11083 Studebaker Ave · Warren, MI 48089

$115,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 1 Days on market

Built 1950 4,356 sqft lot Est $100k · 15% over

---

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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained and thoughtfully updated ranch in Warren. Offering 828 square feet of comfortable living space, this charming 2-bedroom, 1-bath home feels surprisingly spacious, featuring a primary bedroom large enough to accommodate a king-sized bed and an additional flex room perfect for a second living area, home office, study, or formal dining room. Enjoy your morning coffee on the stunning built-in window bench, surrounded by windows. The updated kitchen, remodeled bathroom, luxury vinyl flooring throughout, and cohesive finishes make this home truly move-in ready. Major updates provide peace of mind, including updated electrical, vinyl windows, a newer roof, and a furnace and central air conditioning system.

Key facts

• Updated electrical
• Vinyl windows
• Remodeled bathroom

Tags

• BUILT-IN WINDOW BENCH
• UPDATED KITCHEN
• REMODELED BATHROOM
• LUXURY VINYL FLOORING
• UPDATED ELECTRICAL
• VINYL WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Ranch-style single family residence; Living area 828
• Construction: Built in 1950; Vinyl siding; Asphalt roof
• Exterior features: Shed(s) on a 0.1-acre lot

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Primary bedroom (11 x 11); Second bedroom (11 x 9)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Replacement windows; Total of 6 rooms; Crawl space basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.8% 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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 $32k; list at $115k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1950 — 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: 1.11% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $100,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11011 Hupp Ave	0.17mi	2/1.0	792 (-4%)	2mo	$90,000	$114	83
8725 Packard Ave	0.15mi	3/1.0 (+1)	925 (+12%)	2mo	$135,000	$146	67
11219 Maxwell Ave	0.31mi	3/1.0 (+1)	894 (+8%)	3mo	$116,000	$130	65
11004 Republic Ave	0.55mi	2/1.0	868 (+5%)	2mo	$94,000	$108	64
8249 Packard Ave	0.46mi	3/1.0 (+1)	871 (+5%)	1mo	$68,000	$78	64
8712 Ford Ave	0.22mi	2/1.0	704 (-15%)	3mo	$85,000	$121	62
11381 Fisher Ave	0.48mi	3/1.0 (+1)	900 (+9%)	1mo	$52,000	$58	57
8284 Dodge Ave	0.53mi	3/1.0 (+1)	740 (-11%)	2mo	$100,000	$135	51
8285 Packard Ave	0.42mi	3/1.0 (+1)	944 (+14%)	3mo	$100,000	$106	50
11228 Lozier Ave	0.60mi	2/1.0	720 (-13%)	1mo	$82,500	$115	49
8636 Lozier Ave	0.63mi	2/1.0	728 (-12%)	3mo	$124,900	$172	48
11108 Essex Ave	0.70mi	3/1.0 (+1)	946 (+14%)	0mo	$114,900	$121	38

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,297
• Equity at exit: $17,147

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $16,672
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$603
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $242

Break-even live

Break-even rent $974

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $307	-5% $275	+0% $242	+5% $209	+10% $177
Rent	-10% $141	-5% $191	+0% $242	+5% $293	+10% $343
Rate	-1.0pp $300	-0.5pp $271	base $242	+0.5pp $212	+1.0pp $182

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.00mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.11mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	0.17mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.19mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	0.21mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	0.32mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.43mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	0.43mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.46mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.51mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.51mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.51mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.51mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	0.52mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	0.55mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.60mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.60mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.63mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	44d	1	0.68mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.68mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	0.71mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	0.76mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.78mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	0.78mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	0.79mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.83mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.83mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	0.85mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	0.92mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	0.94mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.97mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.99mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	1.06mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	1.17mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	1.19mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	1.21mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	1.23mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	1.26mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.30mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	1.46mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $115,000 Active 1 DOM

ⓘ 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: $1,422 · $118/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$175/yr (+$15/mo · 12.3%)

ⓘ 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: $15,364
• − Mortgage interest: −$6,442
• − Property taxes: −$1,422
• − Insurance: −$575
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,345
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,634/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

+187.5% since first listed

11 events — show timeline

• 2026-06-18 Listed $115,000 SW Michigan MLS
• 2026-06-18 Coming Soon $115,000 SW Michigan MLS
• 2026-06-18 Listed $115,000 REALCOMP
• 2026-06-18 Listed $115,000 MiRealSource-MiMLS
• 2018-06-14 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2018-06-14 Sold (MLS) $32,000 REALCOMP
• 2018-06-06 Pending — MiRealSource-MiMLS
• 2018-06-06 Pending — REALCOMP
• 2018-06-03 Listed $34,900 MiRealSource-MiMLS
• 2018-06-03 Listed $34,900 REALCOMP
• 2007-02-13 Sold (Public Records) $40,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,422 · +2.6% YoY. Source: county tax records.