29639 Malvina Dr · Warren, MI 48088

$200,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1960 7,405 sqft lot Est $232k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +9.2/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming brick ranch featuring an updated kitchen, comfortable floor plan, and finished basement perfect for extra living or entertaining space. Enjoy the convenience of an attached garage, fenced backyard, and a location close to shopping, dining, parks, and major freeways. Full of potential and ready for its next owner to make it their own!

Key facts

• Attached garage
• Finished basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• FINISHED BASEMENT
• FENCED BACKYARD
• ATTACHED GARAGE
• LOCATION CLOSE TO SHOPPING
• LOCATION CLOSE TO DINING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.17 acres (61 x 118)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Finished basement; 5 total rooms; Home warranty included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.6% below list).
• Recommended offer: $153k (23.6% below list) — sets the bar for 1% rule.

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 Woods Public Schools (urban): math 23% / reading 40% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 25y 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 $93k; list at $200k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $152,710 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.76% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $232,320
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29649 Dover Ave	0.35mi	3/1.5	1,095 (+4%)	4mo	$241,000	$220	72
28640 Bradner Dr	0.50mi	3/1.5	1,095 (+4%)	1mo	$190,000	$174	68
14107 Bade Dr	0.29mi	3/1.5	1,095 (+4%)	12mo	$260,000	$237	68
13765 Iowa Dr Dr	0.27mi	3/1.5	1,129 (+7%)	10mo	$232,000	$205	66
14108 La Chene Ave	0.59mi	3/1.5	1,003 (-5%)	6mo	$263,000	$262	57
13003 Walter Ave Ave	0.42mi	3/1.0	956 (-10%)	10mo	$227,100	$238	56
30428 Iroquois Dr	0.61mi	3/1.0	956 (-10%)	0mo	$240,000	$251	55
29508 Roan Dr	0.72mi	3/1.5	1,089 (+3%)	10mo	$205,000	$188	51
30709 Iroquois St	0.68mi	3/1.5	1,040 (-2%)	16mo	$235,000	$226	50
12354 Geoffry Dr	0.73mi	3/1.5	1,100 (+4%)	8mo	$237,000	$215	50
30546 Sutherland Ave	0.51mi	3/1.0	1,188 (+12%)	22mo	$220,000	$185	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-41,860
• Equity at exit: $29,821

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-48,604
• Equity at exit: $17,292

Cash invested: $56,000 (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 48088

• Active inventory: 109
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$223 /mo · $2,673/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-148

Break-even live

Break-even rent $1,715

Max offer price $173,768

Occupancy floor —

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30428 Iroquois Dr Warren, MI	3.0	1.0	1000	$1,800	$1.80	1d	1	0.63mi
15175 Raphael Ter Warren, MI	3.0	1.5	1250	$1,600	$1.28	12d	1	0.79mi
31250 Schoenherr Rd Warren, MI	1.0–2.0	1.0–2.0	934	$1,250	$1.34	43d	2	0.80mi
28801 Imperial Dr Warren, MI	1.0–2.0	1.0	887	$1,205	$1.36	16d	6	0.89mi
13250 De Mott Dr Warren, MI	3.0	1.5	1386	$1,900	$1.37	43d	1	1.02mi
28250 Hoover Rd Warren, MI	1.0–2.0	1.0–2.0	912	$1,705	$1.87	2d	17	1.17mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	43d	1	1.33mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,050	$1.24	43d	1	1.45mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,075	$1.26	14d	1	1.45mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,023	$5.99	1d	1	1.48mi

Listing history 32 events

1. 2026-05-18
   listed $200,000 Active

   Show marketing remark (365 chars)

   Welcome home to this charming brick ranch featuring an updated kitchen, comfortable floor plan, and finished basement perfect for extra living or entertaining space. Enjoy the convenience of an attached garage, fenced backyard, and a location close to shopping, dining, parks, and major freeways. Full of potential and ready for its next owner to make it their own!

2. 2026-05-18
   listed $200,000 Active 365-char remark

   Show marketing remark (365 chars)

   Welcome home to this charming brick ranch featuring an updated kitchen, comfortable floor plan, and finished basement perfect for extra living or entertaining space. Enjoy the convenience of an attached garage, fenced backyard, and a location close to shopping, dining, parks, and major freeways. Full of potential and ready for its next owner to make it their own!

3. 2008-03-05
   soldstatus $93,000 101-char remark

   Show marketing remark (101 chars)

   PROOF OF FUNDS FOR ALL CASH OFFERS. BUYER & BUYER’S AGENT TO TURN ON UTILITIES IF NEEDED.

4. 2008-03-05
   soldstatus $93,000

   Show marketing remark (101 chars)

   PROOF OF FUNDS FOR ALL CASH OFFERS. BUYER & BUYER’S AGENT TO TURN ON UTILITIES IF NEEDED.

