8289 Ford Ave · Warren, MI 48089

$125,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 13 Days on market

Built 1953 4,356 sqft lot Est $97k · 29% 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• 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

Sharp 3-bed 1-bath home in Warren at a great price! This house has a classic and charming bungalow layout with spacious bedrooms, an open concept feel, dedicated laundry area, large 2-car garage, and more! The kitchen is updated with granite countertops, modern cabinetry, and stainless steel appliances. The bathroom boasts newer subway tile surrounding the shower/tub. Don't miss out - schedule your showing today!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one half stories; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot dimensions approximately 40 x 109; Lot size about 0.1 acre

Interior

• Bedrooms: One and one half level home (bedroom level not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.1% 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; 38 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 ($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 $864 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1953 — 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: 1.08% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $96,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8249 Packard Ave	0.11mi	3/1.0	871 (+2%)	1mo	$68,000	$78	90
8285 Packard Ave	0.10mi	3/1.0	944 (+11%)	3mo	$100,000	$106	75
8284 Dodge Ave	0.13mi	3/1.0	740 (-13%)	2mo	$100,000	$135	71
8725 Packard Ave	0.32mi	3/1.0	925 (+9%)	2mo	$135,000	$146	69
11004 Republic Ave	0.48mi	2/1.0 (-1)	868 (+2%)	2mo	$94,000	$108	67
11011 Hupp Ave	0.34mi	2/1.0 (-1)	792 (-7%)	2mo	$90,000	$114	66
7027 Chalmers Ave	0.56mi	3/1.0	900 (+6%)	3mo	$79,000	$88	62
8620 Stephens Rd	0.70mi	2/1.0 (-1)	840 (-1%)	1mo	$107,000	$127	59
7535 Meadow Ave	0.53mi	3/1.5	935 (+10%)	2mo	$125,000	$134	55
6871 Lozier Ave	0.69mi	3/1.0	930 (+9%)	2mo	$100,000	$108	51
11108 Essex Ave	0.65mi	3/1.0	946 (+11%)	0mo	$114,900	$121	50
7204 Continental Ave	0.52mi	2/1.5 (-1)	732 (-14%)	1mo	$82,500	$113	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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,394
• Equity at exit: $18,638

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $7,817
• Equity at exit: $10,808

Cash invested: $35,000 (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 48089

• Rents YoY: 2.9%
• Active inventory: 160
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$656
• Tax from tax record: −$171 /mo · $2,056/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $187

Break-even live

Break-even rent $1,113

Max offer price $125,000

Occupancy floor 81%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.12mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	43d	1	0.19mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.29mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.33mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	0.33mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.36mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.40mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.41mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.43mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	14d	1	0.43mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.44mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	0.45mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	17d	1	0.45mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	4d	1	0.45mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	0.48mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	0.49mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	4d	1	0.51mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	43d	1	0.54mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.57mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	0.60mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	0.61mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	0.61mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	43d	1	0.67mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	0.67mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.67mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	0.70mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	43d	1	0.71mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.71mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.73mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	0.75mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	43d	1	0.83mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	43d	1	1.34mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	1.36mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	10d	1	1.37mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	1.42mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	43d	1	1.42mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.45mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.47mi

Listing history 42 events

1. 2026-06-13
   statusdays on market $125,000 Pending 13 DOM
2. 2026-06-09
   days on market $125,000 Active 12 DOM
3. 2026-06-08
   days on market $125,000 Active 11 DOM
4. 2026-06-07
   days on market $125,000 Active 10 DOM
5. 2026-06-04
   days on market $125,000 Active 7 DOM
6. 2026-06-03
   days on market $125,000 Active 6 DOM
7. 2026-06-02
   days on market $125,000 Active 5 DOM
8. 2026-06-01
   days on market $125,000 Active 4 DOM
9. 2026-05-31
   days on market $125,000 Active 3 DOM
10. 2026-05-28
    listed $125,000 Active

    Show marketing remark (416 chars)

    Sharp 3-bed 1-bath home in Warren at a great price! This house has a classic and charming bungalow layout with spacious bedrooms, an open concept feel, dedicated laundry area, large 2-car garage, and more! The kitchen is updated with granite countertops, modern cabinetry, and stainless steel appliances. The bathroom boasts newer subway tile surrounding the shower/tub. Don't miss out - schedule your showing today!

