27420 Milton Ave · Warren, MI 48092

$224,900

3 bd · 1.5 ba · 1,581 sqft · SingleFamily public records · 45 Days on market

Built 1989 0.46 ac lot Est $229k · 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 +18.4/30.0
• ARV discount +8.4/15.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1989

Property features AI

Finance

• Other: Living area approximately 1,581
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Attached 2-car garage
• Security: Security details not specified
• Utilities: Public water; Natural gas water heater
• Home design: Ranch-style single family residence; Residential property
• Construction: Built in 1989; Vinyl siding; Asphalt roof; Crawl space foundation
• Exterior features: Paved road access; Lot size approximately 0.46 acres

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Bedrooms count not specified
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Garage door opener; Insulated windows; Fireplace; Total of 9 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 $220k (2.0% below list).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• 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); 103 active listings in the ZIP; 6 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).
• This rent runs 36% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k 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 + 8.0% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y 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 $168k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $218,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.98% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $229,245
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27420 Milton Ave	0.00mi	3/2.5	1,581 (0%)	0mo	$225,000	$142	96
4508 Buckingham Dr	0.31mi	3/1.0	1,485 (-6%)	1mo	$190,000	$128	73
4769 Parent Ave	0.60mi	3/2.0	1,584 (+0%)	2mo	$190,000	$120	68
5121 Mckinley Rd	0.40mi	3/1.5	1,727 (+9%)	0mo	$248,000	$144	66
27443 Strathmoor Dr	0.31mi	3/1.0	1,439 (-9%)	4mo	$205,000	$142	66
27480 Grobbel Dr	0.22mi	3/1.5	1,814 (+15%)	1mo	$268,000	$148	64
4503 Linville Dr	0.41mi	3/1.5	1,800 (+14%)	1mo	$234,000	$130	57
27436 Haverhill Dr	0.40mi	3/1.5	1,357 (-14%)	1mo	$225,000	$166	56
26780 Crystal Ave	0.30mi	2/1.0 (-1)	1,351 (-14%)	3mo	$225,000	$167	52
26405 Eureka Dr	0.62mi	3/1.5	1,424 (-10%)	4mo	$270,000	$190	52
28308 Loretta Ave	0.49mi	3/1.0	1,800 (+14%)	1mo	$265,000	$147	51
28696 Patricia Ave	0.72mi	3/1.5	1,813 (+15%)	1mo	$263,000	$145	41

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-11,352
• Equity at exit: $33,533

10-year hold

• IRR: 10.1%
• Equity multiple: 1.96×
• Total profit: $60,506
• Equity at exit: $19,445

Cash invested: $62,972 (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: 103
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$258 /mo · $3,096/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $211

Break-even live

Break-even rent $1,938

Max offer price $224,900

Occupancy floor 85%

Sensitivity live

Price	-10% $338	-5% $274	+0% $211	+5% $147	+10% $83
Rent	-10% $37	-5% $124	+0% $211	+5% $298	+10% $385
Rate	-1.0pp $324	-0.5pp $268	base $211	+0.5pp $152	+1.0pp $93

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27592 Strathmoor Dr Warren, MI	4.0	1.5	1809	$2,295	$1.27	44d	1	0.32mi
26009 Pinehurst Dr Warren, MI	2.0	1.5	1310	$2,100	$1.60	0d	1	0.75mi
4224 Frazho Rd Warren, MI	3.0	2.0	2052	$1,823	$0.89	13d	1	0.86mi
28439 Wexford Dr Warren, MI	3.0	1.5	1253	$2,099	$1.68	25d	1	0.88mi
28222 Saint Louise Dr Warren, MI	3.0	2.0	1600	$5,500	$3.44	0d	1	1.22mi
29745 Fox Run Cir Warren, MI	3.0	2.0	1487	$2,200	$1.48	44d	1	1.33mi

Listing history 31 events

1. 2026-06-13
   statusdays on market $224,900 Pending 45 DOM
2. 2026-06-09
   days on market $224,900 Active - Contingent 43 DOM
3. 2026-06-08
   days on market $224,900 Active - Contingent 42 DOM
4. 2026-06-07
   days on market $224,900 Active - Contingent 41 DOM
5. 2026-06-04
   days on market $224,900 Active - Contingent 38 DOM
6. 2026-06-03
   days on market $224,900 Active - Contingent 37 DOM
7. 2026-06-02
   days on market $224,900 Active - Contingent 36 DOM
8. 2026-06-01
   days on market $224,900 Active - Contingent 35 DOM
9. 2026-05-31
   days on market $224,900 Active - Contingent 34 DOM
10. 2026-04-30
    historical Keep Showing-Contgcy Appl 925-char remark

