22480 Hillock Ave · Warren, MI 48089

$134,900

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 14 Days on market

Built 1957 5,227 sqft lot $148/sqft · 19% above area Est $113k · 19% over

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Why this score? — see what drove the D 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2 bedroom ranch with a spacious 2-car garage in Warren. Recent city-required rental inspection items and general maintenance updates have already been completed, making this a solid opportunity for an owner-occupant or investor alike. Functional layout with convenient single-story living, fenced yard, and easy access to shopping, dining, and major freeways. Property is being sold as-is and priced to reflect condition and future updates. Tenant occupied. Showings by appointment only.

Key facts

• Single-story living
• Fenced yard
• 5,227 sq ft lot

Tags

• FENCED YARD
• SINGLE-STORY LIVING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR FREEWAYS

Property features AI

Finance

• Other: Property listed by Prospect Realty Group; Subdivision: HILLSIDE SITES SUB; Cross streets near Groesbeck and 9 Mile

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 42 x 123 (0.12 acre)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 7.4% 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.
• 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; 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 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 $933 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 14y 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 $97k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $112,932
• List price: $134,900
• Delta: 19.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13505 Saint Andrews Ave	0.21mi	2/1.5 (-1)	888 (-2%)	2mo	$86,000	$97	77
22803 Sharrow Ave	0.12mi	3/1.0	972 (+7%)	7mo	$95,000	$98	77
12479 Sidonie Ave	0.49mi	2/1.0 (-1)	890 (-2%)	4mo	$124,000	$139	65
13046 Sherman Ave	0.53mi	4/1.0 (+1)	870 (-4%)	1mo	$120,000	$138	62
12753 Georgiana Ave	0.70mi	3/1.0	888 (-2%)	2mo	$120,000	$135	62
13403 Prospect Ave	0.47mi	3/1.0	980 (+8%)	8mo	$100,000	$102	59
12416 Vernon Ave	0.74mi	3/1.0	944 (+4%)	2mo	$128,000	$136	58
23624 Wagner Ave	0.71mi	3/1.0	881 (-3%)	9mo	$165,000	$187	54
12375 Prospect Ave	0.58mi	3/1.0	1,000 (+10%)	7mo	$73,000	$73	50
12755 Sarsfield Ave	0.59mi	3/1.0	1,004 (+10%)	8mo	$161,500	$161	49
12748 Vernon Ave	0.67mi	2/1.0 (-1)	867 (-5%)	9mo	$115,000	$133	48
12484 Sherman Ave	0.61mi	2/1.0 (-1)	800 (-12%)	3mo	$72,000	$90	44

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-13,764
• Equity at exit: $20,114

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,669
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$707
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $128

Break-even live

Break-even rent $1,232

Max offer price $134,900

Occupancy floor 86%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.15mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	0.38mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.52mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.66mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	0.72mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	0.75mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	0.96mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	0.99mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	0.99mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	1.02mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	1.04mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.06mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	1.06mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.06mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	1.07mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.11mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	1.14mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	1.15mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	1.19mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.26mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	44d	1	1.28mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	1.33mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	1.33mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	1.33mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.34mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	1.36mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	24d	1	1.39mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	1.39mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	1.39mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	1.41mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	1.46mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	2d	65	1.48mi

Listing history 22 events

1. 2026-05-15
   listed $134,900 Active 503-char remark

   Show marketing remark (503 chars)

   Well-maintained 2 bedroom ranch with a spacious 2-car garage in Warren. Recent city-required rental inspection items and general maintenance updates have already been completed, making this a solid opportunity for an owner-occupant or investor alike. Functional layout with convenient single-story living, fenced yard, and easy access to shopping, dining, and major freeways. Property is being sold as-is and priced to reflect condition and future updates. Tenant occupied. Showings by appointment only.

2. 2026-05-15
   listed $134,900 Active 503-char remark

   Show marketing remark (503 chars)

   Well-maintained 2 bedroom ranch with a spacious 2-car garage in Warren. Recent city-required rental inspection items and general maintenance updates have already been completed, making this a solid opportunity for an owner-occupant or investor alike. Functional layout with convenient single-story living, fenced yard, and easy access to shopping, dining, and major freeways. Property is being sold as-is and priced to reflect condition and future updates. Tenant occupied. Showings by appointment only.

