3144 Bart Ave · Warren, MI 48091

$105,000

2 bd · 1.0 ba · 779 sqft · SingleFamily public records · 89 Days on market

Built 1950 6,534 sqft lot $135/sqft · 21% below area Est $132k · 21% under

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Why this score? — see what drove the B- 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 +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.1/10.0
• 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

Welcome to 3144 Bart in Warren, a fantastic opportunity for homeowners and investors alike! This well-maintained property offers a functional layout with spacious living areas, abundant natural light, and plenty of potential to make it your own. The home features comfortable bedrooms, a generous kitchen space, and a yard perfect for outdoor entertaining or relaxing.

Key facts

• Functional layout
• 6,534 sq ft lot
• Built 1950

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• ABUNDANT NATURAL LIGHT
• GENEROUS KITCHEN SPACE
• YARD FOR OUTDOOR ENTERTAINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($54k/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 $726 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 89 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.3

CMA / ARV

• ARV (median comp): $132,458
• List price: $105,000
• Delta: -20.73%
• 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
3590 Dallas Ave	0.39mi	2/1.0	766 (-2%)	5mo	$41,000	$54	75
2484 Waltz Ave	0.25mi	2/1.0	800 (+3%)	17mo	$114,000	$143	70
2120 Pearl Ave	0.67mi	2/1.0	756 (-3%)	1mo	$113,000	$149	63
23442 Melville Ave	0.60mi	2/1.0	729 (-6%)	0mo	$90,000	$123	61
23532 Eureka Ave	0.65mi	2/1.0	768 (-1%)	10mo	$157,500	$205	59
23815 Dormont Ave Ave	0.47mi	2/1.0	720 (-8%)	8mo	$122,000	$169	58
23906 Ada Ave	0.22mi	3/1.5 (+1)	894 (+15%)	4mo	$130,000	$145	54
23753 Davey Ave	0.69mi	2/1.0	749 (-4%)	11mo	$172,000	$230	52
1780 Maplelane Ln	0.71mi	2/1.0	800 (+3%)	18mo	$125,000	$156	48
23448 Davey Ave	0.66mi	2/1.0	730 (-6%)	16mo	$139,995	$192	45
1761 E Otis Ave	0.75mi	2/1.0	728 (-6%)	16mo	$148,000	$203	41
24152 Eureka Ave	0.72mi	3/1.0 (+1)	877 (+13%)	14mo	$199,900	$228	28

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-491
• Equity at exit: $15,656

10-year hold

• IRR: 8.5%
• Equity multiple: 1.63×
• Total profit: $18,586
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$551
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $272

Break-even live

Break-even rent $1,035

Max offer price $105,000

Occupancy floor 75%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	44d	1	0.20mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	24d	1	0.26mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.69mi
1770 E Woodward Heights Blvd Unit C6 Hazel Park, MI	1.0	1.0	550	$1,100	$2.00	24d	1	0.69mi
1770 E Woodward Heights Blvd Unit C1 Hazel Park, MI	1.0	1.0	550	$1,350	$2.45	24d	1	0.69mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	0.69mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	12d	1	0.69mi
1771 E Woodward Heights Blvd #8 Hazel Park, MI	1.0	1.0	800	$990	$1.24	3d	1	0.70mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	0.72mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	0.86mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	24d	1	0.92mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	1.01mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	24d	1	1.03mi
4652 E 10 Mile Rd Warren, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.03mi
3974 Berkshire Ave Warren, MI	1.0	1.0	900	$1,500	$1.67	3d	1	1.04mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.05mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	1.12mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	24d	3	1.14mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	1.26mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.28mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	11d	1	1.29mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	1.29mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	1.29mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	12d	1	1.34mi
4385 Frazho Rd Warren, MI	1.0–2.0	1.0	825	$1,305	$1.58	3d	6	1.35mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	1.41mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.46mi

Listing history 43 events

1. 2026-06-18
   days on market $105,000 Active 89 DOM
2. 2026-06-17
   days on market $105,000 Active 88 DOM
3. 2026-06-16
   days on market $105,000 Active 87 DOM
4. 2026-06-15
   days on market $105,000 Active 86 DOM
5. 2026-06-13
   days on market $105,000 Active 84 DOM
6. 2026-06-13
   days on market $105,000 Active 83 DOM
7. 2026-06-09
   days on market $105,000 Active 80 DOM
8. 2026-06-08
   days on market $105,000 Active 79 DOM
9. 2026-06-07
   days on market $105,000 Active 78 DOM
10. 2026-06-04
    statusdays on market $105,000 Active 75 DOM
11. 2026-06-02
    statusdays on market $105,000 Pending 74 DOM
12. 2026-06-01
    days on market $105,000 Active 73 DOM
13. 2026-05-31
    days on market $105,000 Active 72 DOM
14. 2026-04-23
    price $110,000 368-char remark

    Show marketing remark (368 chars)

    Welcome to 3144 Bart in Warren, a fantastic opportunity for homeowners and investors alike! This well-maintained property offers a functional layout with spacious living areas, abundant natural light, and plenty of potential to make it your own. The home features comfortable bedrooms, a generous kitchen space, and a yard perfect for outdoor entertaining or relaxing.

