4530 Stratford Dr · Warren, MI 48092

$205,500

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 8 Days on market

Built 1962 6,970 sqft lot $194/sqft · 47% above area Est $246k · 16% 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 +15.7/30.0
• ARV discount +14.9/15.0
• DSCR +4.8/10.0
• Rent growth +4.5/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a solid home in a convenient location close to shopping, dining, and expressway access. This home is move-in ready with an updated kitchen and bathroom, along with newer mechanicals including furnace, hot water heater, and central air. The rest of the home is ready for your personal updates and vision. Flexible, buyer-friendly land contract terms offered!

Key facts

• Updated kitchen
• Convenient location
• Newer mechanicals

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• NEWER MECHANICALS
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One level; Ground-level entry; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.16 acres (55 x 129)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (10.5% below list).
• Recommended offer: $184k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Warren — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Warren Consolidated Schools (urban): math 18% / reading 39% proficiency, ranked #373 of 540 in MI (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.0%/yr); 96 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.

Recommended offer $183,843 (10.5% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $245,781
• List price: $205,500
• Delta: -16.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27575 Strathmoor Dr Dr	0.29mi	3/1.0	1,040 (-2%)	7mo	$225,000	$216	78
27250 Haverhill Dr	0.15mi	3/1.0	963 (-9%)	0mo	$219,000	$227	77
4348 Martin Rd	0.45mi	3/1.0	1,000 (-6%)	4mo	$175,000	$175	66
26177 Cunningham Dr	0.41mi	3/1.5	1,145 (+8%)	0mo	$235,000	$205	65
26746 Grobbel Ave	0.51mi	3/2.0	1,031 (-3%)	6mo	$255,000	$247	62
27317 Welsh Dr	0.51mi	3/1.0	1,143 (+8%)	1mo	$225,000	$197	62
26379 Audrey Ave	0.48mi	3/2.0	1,000 (-6%)	3mo	$215,000	$215	62
27442 Liberty Dr	0.46mi	3/1.5	1,150 (+8%)	2mo	$165,000	$143	60
28150 Loretta Ave	0.56mi	3/1.0	1,128 (+6%)	6mo	$150,000	$133	58
25838 Masch Ave	0.64mi	3/1.0	1,115 (+5%)	7mo	$216,000	$194	56
27103 Warner Ave	0.74mi	3/1.0	973 (-8%)	6mo	$177,000	$182	46
25808 Ryan Rd	0.66mi	3/1.0	1,200 (+13%)	3mo	$191,000	$159	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.69×
• Total profit: $-17,940
• Equity at exit: $30,641

10-year hold

• IRR: 6.8%
• Equity multiple: 1.62×
• Total profit: $35,847
• Equity at exit: $17,768

Cash invested: $57,540 (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 48092

• Rents YoY: 8.0%
• Active inventory: 96
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,078
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $89

Break-even live

Break-even rent $1,726

Max offer price $205,500

Occupancy floor 90%

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: $51,375
• Closing costs: $6,165
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4385 Frazho Rd Warren, MI	1.0–2.0	1.0	825	$1,305	$1.58	3d	6	0.55mi
28439 Wexford Dr Warren, MI	3.0	1.5	1253	$2,099	$1.68	24d	1	0.80mi
26009 Pinehurst Dr Warren, MI	2.0	1.5	1310	$2,100	$1.60	1d	1	0.83mi
27489 Parkview Blvd Warren, MI	1.0–2.0	1.0–1.5	850	$1,465	$1.72	4d	12	1.02mi
4652 E 10 Mile Rd Warren, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.09mi

Listing history 14 events

1. 2026-05-14
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Great opportunity to own a solid home in a convenient location close to shopping, dining, and expressway access. This home is move-in ready with an updated kitchen and bathroom, along with newer mechanicals including furnace, hot water heater, and central air. The rest of the home is ready for your personal updates and vision. Flexible, buyer-friendly land contract terms offered!

2. 2026-05-14
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Great opportunity to own a solid home in a convenient location close to shopping, dining, and expressway access. This home is move-in ready with an updated kitchen and bathroom, along with newer mechanicals including furnace, hot water heater, and central air. The rest of the home is ready for your personal updates and vision. Flexible, buyer-friendly land contract terms offered!

3. 2026-05-06
   listed $205,500 Active 382-char remark

   Show marketing remark (382 chars)

   Great opportunity to own a solid home in a convenient location close to shopping, dining, and expressway access. This home is move-in ready with an updated kitchen and bathroom, along with newer mechanicals including furnace, hot water heater, and central air. The rest of the home is ready for your personal updates and vision. Flexible, buyer-friendly land contract terms offered!

4. 2026-05-06
   listed $205,500 Active 382-char remark

   Show marketing remark (382 chars)

   Great opportunity to own a solid home in a convenient location close to shopping, dining, and expressway access. This home is move-in ready with an updated kitchen and bathroom, along with newer mechanicals including furnace, hot water heater, and central air. The rest of the home is ready for your personal updates and vision. Flexible, buyer-friendly land contract terms offered!

