
27. 2024-09-25
    price $124,900
28. 2024-09-25
    price $124,900
29. 2024-08-28
    price $128,000
30. 2024-08-28
    price $128,000
31. 2024-08-12
    price $130,000
32. 2024-08-11
    price $130,000
33. 2024-07-24
    price $132,000
34. 2024-07-24
    price $132,000
35. 2024-07-05
    price $134,999
36. 2024-07-04
    price $134,999
37. 2024-06-22
    listed $139,900 Active
38. 2024-06-22
    listed $139,900 Active
39. 2024-06-21
    historical
40. 2024-06-21
    historical
41. 2022-10-24
    soldstatus $109,000
42. 2022-10-24
    soldstatus $109,000 Closed
43. 2022-10-16
    status Pending
44. 2022-10-02
    price $109,900
45. 2022-09-25
    price $114,900
46. 2022-09-11
    price $117,900
47. 2022-09-01
    price $119,900
48. 2022-08-22
    price $124,900
49. 2022-08-10
    listed $109,900
50. 2022-08-10
    listed $129,900 Active

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,620 · $218/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 7/10 Severe FEMA zone X (unshaded) · 99% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,726
• − Mortgage interest: −$6,106
• − Property taxes: −$2,620
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,171
• Taxable income: $942
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $2,297/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: Fitzgerald Public Schools
• NCES district ID: 2614460
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $34,828
• Composite: 12.67/100
• National rank: #9608
• State rank: #503 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

+1594.7% since first listed

46 events — show timeline

• 2026-05-23 Coming Soon $109,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-11-21 Price Changed $119,999 MiRealSource-MiMLS
• 2025-11-21 Price Changed $119,999 REALCOMP
• 2025-10-17 Listed $125,000 MiRealSource-MiMLS
• 2025-10-17 Listed $125,000 REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-09-15 Price Changed $125,000 MiRealSource-MiMLS
• 2025-09-15 Price Changed $125,000 REALCOMP
• 2025-09-05 Price Changed $116,999 MiRealSource-MiMLS
• 2025-09-05 Price Changed $116,999 REALCOMP
• 2025-06-21 Listed $129,999 REALCOMP
• 2025-06-20 Listed $129,999 MiRealSource-MiMLS
• 2024-09-30 Listing Removed — MiRealSource-MiMLS
• 2024-09-30 Listing Removed — REALCOMP
• 2024-09-25 Price Changed $124,900 MiRealSource-MiMLS
• 2024-09-25 Price Changed $124,900 REALCOMP
• 2024-08-28 Price Changed $128,000 MiRealSource-MiMLS
• 2024-08-28 Price Changed $128,000 REALCOMP
• 2024-08-12 Price Changed $130,000 MiRealSource-MiMLS
• 2024-08-11 Price Changed $130,000 REALCOMP
• 2024-07-24 Price Changed $132,000 MiRealSource-MiMLS
• 2024-07-24 Price Changed $132,000 REALCOMP
• 2024-07-05 Price Changed $134,999 MiRealSource-MiMLS
• 2024-07-04 Price Changed $134,999 REALCOMP
• 2024-06-22 Listed $139,900 MiRealSource-MiMLS
• 2024-06-22 Listed $139,900 REALCOMP
• 2024-06-21 Coming Soon — MiRealSource-MiMLS
• 2024-06-21 Coming Soon — REALCOMP
• 2022-10-24 Sold (MLS) $109,000 MiRealSource-MiMLS
• 2022-10-24 Sold (MLS) $109,000 REALCOMP
• 2022-10-16 Pending — MiRealSource-MiMLS
• 2022-10-02 Price Changed $109,900 MiRealSource-MiMLS
• 2022-09-25 Price Changed $114,900 MiRealSource-MiMLS
• 2022-09-11 Price Changed $117,900 MiRealSource-MiMLS
• 2022-09-01 Price Changed $119,900 MiRealSource-MiMLS
• 2022-08-22 Price Changed $124,900 MiRealSource-MiMLS
• 2022-08-10 Listed $129,900 MiRealSource-MiMLS
• 2022-08-10 Listed $109,900 REALCOMP
• 2001-10-09 Sold (MLS) $1 MiRealSource-MiMLS
• 2001-09-11 Listing Removed — MiRealSource-MiMLS
• 2001-08-01 Listed $79,900 MiRealSource-MiMLS
• 2000-11-03 Sold (Public Records) $61,309 Public Records
• 1999-05-21 Sold (Public Records) $6,432 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,620 · +33.9% YoY. Source: county tax records.