8086 Chalmers Ave · Warren, MI 48089

$160,000

4 bd · 2.0 ba · 1,268 sqft · SingleFamily · 392 Days on market

Built 1940 4,520 sqft lot Est $146k · 10% 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 +16.6/30.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

LAND CONTRACT TERMS AVAILABLE Excellent Investment Opportunity! Live in One Unit, Let the Other Pay Your Mortgage! This charming duplex offers a fantastic chance for savvy buyers. With two separate units, you can enjoy privacy and convenience. Here are the highlights: Two Units: The property features two apartments, one on the upper level and another on the lower level. Each unit has its own entrance and utilities, ensuring privacy and ease of access. Live-In Option: Move into one of the units and make it your home. Whether you're a first-time buyer or looking to downsize, this is an ideal setup. Rental Income: The second unit can be rented out, providing a steady stream of income. Let your

Key facts

• Live-in option
• Separate units
• Convenient location

Tags

• CHARMING DUPLEX
• SEPARATE UNITS
• LIVE-IN OPTION
• RENTAL INCOME
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $152k (4.9% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: amenities D, employment D, crime 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.
• Zoned schools: Lincoln Elementary School (math 8% / reading 12%, grade F, #1,277 of 1,397 statewide, top 93%, 355 students, 97% FRL); Lincoln Middle School (math 7% / reading 22%, grade F, #460 of 493 statewide, top 93%, 401 students, 96% FRL); Lincoln High School (math 2% / reading 17%, grade F, #692 of 713 statewide, top 98%, 440 students, 91% FRL).
• 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 26d 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 35% 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

• It's been on market 392 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask is 15900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $145,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8268 Hudson Ave	0.17mi	3/2.0 (-1)	1,258 (-1%)	2mo	$145,000	$115	84
8316 Hudson Ave	0.20mi	3/1.0 (-1)	1,300 (+2%)	1mo	$94,000	$72	76
7519 Packard Ave	0.28mi	3/2.0 (-1)	1,291 (+2%)	3mo	$224,500	$174	76
7052 Studebaker Ave	0.34mi	3/2.0 (-1)	1,242 (-2%)	1mo	$152,500	$123	75
8286 Westminster Ave	0.34mi	3/2.5 (-1)	1,250 (-1%)	2mo	$250,000	$200	73
7641 Westminster Ave	0.27mi	4/1.5	1,415 (+12%)	0mo	$155,000	$110	66
7051 Maxwell Ave	0.51mi	3/1.0 (-1)	1,234 (-3%)	3mo	$135,000	$109	60
11026 Studebaker Ave	0.50mi	3/1.0 (-1)	1,186 (-6%)	0mo	$116,500	$98	57
11083 Ford Ave	0.62mi	4/2.0	1,150 (-9%)	1mo	$135,000	$117	55
7259 Packard Ave	0.31mi	3/1.5 (-1)	1,089 (-14%)	2mo	$160,000	$147	53
11115 Toepfer Rd	0.59mi	3/1.0 (-1)	1,345 (+6%)	2mo	$145,000	$108	52
11246 Chalmers Ave	0.64mi	3/1.0 (-1)	1,360 (+7%)	3mo	$93,000	$68	47

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-19,886
• Equity at exit: $23,857

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-9,733
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $96

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 89%

Sensitivity live

Price	-10% $206	-5% $151	+0% $96	+5% $41	+10% $-15
Rent	-10% $-24	-5% $36	+0% $96	+5% $156	+10% $216
Rate	-1.0pp $176	-0.5pp $137	base $96	+0.5pp $54	+1.0pp $12

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	26d	1	0.17mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	7d	1	0.18mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	0.19mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	26d	1	0.20mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	26d	1	0.34mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	13d	1	0.37mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	26d	1	0.50mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	5d	1	0.58mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	26d	1	0.64mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	26d	1	0.71mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	26d	1	0.72mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	1d	1	0.73mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	19d	1	0.76mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	7d	1	0.76mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	7d	1	0.78mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	26d	1	0.83mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	26d	1	0.87mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	26d	1	0.88mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	45d	1	0.90mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	26d	1	0.98mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	45d	1	0.98mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	45d	1	1.11mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	3d	1	1.11mi
19682 Rogge St Detroit, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	1.13mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	45d	1	1.14mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	26d	1	1.23mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	1.26mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,200	$0.92	0d	1	1.32mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	18d	1	1.38mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.46mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	5d	1	1.48mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	1.50mi

Listing history 25 events

1. 2025-12-23
   historical
2. 2025-12-22
   soldstatus $205,000 Closed
3. 2025-12-22
   soldstatus $205,000 Closed
4. 2025-12-08
   status Pending
5. 2025-12-08
   status Pending
6. 2025-11-17
   historical $1,000
7. 2025-11-07
   price $215,000
8. 2025-11-07
   price $215,000
9. 2025-11-06
   price $215,000
10. 2025-11-06
    price $215,000
11. 2025-10-28
    status Active
12. 2025-10-27
    historical
13. 2025-10-22
    listed $1,000
14. 2025-10-21
    historical $1,000
15. 2025-10-21
    listed $1,000
16. 2025-10-15
    listed $220,000 Active
17. 2025-10-15
    listed $220,000 Active
18. 2025-10-15
    listed $220,000 Active
19. 2025-10-15
    listed $220,000 Active
20. 2025-10-13
    historical $220,000
21. 2025-10-13
    historical
22. 2025-05-15
    status Pending
23. 2025-01-14
    status Active
24. 2025-01-14
    historical
25. 2024-03-13
    listed $160,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,253
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$4,655
• Taxable loss: −$1,485
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $1,507/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

+28.1% since first listed

25 events — show timeline

• 2025-12-23 Listing Removed — MiRealSource-MiMLS
• 2025-12-22 Sold (MLS) $205,000 REALCOMP
• 2025-12-22 Sold (MLS) $205,000 MiRealSource-MiMLS
• 2025-12-08 Pending — MiRealSource-MiMLS
• 2025-12-08 Pending — REALCOMP
• 2025-11-17 Rental Removed $1,000 REALCOMP
• 2025-11-07 Price Changed $215,000 MiRealSource-MiMLS
• 2025-11-07 Price Changed $215,000 MiRealSource-MiMLS
• 2025-11-06 Price Changed $215,000 REALCOMP
• 2025-11-06 Price Changed $215,000 REALCOMP
• 2025-10-28 Relisted — REALCOMP
• 2025-10-27 Listing Removed — REALCOMP
• 2025-10-22 Listed for Rent $1,000 REALCOMP
• 2025-10-21 Rental Removed $1,000 REALSOURCE
• 2025-10-21 Listed for Rent $1,000 REALSOURCE
• 2025-10-15 Listed $220,000 MiRealSource-MiMLS
• 2025-10-15 Listed $220,000 MiRealSource-MiMLS
• 2025-10-15 Listed $220,000 REALCOMP
• 2025-10-15 Listed $220,000 REALCOMP
• 2025-10-13 Coming Soon $220,000 MiRealSource-MiMLS
• 2025-10-13 Coming Soon — MiRealSource-MiMLS
• 2025-05-15 Pending — REALCOMP
• 2025-01-14 Relisted — REALCOMP
• 2025-01-14 Listing Removed — REALCOMP
• 2024-03-13 Listed $160,000 REALCOMP