11327 Sherman Ave · Warren, MI 48089

$99,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 182 Days on market

Built 1955 4,792 sqft lot $139/sqft · at area comps Est $102k · 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +8.3/15.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay - perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

Key facts

• Close to dining
• Close to shopping
• 4,792 sq ft lot

Tags

• IMMEDIATE RENTAL INCOME
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MAJOR FREEWAYS
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $691 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1955 — 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. 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: 1.22% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $101,754
• List price: $99,900
• Delta: -1.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11310 Chalmers Ave	0.30mi	2/1.0	696 (-3%)	2mo	$97,000	$139	79
11280 Chalmers Ave	0.31mi	2/1.0	696 (-3%)	3mo	$94,000	$135	78
8701 Toepfer Rd	0.40mi	3/1.0 (+1)	720 (0%)	3mo	$80,000	$111	74
8477 Prospect Ave	0.45mi	2/1.0	696 (-3%)	1mo	$90,000	$129	72
8712 Ford Ave	0.63mi	2/1.0	704 (-2%)	3mo	$85,000	$121	65
20091 Annott St	0.64mi	2/1.0	747 (+4%)	1mo	$12,800	$17	63
20520 Dresden St	0.62mi	2/1.5	680 (-6%)	0mo	$33,000	$49	60
12426 Sidonie Ave	0.68mi	2/1.0	750 (+4%)	4mo	$131,000	$175	58
11011 Hupp Ave	0.58mi	2/1.0	792 (+10%)	2mo	$90,000	$114	55
20083 Bradford St	0.68mi	2/1.0	648 (-10%)	0mo	$24,000	$37	51
12484 Sherman Ave	0.72mi	2/1.0	800 (+11%)	3mo	$72,000	$90	46
8101 Rivard Ave	0.66mi	2/2.0	616 (-14%)	0mo	$75,000	$122	40

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,896
• Equity at exit: $14,895

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $24,757
• Equity at exit: $8,638

Cash invested: $27,972 (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 48089

• Rents YoY: 2.9%
• Active inventory: 160
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$524
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $285

Break-even live

Break-even rent $856

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	43d	1	0.38mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	43d	1	0.77mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.85mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	43d	1	0.94mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	1.03mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.08mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	43d	1	1.08mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	43d	1	1.10mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	1.20mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	43d	1	1.24mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	43d	1	1.28mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	17d	1	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $99,900 Active 182 DOM
2. 2026-06-17
   days on market $99,900 Active 181 DOM
3. 2026-06-16
   days on market $99,900 Active 180 DOM
4. 2026-06-15
   days on market $99,900 Active 179 DOM
5. 2026-06-13
   days on market $99,900 Active 177 DOM
6. 2026-06-13
   days on market $99,900 Active 176 DOM
7. 2026-06-09
   days on market $99,900 Active 173 DOM
8. 2026-06-08
   days on market $99,900 Active 172 DOM
9. 2026-06-07
   days on market $99,900 Active 171 DOM
10. 2026-06-04
    days on market $99,900 Active 168 DOM
11. 2026-06-03
    days on market $99,900 Active 167 DOM
12. 2026-06-02
    days on market $99,900 Active 166 DOM
13. 2026-06-01
    days on market $99,900 Active 165 DOM
14. 2026-05-31
    days on market $99,900 Active 164 DOM
15. 2026-04-23
    price $104,900 440-char remark

    Show marketing remark (440 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay - perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

16. 2026-04-22
    price $104,900 444-char remark

    Show marketing remark (444 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay—perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

17. 2026-02-19
    price $109,900 440-char remark

    Show marketing remark (440 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay - perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

18. 2026-02-18
    price $109,900 444-char remark

    Show marketing remark (444 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay—perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

19. 2026-01-29
    price $114,900 440-char remark

    Show marketing remark (440 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay - perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

20. 2026-01-28
    price $114,900 444-char remark

    Show marketing remark (444 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay—perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

21. 2025-12-17
    listed $120,000 Active 440-char remark

    Show marketing remark (444 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay—perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

22. 2025-12-17
    listed $120,000 Active 444-char remark

    Show marketing remark (444 chars)

    Investor Opportunity! Well-maintained 2-bedroom ranch in desirable Warren location featuring a long-term tenant who would love to stay—perfect for immediate rental income. Conveniently located close to shopping, dining, and major freeways for easy commuting. Functional floor plan with all appliances included: refrigerator, stove, washer, and dryer. A great addition to any investment portfolio. Please give 24 hr notice to show. BATVAI.

23. 2007-01-25
    historical
24. 2007-01-25
    historical
25. 2006-07-31
    listed $62,000
26. 2006-07-31
    listed $65,000
27. 1992-03-13
    soldstatus $25,000

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$103/yr (+$9/mo · 7.7%)

ⓘ 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: $14,605
• − Mortgage interest: −$5,596
• − Property taxes: −$1,332
• − Insurance: −$500
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,906
• Taxable income: $1,934
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $2,955/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

+319.6% since first listed

13 events — show timeline

• 2026-04-23 Price Changed $104,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $104,900 REALCOMP
• 2026-02-19 Price Changed $109,900 MiRealSource-MiMLS
• 2026-02-18 Price Changed $109,900 REALCOMP
• 2026-01-29 Price Changed $114,900 MiRealSource-MiMLS
• 2026-01-28 Price Changed $114,900 REALCOMP
• 2025-12-17 Listed $120,000 REALCOMP
• 2025-12-17 Listed $120,000 MiRealSource-MiMLS
• 2007-01-25 Listing Removed — REALCOMP
• 2007-01-25 Listing Removed — MiRealSource-MiMLS
• 2006-07-31 Listed $65,000 REALCOMP
• 2006-07-31 Listed $62,000 MiRealSource-MiMLS
• 1992-03-13 Sold (Public Records) $25,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,332 · +2.6% YoY. Source: county tax records.