5. 2008-01-03
   historical
6. 2007-12-06
   listed $99,900 101-char remark

   Show marketing remark (101 chars)

   PROOF OF FUNDS FOR ALL CASH OFFERS. BUYER & BUYER’S AGENT TO TURN ON UTILITIES IF NEEDED.

7. 2007-12-06
   listed $99,900

   Show marketing remark (101 chars)

   PROOF OF FUNDS FOR ALL CASH OFFERS. BUYER & BUYER’S AGENT TO TURN ON UTILITIES IF NEEDED.

8. 2007-12-06
   historical

   Show marketing remark (101 chars)

   PROOF OF FUNDS FOR ALL CASH OFFERS. BUYER & BUYER’S AGENT TO TURN ON UTILITIES IF NEEDED.

9. 2007-12-06
   historical

   Show marketing remark (101 chars)

   PROOF OF FUNDS FOR ALL CASH OFFERS. BUYER & BUYER’S AGENT TO TURN ON UTILITIES IF NEEDED.

10. 2007-09-17
    listed $104,900
11. 2007-09-17
    listed $104,900
12. 2007-08-01
    historical
13. 2007-08-01
    historical
14. 2007-07-31
    listed $104,900
15. 2007-07-31
    listed $104,900
16. 2007-07-31
    historical
17. 2007-07-31
    historical
18. 2007-06-21
    listed $119,900
19. 2007-06-21
    listed $119,900
20. 2007-06-21
    historical
21. 2007-06-21
    historical
22. 2007-05-30
    listed $130,900
23. 2007-05-30
    listed $130,900
24. 2007-05-30
    historical
25. 2007-05-30
    historical
26. 2007-05-10
    listed $134,900
27. 2007-05-10
    listed $134,900
28. 2001-10-01
    soldstatus $138,000
29. 2001-05-15
    soldstatus $138,000
30. 2001-04-11
    historical
31. 2001-01-29
    listed $142,900
32. 1990-06-13
    soldstatus $72,500

ⓘ 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: $2,673 · $223/mo
• Projected year-2 tax: $2,876 · $240/mo
• Expected delta: +$204/yr (+$17/mo · 7.6%)

ⓘ 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: $18,325
• − Mortgage interest: −$11,203
• − Property taxes: −$2,673
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$5,818
• Taxable loss: −$5,301
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $-510/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 Woods Public Schools
• NCES district ID: 2635220
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,013
• Composite: 27.29/100
• National rank: #7003
• State rank: #336 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
• City population: 114,937
• Population (ZIP): 23,443

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 (74%)
• Race & ethnicity: White 74% Black 13% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Arabic 4% Other Indo-European 3% Spanish 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: ▼ -213.65%
• Current HPI: 206.4018
• Rent YoY: —
• Metro: —
• 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

+175.9% since first listed

32 events — show timeline

• 2026-05-18 Listed $200,000 REALCOMP
• 2026-05-18 Listed $200,000 MiRealSource-MiMLS
• 2008-03-05 Sold (MLS) $93,000 MiRealSource-MiMLS
• 2008-03-05 Sold (MLS) $93,000 REALCOMP
• 2008-01-03 Listing Removed — MiRealSource-MiMLS
• 2007-12-06 Listing Removed — REALCOMP
• 2007-12-06 Listing Removed — MiRealSource-MiMLS
• 2007-12-06 Listed $99,900 MiRealSource-MiMLS
• 2007-12-06 Listed $99,900 REALCOMP
• 2007-09-17 Listed $104,900 REALCOMP
• 2007-09-17 Listed $104,900 MiRealSource-MiMLS
• 2007-08-01 Listing Removed — MiRealSource-MiMLS
• 2007-08-01 Listing Removed — REALCOMP
• 2007-07-31 Listing Removed — REALCOMP
• 2007-07-31 Listing Removed — MiRealSource-MiMLS
• 2007-07-31 Listed $104,900 MiRealSource-MiMLS
• 2007-07-31 Listed $104,900 REALCOMP
• 2007-06-21 Listing Removed — MiRealSource-MiMLS
• 2007-06-21 Listing Removed — REALCOMP
• 2007-06-21 Listed $119,900 REALCOMP
• 2007-06-21 Listed $119,900 MiRealSource-MiMLS
• 2007-05-30 Listing Removed — MiRealSource-MiMLS
• 2007-05-30 Listing Removed — REALCOMP
• 2007-05-30 Listed $130,900 MiRealSource-MiMLS
• 2007-05-30 Listed $130,900 REALCOMP
• 2007-05-10 Listed $134,900 MiRealSource-MiMLS
• 2007-05-10 Listed $134,900 REALCOMP
• 2001-10-01 Sold (Public Records) $138,000 Public Records
• 2001-05-15 Sold (MLS) $138,000 MiRealSource-MiMLS
• 2001-04-11 Listing Removed — MiRealSource-MiMLS
• 2001-01-29 Listed $142,900 MiRealSource-MiMLS
• 1990-06-13 Sold (Public Records) $72,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,673 · +2.5% YoY. Source: county tax records.