952 Cour Retta St · Warren, MI 48091

$35,000

3 bd · 2.0 ba · 950 sqft · SingleFamily · 22 Days on market

Built 2006 Average condition 900 sqft lot $733/mo HOA · 53% of rent

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Why this score? — see what drove the B- 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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.8/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential of 952 Cour Retta ST, a single family residence built in 2006 in Warren, MI. This property offers a compelling opportunity to create your ideal living space, blending functionality with the promise of a personalized touch. This home offers three bedrooms, providing flexible spaces for rest, recreation, or a dedicated home office. With two bathrooms, convenience and comfort are readily available for daily routines. Embrace the chance to craft a home that reflects your unique style and aspirations. Schedule a showing today to experience the possibilities of this Warren residence.

Key facts

• Built 2006
• Listed 22 days

Property features AI

Finance

• Other: Located north of 8 Mile and east of Dequindre (cross street: 8 Mile and Dequindre)
• HOA & community: Homeowners association with monthly fee of $733; Association fee includes water

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single‑family residence; One story; Ground‑level entry with steps
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot dimensions approximately 15 x 60

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Free‑standing refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Dryer; Free‑standing refrigerator; Gas cooktop; Microwave; Washer; Crawl space basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $35k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Fitzgerald Public Schools (urban): math 8% / reading 23% proficiency, ranked #503 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 168 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($54k/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 $242 of loan paydown is wiped out by about $1k 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 + 2.4% rent growth), your $10k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: HOA is 53% of rent.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.97% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $106,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2184 Garrick Ave	0.38mi	3/1.0	960 (+1%)	1mo	$95,100	$99	76
3308 Toepfer Rd	0.24mi	3/1.0	1,000 (+5%)	7mo	$150,500	$151	70
2007 Pearl Ave	0.56mi	3/1.0	937 (-1%)	2mo	$131,500	$140	66
3588 Poplar Ave	0.35mi	3/1.0	1,031 (+8%)	6mo	$50,000	$48	60
3135 Jarvis Ave	0.40mi	3/1.5	1,052 (+11%)	2mo	$163,000	$155	60
20426 Wexford St	0.63mi	3/1.5	1,009 (+6%)	0mo	$117,000	$116	58
20409 Yonka St	0.58mi	3/1.0	1,050 (+10%)	1mo	$93,000	$89	50
1576 E Harry Ave	0.73mi	2/1.0 (-1)	947 (-0%)	7mo	$85,000	$90	50
20028 Gallagher St	0.67mi	3/1.0	1,020 (+7%)	5mo	$85,000	$83	48
20180 Charest St	0.55mi	3/1.0	840 (-12%)	4mo	$45,000	$54	47
2167 Woodruff Ave	0.73mi	3/1.0	1,080 (+14%)	2mo	$146,000	$135	37
20811 Sunset Ave	0.69mi	3/1.0	1,090 (+15%)	3mo	$122,000	$112	37

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $1,691
• Equity at exit: $5,219

10-year hold

• IRR: 13.1%
• Equity multiple: 2.00×
• Total profit: $9,768
• Equity at exit: $3,026

Cash invested: $9,800 (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 48091

• Rents YoY: 2.4%
• Active inventory: 168
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$733
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $122

Break-even live

Break-even rent $1,234

Max offer price $35,000

Occupancy floor 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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	0.09mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	0.37mi
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	21d	1	0.40mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	0.43mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	0.65mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	20d	1	0.75mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	0.83mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.84mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	0.87mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.87mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	0.97mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	43d	1	0.97mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.99mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	24d	1	1.01mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.05mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	24d	1	1.08mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	1.12mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	24d	1	1.18mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.32mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	12d	1	1.35mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	24d	1	1.35mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	1.35mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.35mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.40mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.41mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	1.43mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	1.44mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.45mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	24d	1	1.45mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.46mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	1.50mi

