22439 Curie Ave · Warren, MI 48091

$90,000

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 23 Days on market

Built 1938 0.30 ac lot $144/sqft · 7% below area Est $97k · 7% under

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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 +26.3/30.0
• ARV discount +10.8/15.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• 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 MLS

Country feel with city convenience! Enjoy a large, private lot surrounded by green space, featuring a fully fenced, spacious backyard, generous side yard, and a detached two-car garage. Charming details like wood shingle siding add character to the home's exterior. Inside, this cozy one-story, two-bedroom home makes the most of its layout, offering comfortable living despite its smaller footprint. Both bedrooms are conveniently located just off the main living area, while abundant windows & open sightlines bring in natural light and peaceful views of the outdoors. The kitchen, with its white and almond palette, offers a great opportunity for a new owner to add their personal touch--whether your style leans modern, boho, or cottage-inspired. A fresh coat of paint could easily transform the space into your own unique retreat. All kitchen and laundry appliances are included. Ideally located just minutes (approximately 4 minutes) from schools, shopping, and dining. Immediate occupancy

Key facts

• Private lot
• Wood shingle siding
• Abundant windows

Tags

• PRIVATE LOT
• FULLY FENCED BACKYARD
• DETACHED TWO-CAR GARAGE
• WOOD SHINGLE SIDING
• ABUNDANT WINDOWS
• OPEN SIGHTLINES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

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 $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.3% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 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 $45k; list at $90k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.26% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (median comp): $97,180
• List price: $90,000
• Delta: -7.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22439 Curie Ave	0.00mi	1/1.0 (-1)	625 (0%)	1mo	$85,000	$136	94
21771 Cunningham Ave	0.46mi	2/1.0	696 (+11%)	4mo	$125,000	$180	56
21589 Curie Ave	0.33mi	2/1.0	718 (+15%)	8mo	$111,500	$155	53
21576 Sunset Ave	0.62mi	2/1.0	573 (-8%)	6mo	$50,000	$87	52
21106 Audrey St	0.57mi	2/1.0	696 (+11%)	6mo	$53,000	$76	49
21116 Cyman Ave	0.56mi	2/1.0	710 (+14%)	3mo	$85,000	$120	49
20846 Atlantic Ave	0.67mi	2/1.0	696 (+11%)	10mo	$85,000	$122	41
20761 Atlantic Ave	0.74mi	2/1.0	696 (+11%)	20mo	$45,000	$65	30

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-4,600
• Equity at exit: $13,419

10-year hold

• IRR: 4.0%
• Equity multiple: 1.28×
• Total profit: $7,045
• Equity at exit: $7,782

Cash invested: $25,200 (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 48091

• Rents YoY: 2.4%
• Active inventory: 168
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$472
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$38
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $167

Break-even live

Break-even rent $919

Max offer price $90,000

Occupancy floor 80%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	43d	1	1.17mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	1.19mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	43d	1	1.35mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.41mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	43d	1	1.47mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.47mi

Listing history 32 events

1. 2026-05-15
   status Pending 1001-char remark

   Show marketing remark (1001 chars)

   Country feel with city convenience! Enjoy a large, private lot surrounded by green space, featuring a fully fenced, spacious backyard, generous side yard, and a detached two-car garage. Charming details like wood shingle siding add character to the home's exterior. Inside, this cozy one-story, two-bedroom home makes the most of its layout, offering comfortable living despite its smaller footprint. Both bedrooms are conveniently located just off the main living area, while abundant windows & open sightlines bring in natural light and peaceful views of the outdoors. The kitchen, with its white and almond palette, offers a great opportunity for a new owner to add their personal touch--whether your style leans modern, boho, or cottage-inspired. A fresh coat of paint could easily transform the space into your own unique retreat. All kitchen and laundry appliances are included. Ideally located just minutes (approximately 4 minutes) from schools, shopping, and dining. Immediate occupancy

2. 2026-05-15
   status Pending 1001-char remark

   Show marketing remark (1001 chars)

