8727 Kennedy Cir #4 · Warren, MI 48093

$129,900

2 bd · 1.5 ba · 1,311 sqft · Condo public records · 13 Days on market

Built 1968 $311/mo HOA · 19% of rent

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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 +19.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained and move-in ready condominium offering easy, low-maintenance living in a highly convenient Warren location! This spacious unit features 2 generously sized bedrooms and 1.5 bathrooms, providing a comfortable and functional layout for everyday living. Enjoy peace of mind with major updates already completed, including HVAC (2016), windows (2020), electrical (2021), roof (2025), and blinds (2022). The home offers a great balance of space and efficiency, perfect for both owner-occupants and investors alike. Situated in a central location close to shopping, dining, and major businesses & expressways, this property provides quick access to everything you need. Don't miss this opportunity to own a well-updated condo in a desirable and convenient area!

Key facts

• $311 HOA
• Built 1968
• Listed 13 days

Property features AI

Finance

• Other: Subdivision: CITY CENTER SQUARE # 03; Directions: East of Van Dyke Rd and South of 13 Mile Rd
• HOA & community: Homeowners association with monthly fee of $311; HOA covers gas, grounds maintenance, structure maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Residential condominium; Two levels
• Construction: Brick construction; Slab foundation; Built on one above-grade finished level
• Exterior features: Paved road access; Pets allowed (contact association)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Ground-level entry; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 7.7% 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 (+2.5%/yr); 128 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $898 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.
• 2 sale attempts 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.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,837
• Equity at exit: $19,369

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-148
• Equity at exit: $11,231

Cash invested: $36,372 (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 48093

• Rents YoY: 2.5%
• Active inventory: 128
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$681
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$54
• HOA: −$311
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $154

Break-even live

Break-even rent $1,474

Max offer price $129,900

Occupancy floor 86%

Sensitivity live

Price	-10% $228	-5% $191	+0% $154	+5% $118	+10% $81
Rent	-10% $22	-5% $88	+0% $154	+5% $220	+10% $286
Rate	-1.0pp $220	-0.5pp $187	base $154	+0.5pp $121	+1.0pp $86

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8457 Towne Center Cir Unit 90 Warren, MI	2.0	2.0	1319	$1,800	$1.36	44d	1	0.34mi
8459 Towne Center Cir N #96 Warren, MI	2.0	2.5	1646	$2,000	$1.22	0d	1	0.35mi
29400 Towne Center Cir Warren, MI	1.0–3.0	1.0–2.0	1114	$1,749	$1.57	0d	1	0.35mi
8429 Towne Center Cir S #52 Warren, MI	2.0	2.0	1240	$1,775	$1.43	25d	1	0.40mi
11116 Racine Rd Warren, MI	3.0	1.5	1433	$2,000	$1.40	0d	1	0.44mi
29250 Longview Ave Apt 14 Warren, MI	2.0	1.0	950	$1,000	$1.05	44d	1	0.46mi
31727 Hoover Rd Unit 21 Warren, MI	2.0	1.0	900	$1,395	$1.55	6d	1	1.04mi
28250 Hoover Rd Warren, MI	1.0–2.0	1.0–2.0	912	$1,640	$1.80	0d	17	1.21mi
28801 Imperial Dr Warren, MI	1.0–2.0	1.0	887	$1,205	$1.36	17d	6	1.21mi
30428 Iroquois Dr Warren, MI	3.0	1.0	1000	$1,800	$1.80	3d	1	1.36mi

HOA detail condo

• Monthly dues: $311 · $3,732/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-07
   status Pending 792-char remark

   Show marketing remark (792 chars)

   Welcome to this well-maintained and move-in ready condominium offering easy, low-maintenance living in a highly convenient Warren location! This spacious unit features 2 generously sized bedrooms and 1.5 bathrooms, providing a comfortable and functional layout for everyday living. Enjoy peace of mind with major updates already completed, including HVAC (2016), windows (2020), electrical (2021), roof (2025), and blinds (2022). The home offers a great balance of space and efficiency, perfect for both owner-occupants and investors alike. Situated in a central location close to shopping, dining, and major businesses & expressways, this property provides quick access to everything you need. Don't miss this opportunity to own a well-updated condo in a desirable and convenient area!