5. 2007-09-17
   soldstatus $134,900
6. 2007-07-26
   soldstatus $134,900

   Show marketing remark (405 chars)

   MOVE-IN CONDITION: NON SMOKERS, NO PETS LIVED HERE. TEAR-OFF DIMENSIONAL SHINGLE ROOF 2005, TOTALLY REDONE BATH HAS NEW CERAMIC TILE, VANITY, FIXTURES, UPDATED FURN, C/A, VINYL WIND, DOORWALL FROM FAM RM TO PATIO, FRPLC, FIN BSMT W/ FULL BA, REMODELED KIT W/ CER BACKSPLASH & APPLS, HRDWD FLRS, WHOLE HOUSE PROF PAINTED W/ NEW CARPET & BLINDS THROUGHOUT 04/07. HOME WARRANTY. IMMEDIATE POSSESS

7. 2007-07-26
   soldstatus $134,900

   Show marketing remark (405 chars)

   MOVE-IN CONDITION: NON SMOKERS, NO PETS LIVED HERE. TEAR-OFF DIMENSIONAL SHINGLE ROOF 2005, TOTALLY REDONE BATH HAS NEW CERAMIC TILE, VANITY, FIXTURES, UPDATED FURN, C/A, VINYL WIND, DOORWALL FROM FAM RM TO PATIO, FRPLC, FIN BSMT W/ FULL BA, REMODELED KIT W/ CER BACKSPLASH & APPLS, HRDWD FLRS, WHOLE HOUSE PROF PAINTED W/ NEW CARPET & BLINDS THROUGHOUT 04/07. HOME WARRANTY. IMMEDIATE POSSESS

8. 2007-07-06
   historical
9. 2007-06-11
   listed $134,900

   Show marketing remark (405 chars)

   MOVE-IN CONDITION: NON SMOKERS, NO PETS LIVED HERE. TEAR-OFF DIMENSIONAL SHINGLE ROOF 2005, TOTALLY REDONE BATH HAS NEW CERAMIC TILE, VANITY, FIXTURES, UPDATED FURN, C/A, VINYL WIND, DOORWALL FROM FAM RM TO PATIO, FRPLC, FIN BSMT W/ FULL BA, REMODELED KIT W/ CER BACKSPLASH & APPLS, HRDWD FLRS, WHOLE HOUSE PROF PAINTED W/ NEW CARPET & BLINDS THROUGHOUT 04/07. HOME WARRANTY. IMMEDIATE POSSESS

10. 2007-06-07
    listed $134,900
11. 2007-06-03
    historical
12. 2007-06-03
    historical
13. 2006-11-03
    listed $139,900
14. 2006-11-03
    listed $139,900

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,784 · $232/mo
• Expected delta: +$380/yr (+$32/mo · 15.8%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,061
• − Mortgage interest: −$11,511
• − Property taxes: −$2,404
• − Insurance: −$1,028
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$5,978
• Taxable loss: −$2,390
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,638/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: Warren Consolidated Schools
• NCES district ID: 2635190
• Math proficiency: 18% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $52,259
• Composite: 25.09/100
• National rank: #7533
• State rank: #373 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): 27,374
• Household income: $73,808
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 675.0

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 0.55)
• Race & ethnicity: White 63% Asian 17% Black 14% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Arab 4% Subsaharan African 2%
• Foreign-born: 22% · Vietnam, Canada, China
• Languages at home: 70% English-only · Other Indo-European 11% Arabic 5% Russian/Polish/Slavic 3%

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: ▼ -262.85%
• Current HPI: 189.7524
• Rent YoY: ▲ 8.03%
• 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

+39.4% since first listed

18 events — show timeline

• 2026-06-12 Sold (MLS) $195,000 REALCOMP
• 2026-06-12 Sold (MLS) $195,000 MiRealSource-MiMLS
• 2026-05-29 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Listing Removed — REALCOMP
• 2026-05-06 Listed $205,500 REALCOMP
• 2026-05-06 Listed $205,500 MiRealSource-MiMLS
• 2007-09-17 Sold (Public Records) $134,900 Public Records
• 2007-07-26 Sold (MLS) $134,900 MiRealSource-MiMLS
• 2007-07-26 Sold (MLS) $134,900 REALCOMP
• 2007-07-06 Listing Removed — MiRealSource-MiMLS
• 2007-06-11 Listed $134,900 REALCOMP
• 2007-06-07 Listed $134,900 MiRealSource-MiMLS
• 2007-06-03 Listing Removed — REALCOMP
• 2007-06-03 Listing Removed — MiRealSource-MiMLS
• 2006-11-03 Listed $139,900 REALCOMP
• 2006-11-03 Listed $139,900 MiRealSource-MiMLS

Property tax history

+0.1%/yr

Latest (2025): $2,404 · +2.2% YoY. Source: county tax records.