11. 2026-05-28
    listed $125,000 Active 416-char remark

    Show marketing remark (416 chars)

    Sharp 3-bed 1-bath home in Warren at a great price! This house has a classic and charming bungalow layout with spacious bedrooms, an open concept feel, dedicated laundry area, large 2-car garage, and more! The kitchen is updated with granite countertops, modern cabinetry, and stainless steel appliances. The bathroom boasts newer subway tile surrounding the shower/tub. Don't miss out - schedule your showing today!

12. 2026-05-05
    historical
13. 2026-05-04
    status Active
14. 2026-05-04
    status Active
15. 2026-04-14
    historical Accepting Backup Offers
16. 2026-04-14
    historical Active Under Contract
17. 2026-04-10
    price $125,000
18. 2026-04-10
    price $125,000
19. 2026-02-17
    status Active
20. 2026-02-17
    status Active
21. 2026-02-10
    historical Accepting Backup Offers
22. 2026-02-10
    historical Active Under Contract
23. 2026-01-29
    listed $130,000 Active
24. 2026-01-29
    listed $130,000 Active
25. 2022-08-18
    price $1,300
26. 2022-01-13
    soldstatus $113,900
27. 2021-12-13
    soldstatus $113,900
28. 2021-12-13
    soldstatus $113,900
29. 2021-11-10
    listed $104,900
30. 2021-11-10
    listed $104,900
31. 2021-03-23
    soldstatus $50,000
32. 2016-06-16
    soldstatus $54,750
33. 2015-11-03
    historical
34. 2015-09-23
    listed $800
35. 2008-12-11
    soldstatus $10,500
36. 2008-12-11
    soldstatus $10,500
37. 2008-11-10
    historical
38. 2008-10-31
    listed $12,000
39. 2008-10-31
    listed $12,000
40. 2000-09-20
    soldstatus $35,000
41. 1993-06-03
    soldstatus $35,000
42. 1988-10-28
    soldstatus $28,000

ⓘ 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: $2,056 · $171/mo
• Projected year-2 tax: $2,056 · $171/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 ≥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: $16,192
• − Mortgage interest: −$7,002
• − Property taxes: −$2,056
• − Insurance: −$625
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,636
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $2,177/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

+346.4% since first listed

33 events — show timeline

• 2026-05-28 Listed $125,000 MiRealSource-MiMLS
• 2026-05-28 Listed $125,000 REALCOMP
• 2026-05-05 Listing Removed — MiRealSource-MiMLS
• 2026-05-04 Relisted — MiRealSource-MiMLS
• 2026-05-04 Relisted — REALCOMP
• 2026-04-14 Contingent — MiRealSource-MiMLS
• 2026-04-14 Contingent — REALCOMP
• 2026-04-10 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $125,000 REALCOMP
• 2026-02-17 Relisted — MiRealSource-MiMLS
• 2026-02-17 Relisted — REALCOMP
• 2026-02-10 Contingent — MiRealSource-MiMLS
• 2026-02-10 Contingent — REALCOMP
• 2026-01-29 Listed $130,000 REALCOMP
• 2026-01-29 Listed $130,000 MiRealSource-MiMLS
• 2022-08-18 Price Changed $1,300 RENT.
• 2022-01-13 Sold (Public Records) $113,900 Public Records
• 2021-12-13 Sold (MLS) $113,900 MiRealSource-MiMLS
• 2021-12-13 Sold (MLS) $113,900 REALCOMP
• 2021-11-10 Listed $104,900 MiRealSource-MiMLS
• 2021-11-10 Listed $104,900 REALCOMP
• 2021-03-23 Sold (Public Records) $50,000 Public Records
• 2016-06-16 Sold (Public Records) $54,750 Public Records
• 2015-11-03 Listing Removed — MiRealSource-MiMLS
• 2015-09-23 Listed $800 MiRealSource-MiMLS
• 2008-12-11 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2008-12-11 Sold (MLS) $10,500 REALCOMP
• 2008-11-10 Listing Removed — MiRealSource-MiMLS
• 2008-10-31 Listed $12,000 MiRealSource-MiMLS
• 2008-10-31 Listed $12,000 REALCOMP
• 2000-09-20 Sold (Public Records) $35,000 Public Records
• 1993-06-03 Sold (Public Records) $35,000 Public Records
• 1988-10-28 Sold (Public Records) $28,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,056 · +2.6% YoY. Source: county tax records.