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

11. 2026-04-30
    historical Active Under Contract 925-char remark

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

12. 2026-04-30
    historical Active - Contingent

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

13. 2026-04-27
    listed $224,900 Active 925-char remark

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

14. 2026-04-27
    listed $224,900 Active

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

15. 2026-04-27
    listed $224,900 Active 925-char remark

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

16. 2026-04-21
    historical $224,900 925-char remark

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

17. 2026-04-21
    historical $224,900

    Show marketing remark (925 chars)

    This 3-bedroom, 2.5-bath home features cathedral ceilings and a cozy fireplace in the living room, creating a warm yet open atmosphere. With a newer furnace and central air already in place, some of the big-ticket items are taken care of--leaving room for your personal touch. While the home could benefit from some updates, it presents a fantastic chance to build sweat equity quickly and truly make it your own. Step outside to discover one of the property's standout features: a huge, fully fenced . 461-acre yard--ideal for entertaining, pets, or simply enjoying your own private outdoor space. Relax on the welcoming front porch, gather on the back deck, or retreat to the private balcony off the primary bedroom. Complete with an attached 2+ car garage and great indoor-outdoor living spaces, this home offers incredible potential and value. Don't miss the opportunity to transform this property into something special.

18. 2003-07-22
    soldstatus $168,000
19. 1997-07-14
    soldstatus $119,000
20. 1997-07-01
    soldstatus $119,000
21. 1997-06-30
    soldstatus $119,000
22. 1997-05-19
    historical
23. 1997-05-02
    listed $118,900
24. 1997-05-02
    listed $118,900
25. 1995-04-04
    soldstatus $105,000
26. 1995-03-31
    historical
27. 1995-03-30
    soldstatus $105,000
28. 1995-01-13
    listed $106,900
29. 1990-11-09
    soldstatus $101,000
30. 1989-12-05
    soldstatus $16,000
31. 1988-11-30
    soldstatus $16,000

ⓘ 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: $3,096 · $258/mo
• Projected year-2 tax: $3,280 · $273/mo
• Expected delta: +$184/yr (+$15/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,458
• − Mortgage interest: −$12,598
• − Property taxes: −$3,096
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$6,543
• Taxable loss: −$1,136
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $2,801/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

+1305.6% since first listed

22 events — show timeline

• 2026-04-30 Contingent — MiRealSource-MiMLS
• 2026-04-30 Contingent — REALCOMP
• 2026-04-30 Contingent — SW Michigan MLS
• 2026-04-27 Listed $224,900 REALCOMP
• 2026-04-27 Listed $224,900 SW Michigan MLS
• 2026-04-27 Listed $224,900 MiRealSource-MiMLS
• 2026-04-21 Coming Soon $224,900 MiRealSource-MiMLS
• 2026-04-21 Coming Soon $224,900 SW Michigan MLS
• 2003-07-22 Sold (Public Records) $168,000 Public Records
• 1997-07-14 Sold (Public Records) $119,000 Public Records
• 1997-07-01 Sold (MLS) $119,000 REALCOMP
• 1997-06-30 Sold (MLS) $119,000 MiRealSource-MiMLS
• 1997-05-19 Listing Removed — MiRealSource-MiMLS
• 1997-05-02 Listed $118,900 MiRealSource-MiMLS
• 1997-05-02 Listed $118,900 REALCOMP
• 1995-04-04 Sold (Public Records) $105,000 Public Records
• 1995-03-31 Listing Removed — MiRealSource-MiMLS
• 1995-03-30 Sold (MLS) $105,000 MiRealSource-MiMLS
• 1995-01-13 Listed $106,900 MiRealSource-MiMLS
• 1990-11-09 Sold (Public Records) $101,000 Public Records
• 1989-12-05 Sold (Public Records) $16,000 Public Records
• 1988-11-30 Sold (Public Records) $16,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,096 · +2.2% YoY. Source: county tax records.