3. 2023-06-22
   historical
4. 2022-02-11
   soldstatus $96,900
5. 2022-02-04
   soldstatus $96,900 Closed

   Show marketing remark (129 chars)

   3 bedroom, 2 car garage, new carpet throughout, brand new bathroom. Close to 696. Includes washer, dryer, stove and refrigerator.

6. 2022-02-04
   soldstatus $96,900

   Show marketing remark (129 chars)

   3 bedroom, 2 car garage, new carpet throughout, brand new bathroom. Close to 696. Includes washer, dryer, stove and refrigerator.

7. 2022-01-07
   status Pending

   Show marketing remark (129 chars)

   3 bedroom, 2 car garage, new carpet throughout, brand new bathroom. Close to 696. Includes washer, dryer, stove and refrigerator.

8. 2022-01-03
   historical Accepting Backup Offers

   Show marketing remark (129 chars)

   3 bedroom, 2 car garage, new carpet throughout, brand new bathroom. Close to 696. Includes washer, dryer, stove and refrigerator.

9. 2021-12-22
   listed $99,900 Active

   Show marketing remark (129 chars)

   3 bedroom, 2 car garage, new carpet throughout, brand new bathroom. Close to 696. Includes washer, dryer, stove and refrigerator.

10. 2021-12-22
    listed $99,900

    Show marketing remark (129 chars)

    3 bedroom, 2 car garage, new carpet throughout, brand new bathroom. Close to 696. Includes washer, dryer, stove and refrigerator.

11. 2012-10-25
    historical
12. 2012-10-25
    historical
13. 2012-10-25
    historical
14. 2012-10-08
    soldstatus $17,000
15. 2012-10-08
    soldstatus $17,000
16. 2012-10-08
    listed $26,000
17. 2012-10-08
    listed $26,000
18. 2012-10-05
    listed $26,000
19. 2012-09-21
    historical
20. 2012-09-13
    listed $17,000
21. 2012-09-13
    listed $17,000
22. 1989-02-06
    soldstatus $31,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $2,512 · $209/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 ≥96°F today · 14 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: $16,719
• − Mortgage interest: −$7,556
• − Property taxes: −$2,512
• − Insurance: −$674
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$3,924
• Taxable loss: −$623
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,682/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

+335.2% since first listed

24 events — show timeline

• 2026-05-29 Pending — MiRealSource-MiMLS
• 2026-05-29 Pending — REALCOMP
• 2026-05-15 Listed $134,900 REALCOMP
• 2026-05-15 Listed $134,900 MiRealSource-MiMLS
• 2023-06-22 Rental Removed — REALSOURCE
• 2022-02-11 Sold (Public Records) $96,900 Public Records
• 2022-02-04 Sold (MLS) $96,900 REALCOMP
• 2022-02-04 Sold (MLS) $96,900 MiRealSource-MiMLS
• 2022-01-07 Pending — MiRealSource-MiMLS
• 2022-01-03 Contingent — MiRealSource-MiMLS
• 2021-12-22 Listed $99,900 REALCOMP
• 2021-12-22 Listed $99,900 MiRealSource-MiMLS
• 2012-10-25 Listing Removed — MiRealSource-MiMLS
• 2012-10-25 Listing Removed — MiRealSource-MiMLS
• 2012-10-25 Listing Removed — REALCOMP
• 2012-10-08 Listed $26,000 MiRealSource-MiMLS
• 2012-10-08 Listed $26,000 REALCOMP
• 2012-10-08 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2012-10-08 Sold (MLS) $17,000 REALCOMP
• 2012-10-05 Listed $26,000 MiRealSource-MiMLS
• 2012-09-21 Listing Removed — MiRealSource-MiMLS
• 2012-09-13 Listed $17,000 MiRealSource-MiMLS
• 2012-09-13 Listed $17,000 REALCOMP
• 1989-02-06 Sold (Public Records) $31,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,512 · +2.6% YoY. Source: county tax records.