21966 Curie Ave · Warren, MI 48091

$60,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 6 Days on market

Built 1940 6,534 sqft lot

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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 +30.0/30.0
• 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 +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Open houses Sat 6/6/26 12pm-2pm and Sun 6/7/26 10am-12pm * * * INVESTMENT SPECIAL!!!!! Come checkout this amazing opportunity in Warren. This three-bedroom, one-bath bungalow, featuring a double lot and a large detached garage is priced to sell immediately.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached garage (electric in garage), approximately 20 x 20; Approximately 1.5 parking spaces in garage
• Utilities: Public water; Natural gas heat and gas water heater; Central air conditioning; Forced air heating
• Home design: Residential property; 1 1/2-story structure; Built in 1940; City location (Warren)
• Construction: Metal siding exterior; Crawl foundation
• Exterior features: Fenced yard; Porch; Paved street access; Frontage about 45 feet

Interior

• Kitchen: Kitchen on entry level (approximately 9 x 7) with linoleum flooring
• Bedrooms: Primary bedroom on second floor (approximately 16 x 23) with carpet; Second bedroom on entry level (approximately 10 x 10) with carpet; Third bedroom on entry level (approximately 10 wide) with carpet
• Flooring: Carpet in living room and bedrooms; Linoleum in dining room and kitchen; Vinyl in bathroom
• Bathrooms: One full bathroom on entry level with vinyl flooring (approx. 9 x 6)
• Heating & cooling: Forced air heating (natural gas); Gas water heater; Central A/C
• Interior features: Seven total rooms; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.4% 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-.
• 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.
• Zoned schools: Mound Park Elementary School (math 6% / reading 16%, grade F, #1,226 of 1,397 statewide, top 88%, 260 students, 87% FRL); Pd Chatterton Middle School (math 9% / reading 27%, grade F, #433 of 493 statewide, top 88%, 410 students, 86% FRL); Fitzgerald Senior High School (math 8% / reading 26%, grade F, #636 of 713 statewide, top 89%, 806 students, 82% FRL).
• Market conditions: Rents rising (+2.4%/yr); 170 active listings in the ZIP; 27 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 32% 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.38% ✓
• Cap rate: 20.42%
• Cash-on-cash: 50.47%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22369 Cunningham Ave	0.43mi	3/1.0	900 (0%)	1mo	$150,000	$167	79
21410 Panama St	0.29mi	2/1.0 (-1)	900 (0%)	5mo	$72,000	$80	77
22595 Curie Ave	0.26mi	2/1.0 (-1)	887 (-1%)	4mo	$40,000	$45	77
23241 Hill Ave	0.54mi	2/1.0 (-1)	912 (+1%)	1mo	$145,000	$159	66
5584 Toepfer Rd	0.19mi	3/1.0	1,007 (+12%)	8mo	$139,900	$139	65
22011 Masch Ave	0.28mi	3/1.0	1,000 (+11%)	5mo	$163,000	$163	64
21034 Atlantic Ave	0.42mi	3/1.0	836 (-7%)	5mo	$120,000	$144	64
23220 Audrey Ave	0.51mi	2/1.0 (-1)	952 (+6%)	1mo	$169,900	$178	61
20818 Atlantic Ave	0.50mi	2/1.0 (-1)	836 (-7%)	6mo	$72,000	$86	55
22694 Le Fever Ave	0.53mi	3/1.0	1,000 (+11%)	2mo	$154,000	$154	55
23311 Panama Ave	0.59mi	3/1.0	1,015 (+13%)	3mo	$175,000	$172	48
22321 Logue Ave	0.55mi	3/1.0	1,018 (+13%)	6mo	$145,000	$142	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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 3.05×
• Total profit: $34,376
• Equity at exit: $8,946

10-year hold

• IRR: 52.9%
• Equity multiple: 6.01×
• Total profit: $84,226
• Equity at exit: $5,188

Cash invested: $16,800 (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: 170
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$315
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $707

Break-even live

Break-even rent $535

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $741	-5% $724	+0% $707	+5% $690	+10% $673
Rent	-10% $594	-5% $650	+0% $707	+5% $763	+10% $819
Rate	-1.0pp $737	-0.5pp $722	base $707	+0.5pp $691	+1.0pp $675

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	0.28mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	26d	1	0.31mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	45d	1	0.31mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	26d	1	0.39mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	45d	1	0.55mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	18d	1	0.82mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	45d	1	1.03mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	45d	1	1.05mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	26d	1	1.05mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	1d	1	1.05mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	13d	1	1.06mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	26d	1	1.12mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	1.14mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.29mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	45d	1	1.31mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	6d	1	1.32mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	26d	1	1.34mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	26d	1	1.36mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	26d	1	1.38mi
4652 E 10 Mile Rd Warren, MI	2.0	1.0	950	$1,200	$1.26	45d	1	1.39mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	26d	1	1.39mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	1.39mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	45d	1	1.42mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	45d	1	1.44mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	18d	1	1.46mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	26d	1	1.46mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	6d	1	1.47mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $60,000 Pending 6 DOM
2. 2026-06-09
   days on market $60,000 Active 5 DOM
3. 2026-06-08
   days on market $60,000 Active 4 DOM
4. 2026-06-07
   remarks 268-char remark
5. 2026-06-07
   statusdays on marketlisting id $60,000 Active 3 DOM
6. 2026-06-04
   remarks 266-char remark
7. 2026-06-04
   listed $60,000 Coming Soon 1 DOM

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 64% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,149
• − Mortgage interest: −$3,361
• − Property taxes: −$993
• − Insurance: −$300
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$1,745
• Taxable income: $8,005
• Est. tax owed @ 24.0%: −$1,921
• After-tax cash flow: $6,557/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: 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

3 events — show timeline

• 2026-06-05 Listed $60,000 MiRealSource-MiMLS
• 2026-06-05 Listed $60,000 REALCOMP
• 2026-06-03 Coming Soon $60,000 MiRealSource-MiMLS

Property tax history

+1.9%/yr

Latest (2025): $993 · +2.5% YoY. Source: county tax records.