   Country feel with city convenience! Enjoy a large, private lot surrounded by green space, featuring a fully fenced, spacious backyard, generous side yard, and a detached two-car garage. Charming details like wood shingle siding add character to the home's exterior. Inside, this cozy one-story, two-bedroom home makes the most of its layout, offering comfortable living despite its smaller footprint. Both bedrooms are conveniently located just off the main living area, while abundant windows & open sightlines bring in natural light and peaceful views of the outdoors. The kitchen, with its white and almond palette, offers a great opportunity for a new owner to add their personal touch--whether your style leans modern, boho, or cottage-inspired. A fresh coat of paint could easily transform the space into your own unique retreat. All kitchen and laundry appliances are included. Ideally located just minutes (approximately 4 minutes) from schools, shopping, and dining. Immediate occupancy

3. 2026-05-15
   status Pending

   Show marketing remark (1001 chars)

   Country feel with city convenience! Enjoy a large, private lot surrounded by green space, featuring a fully fenced, spacious backyard, generous side yard, and a detached two-car garage. Charming details like wood shingle siding add character to the home's exterior. Inside, this cozy one-story, two-bedroom home makes the most of its layout, offering comfortable living despite its smaller footprint. Both bedrooms are conveniently located just off the main living area, while abundant windows & open sightlines bring in natural light and peaceful views of the outdoors. The kitchen, with its white and almond palette, offers a great opportunity for a new owner to add their personal touch--whether your style leans modern, boho, or cottage-inspired. A fresh coat of paint could easily transform the space into your own unique retreat. All kitchen and laundry appliances are included. Ideally located just minutes (approximately 4 minutes) from schools, shopping, and dining. Immediate occupancy

4. 2026-04-21
   listed $90,000 Active 1001-char remark

   Show marketing remark (1001 chars)

   Country feel with city convenience! Enjoy a large, private lot surrounded by green space, featuring a fully fenced, spacious backyard, generous side yard, and a detached two-car garage. Charming details like wood shingle siding add character to the home's exterior. Inside, this cozy one-story, two-bedroom home makes the most of its layout, offering comfortable living despite its smaller footprint. Both bedrooms are conveniently located just off the main living area, while abundant windows & open sightlines bring in natural light and peaceful views of the outdoors. The kitchen, with its white and almond palette, offers a great opportunity for a new owner to add their personal touch--whether your style leans modern, boho, or cottage-inspired. A fresh coat of paint could easily transform the space into your own unique retreat. All kitchen and laundry appliances are included. Ideally located just minutes (approximately 4 minutes) from schools, shopping, and dining. Immediate occupancy

5. 2026-04-21
   listed $90,000 Active 1001-char remark

   Show marketing remark (1001 chars)

   Country feel with city convenience! Enjoy a large, private lot surrounded by green space, featuring a fully fenced, spacious backyard, generous side yard, and a detached two-car garage. Charming details like wood shingle siding add character to the home's exterior. Inside, this cozy one-story, two-bedroom home makes the most of its layout, offering comfortable living despite its smaller footprint. Both bedrooms are conveniently located just off the main living area, while abundant windows & open sightlines bring in natural light and peaceful views of the outdoors. The kitchen, with its white and almond palette, offers a great opportunity for a new owner to add their personal touch--whether your style leans modern, boho, or cottage-inspired. A fresh coat of paint could easily transform the space into your own unique retreat. All kitchen and laundry appliances are included. Ideally located just minutes (approximately 4 minutes) from schools, shopping, and dining. Immediate occupancy

6. 2026-04-21
   listed $90,000 Active

   Show marketing remark (1001 chars)

