13440 Charlotte Ave · Warren, MI 48089

$164,900

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 6 Days on market

Built 1958 5,227 sqft lot Est $119k · 39% over

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Why this score? — see what drove the F 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 +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• 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

GREAT LOCATION . .. MOVE IN READY RANCH-STYLE HOME THAT HAS BEEN COMPLETLEY REMODELED , FROM A TO Z THIS PROPERTY OFFERS THE PERFECT BLEND OF MODERN LUXURY 3 BEDROOMS 1 BATH , FABULOUS NEW KITCHEN WITH HIGH-END S. S APPLIANCES, GRANITE COUNTERTOPS, AND CUSTOM CABINET, NEW FLOORING ALL AROUND, FRESHLY PAINTED, BRAND NEW RECESSED LIGHTS AND LIGHTING FIXTURES THROUGHOUT, NEW ELECTRIC PANEL, NEW DOORS THROUGHOUT , NEW LUXURY BATHROOM WITH LED MIRROR LIGHT, LARGE FAMILY ROOM WITH NEW SLIDE DOOR , NEW DRIVEWAY CONCRETE 2026,NEW AC 2026,FRESHLY PAINTED AND MUCH MUCH MORE, QUIET AND WELL MAINTAINED NEIGHBOURHOOD OF WARREN , 2 CAR DETACHED GARAGE PROVIDING ADDITIONAL STORAGE AND WORKSPACE , ENJOY YOUR SUMMER WITH A LOVELY FENCE BACKYARD , DONT MISS THE OPPORTUNITY TO OWN THIS HOUSE . ALL MEASUREMENT ARE APPROXIMATELY , B. A. T. V. A. I. A LICENSE AGENT MUST BE PRESENT AT ALL SHOWINGS.

Key facts

• Remodeled
• New kitchen
• Custom cabinet

Tags

• MOVE IN READY
• REMODELED
• NEW KITCHEN
• HIGH-END S S APPLIANCES
• GRANITE COUNTERTOPS
• CUSTOM CABINET

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 40 x 130 (0.12 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Crawl space basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $34 ($413/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 $141k (14.7% below list).
• Recommended offer: $141k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% 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.
• 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); 168 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y 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 $88k; list at $165k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,581 (14.7% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.85% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $118,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13440 Charlotte Ave	0.00mi	3/1.0	1,238 (0%)	3mo	$88,000	$71	97
13459 Toepfer Rd	0.03mi	3/1.5	1,160 (-6%)	5mo	$80,000	$69	82
13308 Couwlier Ave	0.13mi	4/1.5 (+1)	1,183 (-4%)	1mo	$108,500	$92	79
22513 Heussner Ave	0.27mi	3/2.0	1,260 (+2%)	3mo	$177,500	$141	78
22844 Heussner Ave	0.38mi	3/1.0	1,176 (-5%)	6mo	$67,000	$57	69
13138 Couwlier Ave	0.17mi	2/1.0 (-1)	1,056 (-15%)	2mo	$119,900	$114	61
13693 Edmore Dr	0.74mi	3/1.5	1,269 (+2%)	0mo	$100,000	$79	59
22854 Oaklane St	0.39mi	3/1.0	1,120 (-10%)	10mo	$180,000	$161	58
13049 Georgiana Ave	0.47mi	4/1.0 (+1)	1,164 (-6%)	7mo	$117,000	$101	57
21022 Helle Ave	0.68mi	3/1.0	1,120 (-10%)	2mo	$135,000	$121	51
20577 Fairport St	0.64mi	3/1.0	1,078 (-13%)	1mo	$65,000	$60	48
20577 Goulburn St	0.69mi	3/1.0	1,139 (-8%)	11mo	$109,900	$96	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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-24,634
• Equity at exit: $24,587

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-19,051
• Equity at exit: $14,258

Cash invested: $46,172 (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: 168
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,406 high
• Mortgage (P&I): −$865
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $34

Break-even live

Break-even rent $1,362

Max offer price $164,900

Occupancy floor 93%

Sensitivity live

Price	-10% $128	-5% $81	+0% $34	+5% $-12	+10% $-59
Rent	-10% $-77	-5% $-21	+0% $34	+5% $90	+10% $145
Rate	-1.0pp $117	-0.5pp $76	base $34	+0.5pp $-8	+1.0pp $-52

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,320	$1.55	0d	1	0.20mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	0.35mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	0.41mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	0.48mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	0.50mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	0.54mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.73mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	12d	1	0.73mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.74mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.76mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.76mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.78mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	0.80mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	0.84mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.87mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.94mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	1.02mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	1.15mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.17mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	19d	1	1.19mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.19mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.29mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	1.30mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	25d	1	1.31mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	1.32mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	1.33mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	1.33mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	21d	1	1.38mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.41mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	1.45mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	1.46mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.50mi

Listing history 5 events

1. 2026-06-15
   statusdays on market $164,900 Pending 6 DOM
2. 2026-06-13
   days on market $164,900 Active 5 DOM
3. 2026-06-13
   days on market $164,900 Active 4 DOM
4. 2026-06-08
   remarks 699-char remark

   Show marketing remark (888 chars)

