7503 Paige Ave · Warren, MI 48091

$99,999

2 bd · 1.5 ba · 939 sqft · SingleFamily public records · 7 Days on market

Built 1950 4,792 sqft lot Est $101k · 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +8.1/15.0
• 1% rule +7.5/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in Warren! Great Bones, Endless Potential. Attention investors, flippers, and savvy buyers! This former rental property presents an incredible opportunity to build instant equity in a high-demand Warren neighborhood. The current owner started the renovation process but has decided to pass the torch, allowing you to step in and finish the home exactly to your standards. The property is being offered as-is, and the aggressive asking price directly reflects the remaining work needed. Whether you are looking for your next profitable flip or a high-yield addition to your rental portfolio, this blank canvas is ready for your vision. Alternative Purchasing Option Customize It Your Way! For buyers who love the location but prefer a turn-key finish, the seller is offering a unique and flexible option: The seller is a licensed builder and is willing to complete the renovations for you. If you choose this route, the seller will customize the updates and finishes to accommodate your specific design requests and upgrades. This option will result in a higher, adjusted purchase price and requires a substantial, non-refundable deposit to initiate construction.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached garage (1 car) with side-facing garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 116)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.0% 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 (+2.4%/yr); 168 active listings in the ZIP; 37 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,999

Questions for the listing agent

1. Built in 1950 — 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: 1.25% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $101,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6871 Lozier Ave	0.24mi	3/1.0 (+1)	930 (-1%)	2mo	$100,000	$108	78
8285 Packard Ave	0.51mi	3/1.0 (+1)	944 (+0%)	3mo	$100,000	$106	66
7035 Dodge Ave	0.17mi	3/1.0 (+1)	1,056 (+12%)	1mo	$84,000	$80	63
7535 Meadow Ave	0.67mi	3/1.5 (+1)	935 (-0%)	2mo	$125,000	$134	61
7027 Chalmers Ave	0.53mi	3/1.0 (+1)	900 (-4%)	3mo	$79,000	$88	59
8420 Republic Ave	0.44mi	3/1.0 (+1)	1,015 (+8%)	2mo	$150,000	$148	57
8249 Packard Ave	0.49mi	3/1.0 (+1)	871 (-7%)	1mo	$68,000	$78	57
8043 Kaltz	0.71mi	2/1.0	969 (+3%)	3mo	$116,500	$120	57
8654 Continental Ave	0.60mi	3/1.0 (+1)	1,008 (+7%)	1mo	$103,000	$102	52
11004 Republic Ave	0.70mi	2/1.0	868 (-8%)	2mo	$94,000	$108	51
8620 Stephens Rd	0.70mi	2/1.0	840 (-10%)	1mo	$107,000	$127	47
8659 Essex Ave	0.66mi	3/1.0 (+1)	1,034 (+10%)	2mo	$150,000	$145	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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,693
• Equity at exit: $14,910

10-year hold

• IRR: 11.5%
• Equity multiple: 1.87×
• Total profit: $24,463
• Equity at exit: $8,646

Cash invested: $28,000 (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 48091

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

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$524
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $309

Break-even live

Break-even rent $862

Max offer price $99,999

Occupancy floor 70%

Sensitivity live

Price	-10% $366	-5% $338	+0% $309	+5% $281	+10% $253
Rent	-10% $210	-5% $260	+0% $309	+5% $359	+10% $408
Rate	-1.0pp $360	-0.5pp $335	base $309	+0.5pp $283	+1.0pp $257

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	0.28mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.33mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	25d	1	0.35mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.37mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	25d	1	0.47mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	0.50mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.51mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.52mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	0.56mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	0.58mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.62mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.64mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.64mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	0.68mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	25d	1	0.68mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.70mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	0.70mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.74mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	0.77mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	0.78mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.80mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.87mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	0.90mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	0.93mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.96mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	0.96mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	44d	1	0.97mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.98mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	1.04mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.04mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	1.05mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.08mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	1.17mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.20mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.26mi
7212 Helen St Unit 7212 Center Line, MI	1.0	1.0	650	$1,000	$1.54	44d	1	1.39mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	1.41mi

Listing history 7 events

1. 2026-06-18
   days on market $99,999 Active 7 DOM
2. 2026-06-17
   days on market $99,999 Active 6 DOM
3. 2026-06-16
   days on market $99,999 Active 5 DOM
4. 2026-06-15
   days on market $99,999 Active 4 DOM
5. 2026-06-13
   days on market $99,999 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $99,999 Active 1 DOM

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,459 · $122/mo
• Expected delta: +$81/yr (+$7/mo · 5.9%)

ⓘ 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: $15,041
• − Mortgage interest: −$5,601
• − Property taxes: −$1,378
• − Insurance: −$500
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,909
• Taxable income: $2,246
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,172/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): 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

+222.6% since first listed

15 events — show timeline

• 2026-06-11 Listed $99,999 MiRealSource-MiMLS
• 2026-06-11 Listed $99,999 REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-27 Listing Removed — MiRealSource-MiMLS
• 2025-11-29 Price Changed $114,900 MiRealSource-MiMLS
• 2025-11-28 Price Changed $114,900 REALCOMP
• 2025-11-07 Price Changed $119,900 MiRealSource-MiMLS
• 2025-11-06 Price Changed $119,900 REALCOMP
• 2025-10-20 Listed $124,900 REALCOMP
• 2025-10-20 Listed $124,900 MiRealSource-MiMLS
• 1999-04-10 Sold (Public Records) $40,000 Public Records
• 1999-02-12 Sold (MLS) $40,000 MiRealSource-MiMLS
• 1999-01-26 Listing Removed — MiRealSource-MiMLS
• 1999-01-01 Listed $45,000 MiRealSource-MiMLS
• 1998-07-13 Sold (Public Records) $31,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,378 · +2.6% YoY. Source: county tax records.