HOA detail

• Monthly dues: $733 · $8,796/yr

Listing history 16 events

1. 2026-06-18
   days on market $35,000 Active 22 DOM
2. 2026-06-17
   days on market $35,000 Active 21 DOM
3. 2026-06-16
   days on market $35,000 Active 20 DOM
4. 2026-06-15
   days on market $35,000 Active 19 DOM
5. 2026-06-13
   days on market $35,000 Active 17 DOM
6. 2026-06-13
   days on market $35,000 Active 16 DOM
7. 2026-06-09
   days on market $35,000 Active 13 DOM
8. 2026-06-08
   days on market $35,000 Active 12 DOM
9. 2026-06-07
   days on market $35,000 Active 11 DOM
10. 2026-06-04
    days on market $35,000 Active 8 DOM
11. 2026-06-03
    days on market $35,000 Active 7 DOM
12. 2026-06-02
    days on market $35,000 Active 6 DOM
13. 2026-06-01
    days on market $35,000 Active 5 DOM
14. 2026-05-31
    days on market $35,000 Active 4 DOM
15. 2026-05-27
    listed $35,000 Active

    Show marketing remark (607 chars)

    Discover the potential of 952 Cour Retta ST, a single family residence built in 2006 in Warren, MI. This property offers a compelling opportunity to create your ideal living space, blending functionality with the promise of a personalized touch. This home offers three bedrooms, providing flexible spaces for rest, recreation, or a dedicated home office. With two bathrooms, convenience and comfort are readily available for daily routines. Embrace the chance to craft a home that reflects your unique style and aspirations. Schedule a showing today to experience the possibilities of this Warren residence.

16. 2026-05-27
    listed $35,000 Active 607-char remark

    Show marketing remark (607 chars)

    Discover the potential of 952 Cour Retta ST, a single family residence built in 2006 in Warren, MI. This property offers a compelling opportunity to create your ideal living space, blending functionality with the promise of a personalized touch. This home offers three bedrooms, providing flexible spaces for rest, recreation, or a dedicated home office. With two bathrooms, convenience and comfort are readily available for daily routines. Embrace the chance to craft a home that reflects your unique style and aspirations. Schedule a showing today to experience the possibilities of this Warren residence.

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

Taxation est. · year 1

• Rental income: $16,667
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$8,796
• − Depreciation: −$1,018
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $1,102/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This single-family home, built in 2006, offers a moderate level of renovation with average condition. It has three bedrooms and two bathrooms, and could benefit from some cosmetic updates to increase its resale and rental value.

Repairs flagged

• Minor Paint — Light-colored walls could benefit from a fresh coat.
• Minor Kitchen Countertops — White countertops could be replaced with a more modern material.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can improve the overall appearance and value.
• Both Replace the kitchen countertops — Modern countertops can enhance the kitchen's appeal and functionality.
• Both Replace the shower curtain — A new shower curtain can improve the bathroom's appearance and functionality.
• Both Replace the ceiling fan — A new ceiling fan can improve air circulation and add to the home's overall appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Light-colored walls could benefit from a fresh coat.	Minor	$500–3,000
Kitchen Countertops · White countertops could be replaced with a more modern material.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the interior walls — Fresh paint can improve the overall appearance and value. ↑
• Both Replace the kitchen countertops — Modern countertops can enhance the kitchen's appeal and functionality. ↑
• Both Replace the shower curtain — A new shower curtain can improve the bathroom's appearance and functionality. ↑
• Both Replace the ceiling fan — A new ceiling fan can improve air circulation and add to the home's overall appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fitzgerald Public Schools
• NCES district ID: 2614460
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $34,828
• Composite: 12.67/100
• National rank: #9608
• State rank: #503 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): 30,696
• Household income: $54,230
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1296.0

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 0.68)
• Race & ethnicity: White 47% Black 25% Asian 19% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Other Indo-European 14% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

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: ▼ -199.66%
• Current HPI: 177.9273
• Rent YoY: ▲ 2.35%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $35,000 REALCOMP
• 2026-05-27 Listed $35,000 MiRealSource-MiMLS