   GREAT LOCATION . .. MOVE IN READY RANCH-STYLE HOME THAT HAS BEEN COMPLETLEY REMODELED , FROM A TO Z THIS PROPERTY OFFERS THE PERFECT BLEND OF MODERN LUXURY 3 BEDROOMS 1 BATH , FABULOUS NEW KITCHEN WITH HIGH-END S. S APPLIANCES, GRANITE COUNTERTOPS, AND CUSTOM CABINET, NEW FLOORING ALL AROUND, FRESHLY PAINTED, BRAND NEW RECESSED LIGHTS AND LIGHTING FIXTURES THROUGHOUT, NEW ELECTRIC PANEL, NEW DOORS THROUGHOUT , NEW LUXURY BATHROOM WITH LED MIRROR LIGHT, LARGE FAMILY ROOM WITH NEW SLIDE DOOR , NEW DRIVEWAY CONCRETE 2026,NEW AC 2026,FRESHLY PAINTED AND MUCH MUCH MORE, QUIET AND WELL MAINTAINED NEIGHBOURHOOD OF WARREN , 2 CAR DETACHED GARAGE PROVIDING ADDITIONAL STORAGE AND WORKSPACE , ENJOY YOUR SUMMER WITH A LOVELY FENCE BACKYARD , DONT MISS THE OPPORTUNITY TO OWN THIS HOUSE . ALL MEASUREMENT ARE APPROXIMATELY , B. A. T. V. A. I. A LICENSE AGENT MUST BE PRESENT AT ALL SHOWINGS.

5. 2026-06-08
   listed $164,900 Active 1 DOM

   Show marketing remark (888 chars)

   GREAT LOCATION . .. MOVE IN READY RANCH-STYLE HOME THAT HAS BEEN COMPLETLEY REMODELED , FROM A TO Z THIS PROPERTY OFFERS THE PERFECT BLEND OF MODERN LUXURY 3 BEDROOMS 1 BATH , FABULOUS NEW KITCHEN WITH HIGH-END S. S APPLIANCES, GRANITE COUNTERTOPS, AND CUSTOM CABINET, NEW FLOORING ALL AROUND, FRESHLY PAINTED, BRAND NEW RECESSED LIGHTS AND LIGHTING FIXTURES THROUGHOUT, NEW ELECTRIC PANEL, NEW DOORS THROUGHOUT , NEW LUXURY BATHROOM WITH LED MIRROR LIGHT, LARGE FAMILY ROOM WITH NEW SLIDE DOOR , NEW DRIVEWAY CONCRETE 2026,NEW AC 2026,FRESHLY PAINTED AND MUCH MUCH MORE, QUIET AND WELL MAINTAINED NEIGHBOURHOOD OF WARREN , 2 CAR DETACHED GARAGE PROVIDING ADDITIONAL STORAGE AND WORKSPACE , ENJOY YOUR SUMMER WITH A LOVELY FENCE BACKYARD , DONT MISS THE OPPORTUNITY TO OWN THIS HOUSE . ALL MEASUREMENT ARE APPROXIMATELY , B. A. T. V. A. I. A LICENSE AGENT MUST BE PRESENT AT ALL SHOWINGS.

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $2,126 · $177/mo
• Expected delta: +$413/yr (+$34/mo · 24.1%)

ⓘ 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 · 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: $16,870
• − Mortgage interest: −$9,237
• − Property taxes: −$1,713
• − Insurance: −$824
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,797
• Taxable loss: −$2,401
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $989/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

+153.7% since first listed

27 events — show timeline

• 2026-06-08 Listed $164,900 MiRealSource-MiMLS
• 2026-06-08 Listed $164,900 REALCOMP
• 2026-03-19 Sold (Public Records) $88,000 Public Records
• 2026-03-16 Sold (MLS) $88,000 MiRealSource-MiMLS
• 2026-03-16 Sold (MLS) $88,000 REALCOMP
• 2026-02-25 Pending — MiRealSource-MiMLS
• 2026-02-25 Pending — REALCOMP
• 2026-01-11 Price Changed $128,000 MiRealSource-MiMLS
• 2026-01-11 Price Changed $128,000 REALCOMP
• 2025-12-26 Listed $133,000 MiRealSource-MiMLS
• 2025-12-26 Listed $133,000 REALCOMP
• 2025-12-21 Coming Soon $133,000 MiRealSource-MiMLS
• 2019-08-20 Sold (Public Records) $62,000 Public Records
• 2019-08-12 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2019-08-12 Sold (MLS) $62,000 REALCOMP
• 2019-07-01 Pending — MiRealSource-MiMLS
• 2019-06-27 Listed $60,000 MiRealSource-MiMLS
• 2019-06-27 Listed $60,000 REALCOMP
• 2009-03-11 Listing Removed — REALCOMP
• 2009-03-11 Listing Removed — MiRealSource-MiMLS
• 2008-03-11 Listed $69,900 REALCOMP
• 2008-03-11 Listed $69,900 MiRealSource-MiMLS
• 2008-02-08 Listing Removed — MiRealSource-MiMLS
• 2007-11-08 Listed $69,900 MiRealSource-MiMLS
• 2007-11-01 Listing Removed — MiRealSource-MiMLS
• 2007-08-02 Listed $79,900 MiRealSource-MiMLS
• 1998-08-31 Sold (Public Records) $65,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,713 · +2.5% YoY. Source: county tax records.