15. 2026-04-23
    price $110,000 368-char remark

    Show marketing remark (368 chars)

    Welcome to 3144 Bart in Warren, a fantastic opportunity for homeowners and investors alike! This well-maintained property offers a functional layout with spacious living areas, abundant natural light, and plenty of potential to make it your own. The home features comfortable bedrooms, a generous kitchen space, and a yard perfect for outdoor entertaining or relaxing.

16. 2026-03-19
    listed $115,000 Active 368-char remark

    Show marketing remark (368 chars)

    Welcome to 3144 Bart in Warren, a fantastic opportunity for homeowners and investors alike! This well-maintained property offers a functional layout with spacious living areas, abundant natural light, and plenty of potential to make it your own. The home features comfortable bedrooms, a generous kitchen space, and a yard perfect for outdoor entertaining or relaxing.

17. 2026-03-19
    listed $115,000 Active 368-char remark

    Show marketing remark (368 chars)

    Welcome to 3144 Bart in Warren, a fantastic opportunity for homeowners and investors alike! This well-maintained property offers a functional layout with spacious living areas, abundant natural light, and plenty of potential to make it your own. The home features comfortable bedrooms, a generous kitchen space, and a yard perfect for outdoor entertaining or relaxing.

18. 2025-02-26
    historical $1,200
19. 2025-01-18
    listed $1,200
20. 2025-01-18
    historical $1,200
21. 2024-12-18
    listed $1,200
22. 2024-12-18
    historical $1,200
23. 2024-12-16
    historical $1,200
24. 2024-12-16
    listed $1,200
25. 2024-12-07
    listed $1,200
26. 2024-12-07
    historical $1,200
27. 2024-12-06
    listed $1,200
28. 2024-12-06
    historical $1,200
29. 2024-12-05
    listed $1,200
30. 2023-09-01
    historical
31. 2022-06-22
    soldstatus $101,000
32. 2022-06-02
    soldstatus $101,000 Sold
33. 2022-06-02
    soldstatus $101,000 Closed
34. 2022-05-10
    status Pending
35. 2022-05-10
    status Pending
36. 2022-05-06
    listed $100,000 Active
37. 2022-05-06
    listed $100,000 Active
38. 2022-05-05
    historical $100,000
39. 2022-05-05
    historical $100,000
40. 2007-06-29
    historical
41. 2007-06-29
    historical
42. 2007-04-20
    listed $79,900
43. 2007-04-20
    listed $79,900

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/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 2/10 Low 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: $16,562
• − Mortgage interest: −$5,882
• − Property taxes: −$2,684
• − Insurance: −$525
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,055
• Taxable income: $1,767
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,843/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

+37.7% since first listed

30 events — show timeline

• 2026-04-23 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $110,000 REALCOMP
• 2026-03-19 Listed $115,000 REALCOMP
• 2026-03-19 Listed $115,000 MiRealSource-MiMLS
• 2025-02-26 Rental Removed $1,200 REALSOURCE
• 2025-01-18 Listed for Rent $1,200 REALSOURCE
• 2025-01-18 Rental Removed $1,200 REALCOMP
• 2024-12-18 Listed for Rent $1,200 REALCOMP
• 2024-12-18 Rental Removed $1,200 REALCOMP
• 2024-12-16 Rental Removed $1,200 SWMMLS
• 2024-12-16 Listed for Rent $1,200 REALCOMP
• 2024-12-07 Listed for Rent $1,200 SWMMLS
• 2024-12-07 Rental Removed $1,200 PROPERTYWARE
• 2024-12-06 Listed for Rent $1,200 PROPERTYWARE
• 2024-12-06 Rental Removed $1,200 SHOWMOJO
• 2024-12-05 Listed for Rent $1,200 SHOWMOJO
• 2023-09-01 Rental Removed — REALSOURCE
• 2022-06-22 Sold (Public Records) $101,000 Public Records
• 2022-06-02 Sold (MLS) $101,000 MiRealSource-MiMLS
• 2022-06-02 Sold (MLS) $101,000 REALCOMP
• 2022-05-10 Pending — MiRealSource-MiMLS
• 2022-05-10 Pending — REALCOMP
• 2022-05-06 Listed $100,000 MiRealSource-MiMLS
• 2022-05-06 Listed $100,000 REALCOMP
• 2022-05-05 Coming Soon $100,000 MiRealSource-MiMLS
• 2022-05-05 Coming Soon $100,000 REALCOMP
• 2007-06-29 Listing Removed — MiRealSource-MiMLS
• 2007-06-29 Listing Removed — REALCOMP
• 2007-04-20 Listed $79,900 MiRealSource-MiMLS
• 2007-04-20 Listed $79,900 REALCOMP

Property tax history

+11.3%/yr

Latest (2025): $2,684 · +2.6% YoY. Source: county tax records.