2. 2026-05-07
   status Pending 798-char remark

   Show marketing remark (792 chars)

   Welcome to this well-maintained and move-in ready condominium offering easy, low-maintenance living in a highly convenient Warren location! This spacious unit features 2 generously sized bedrooms and 1.5 bathrooms, providing a comfortable and functional layout for everyday living. Enjoy peace of mind with major updates already completed, including HVAC (2016), windows (2020), electrical (2021), roof (2025), and blinds (2022). The home offers a great balance of space and efficiency, perfect for both owner-occupants and investors alike. Situated in a central location close to shopping, dining, and major businesses & expressways, this property provides quick access to everything you need. Don't miss this opportunity to own a well-updated condo in a desirable and convenient area!

3. 2026-04-25
   listed $129,900 Active 792-char remark

   Show marketing remark (792 chars)

   Welcome to this well-maintained and move-in ready condominium offering easy, low-maintenance living in a highly convenient Warren location! This spacious unit features 2 generously sized bedrooms and 1.5 bathrooms, providing a comfortable and functional layout for everyday living. Enjoy peace of mind with major updates already completed, including HVAC (2016), windows (2020), electrical (2021), roof (2025), and blinds (2022). The home offers a great balance of space and efficiency, perfect for both owner-occupants and investors alike. Situated in a central location close to shopping, dining, and major businesses & expressways, this property provides quick access to everything you need. Don't miss this opportunity to own a well-updated condo in a desirable and convenient area!

4. 2026-04-25
   listed $129,900 Active 798-char remark

   Show marketing remark (792 chars)

   Welcome to this well-maintained and move-in ready condominium offering easy, low-maintenance living in a highly convenient Warren location! This spacious unit features 2 generously sized bedrooms and 1.5 bathrooms, providing a comfortable and functional layout for everyday living. Enjoy peace of mind with major updates already completed, including HVAC (2016), windows (2020), electrical (2021), roof (2025), and blinds (2022). The home offers a great balance of space and efficiency, perfect for both owner-occupants and investors alike. Situated in a central location close to shopping, dining, and major businesses & expressways, this property provides quick access to everything you need. Don't miss this opportunity to own a well-updated condo in a desirable and convenient area!

5. 2026-04-23
   historical $129,900 792-char remark

   Show marketing remark (792 chars)

   Welcome to this well-maintained and move-in ready condominium offering easy, low-maintenance living in a highly convenient Warren location! This spacious unit features 2 generously sized bedrooms and 1.5 bathrooms, providing a comfortable and functional layout for everyday living. Enjoy peace of mind with major updates already completed, including HVAC (2016), windows (2020), electrical (2021), roof (2025), and blinds (2022). The home offers a great balance of space and efficiency, perfect for both owner-occupants and investors alike. Situated in a central location close to shopping, dining, and major businesses & expressways, this property provides quick access to everything you need. Don't miss this opportunity to own a well-updated condo in a desirable and convenient area!

6. 2002-02-12
   soldstatus $93,500
7. 2000-01-19
   soldstatus $76,500

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$292/yr (+$24/mo · 20.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $20,031
• − Mortgage interest: −$7,276
• − Property taxes: −$1,417
• − Insurance: −$650
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − HOA: −$3,732
• − Depreciation: −$3,779
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $1,858/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): 25,014
• Household income: $68,218
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 632.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Asian 9% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 3% Arab 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Other Indo-European 5% Arabic 4% Russian/Polish/Slavic 4%

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: ▼ -223.26%
• Current HPI: 203.6554
• Rent YoY: ▲ 2.52%
• 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

+68.0% since first listed

9 events — show timeline

• 2026-06-08 Sold (MLS) $128,500 MiRealSource-MiMLS
• 2026-06-08 Sold (MLS) $128,500 REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-04-25 Listed $129,900 MiRealSource-MiMLS
• 2026-04-25 Listed $129,900 REALCOMP
• 2026-04-23 Coming Soon $129,900 MiRealSource-MiMLS
• 2002-02-12 Sold (Public Records) $93,500 Public Records
• 2000-01-19 Sold (Public Records) $76,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,417 · +2.2% YoY. Source: county tax records.