   Country feel with city convenience! Enjoy a large, private lot surrounded by green space, featuring a fully fenced, spacious backyard, generous side yard, and a detached two-car garage. Charming details like wood shingle siding add character to the home's exterior. Inside, this cozy one-story, two-bedroom home makes the most of its layout, offering comfortable living despite its smaller footprint. Both bedrooms are conveniently located just off the main living area, while abundant windows & open sightlines bring in natural light and peaceful views of the outdoors. The kitchen, with its white and almond palette, offers a great opportunity for a new owner to add their personal touch--whether your style leans modern, boho, or cottage-inspired. A fresh coat of paint could easily transform the space into your own unique retreat. All kitchen and laundry appliances are included. Ideally located just minutes (approximately 4 minutes) from schools, shopping, and dining. Immediate occupancy

7. 2020-12-22
   soldstatus $45,000
8. 2020-12-10
   soldstatus $45,000 Sold
9. 2020-12-10
   soldstatus $45,000 Closed
10. 2020-10-24
    status Pending
11. 2020-10-23
    price $52,000
12. 2020-10-23
    listed $45,000 Active
13. 2020-10-23
    listed $52,000
14. 2020-10-23
    historical
15. 2020-10-23
    price $52,000
16. 2016-03-29
    soldstatus $26,000
17. 2016-03-18
    soldstatus $26,000 Sold
18. 2016-03-18
    soldstatus $26,000
19. 2016-01-19
    status Pending
20. 2016-01-15
    historical
21. 2015-12-07
    listed $28,500 Active
22. 2015-12-07
    listed $28,500
23. 2010-12-06
    soldstatus $13,000
24. 2010-12-06
    soldstatus $13,000
25. 2010-12-03
    historical
26. 2010-06-27
    listed $10,000
27. 2010-06-27
    listed $10,000
28. 2000-06-14
    soldstatus $63,000
29. 2000-05-16
    soldstatus $63,000
30. 2000-03-10
    historical
31. 1999-12-27
    listed $64,900
32. 1992-10-13
    soldstatus $34,500

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $1,801 · $150/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 9/10 Extreme 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,565
• − Mortgage interest: −$5,041
• − Property taxes: −$1,801
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,618
• Taxable income: $686
• Est. tax owed @ 24.0%: −$165
• After-tax cash flow: $1,839/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

+160.9% since first listed

32 events — show timeline

• 2026-05-15 Pending — REALCOMP
• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — SW Michigan MLS
• 2026-04-21 Listed $90,000 SW Michigan MLS
• 2026-04-21 Listed $90,000 MiRealSource-MiMLS
• 2026-04-21 Listed $90,000 REALCOMP
• 2020-12-22 Sold (Public Records) $45,000 Public Records
• 2020-12-10 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2020-12-10 Sold (MLS) $45,000 REALCOMP
• 2020-10-24 Pending — REALCOMP
• 2020-10-23 Price Changed $52,000 MiRealSource-MiMLS
• 2020-10-23 Listing Removed — MiRealSource-MiMLS
• 2020-10-23 Listed $52,000 MiRealSource-MiMLS
• 2020-10-23 Listed $45,000 REALCOMP
• 2020-10-23 Price Changed $52,000 REALCOMP
• 2016-03-29 Sold (Public Records) $26,000 Public Records
• 2016-03-18 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2016-03-18 Sold (MLS) $26,000 REALCOMP
• 2016-01-19 Pending — REALCOMP
• 2016-01-15 Listing Removed — MiRealSource-MiMLS
• 2015-12-07 Listed $28,500 REALCOMP
• 2015-12-07 Listed $28,500 MiRealSource-MiMLS
• 2010-12-06 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2010-12-06 Sold (MLS) $13,000 REALCOMP
• 2010-12-03 Listing Removed — MiRealSource-MiMLS
• 2010-06-27 Listed $10,000 MiRealSource-MiMLS
• 2010-06-27 Listed $10,000 REALCOMP
• 2000-06-14 Sold (Public Records) $63,000 Public Records
• 2000-05-16 Sold (MLS) $63,000 MiRealSource-MiMLS
• 2000-03-10 Listing Removed — MiRealSource-MiMLS
• 1999-12-27 Listed $64,900 MiRealSource-MiMLS
• 1992-10-13 Sold (Public Records) $34,500 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,801 · +2.6% YoY. Source: county tax records.