5639 Heathdale Ave · Warren, MI 48092

$239,900

4 bd · 2.0 ba · 2,300 sqft · SingleFamily public records · 24 Days on market

Built 1965 0.59 ac lot $104/sqft · 18% below area Est $293k · 18% under ↓ 20% since listing

---

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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This was a great family home for my Sellers, ideally arranged for entertaining. Sellers have priced it to sell, now that they have to move on. Great for someone to gain alot of value with some sweat equity. Country in the City home tucked away yet ideally located near freeways and shopping. Nice deep treed lot on a quiet street. This spacious home was expanded and remodeld in 1965 and in 1993 a 2nd story addition was professionally added. Well thought outfloor plan 2,300 SF! floor plan with lots of windows and light. Large family room with skylights, New windows 2020, Kitchen remodeled in 2021. Master Suite on the main floor with private bathroom, 2 large bedrooms and another full bath on the 2nd floor. 3rd full bath on the main floor. All appliances included. 30 x 24 garage, extra- large paver patio. Above gound pool surrounded by decking. Lots of storage thru-out the home. Lots of parking areas. The garage was built in 1975. Orginal home was built in 1938, not much left of orginal structure. City says effective age is 32 yrs

Key facts

• Quiet street
• Master suite
• Deep treed lot

Tags

• DEEP TREED LOT
• QUIET STREET
• SKYLIGHTS
• NEW WINDOWS
• KITCHEN REMODELED
• MASTER SUITE

Property features AI

Finance

• Other: Above-grade finished area about 2,300 square feet
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with approximately 3.5 garage spaces; Off-street parking; Garage offers direct access
• Utilities: Public water; Public sewer
• Home design: Two-story single family residence; Residential property; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction; Two levels
• Exterior features: Workshop; Lot approximately 85 x 300 (0.59 acre)

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Total of 7 rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (1.0% below list).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 fast (+8.0%/yr); 103 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 39% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k 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 + 8.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 12 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 $236,301 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 0.99% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $293,398
• List price: $239,900
• Delta: -18.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27847 Audrey Ave	0.31mi	4/2.0	2,221 (-3%)	2mo	$335,000	$151	78
28440 Panama St	0.42mi	3/1.5 (-1)	2,368 (+3%)	6mo	$240,000	$101	64
4558 Sudbury Dr	0.64mi	3/1.5 (-1)	2,303 (+0%)	1mo	$270,000	$117	62
5035 University Ave	0.49mi	3/2.0 (-1)	2,250 (-2%)	8mo	$267,000	$119	62
4926 E 12 Mile Rd	0.74mi	4/2.5	2,282 (-1%)	2mo	$235,000	$103	60
27233 Audrey Ave	0.41mi	4/2.5	2,036 (-12%)	1mo	$321,000	$158	58
5135 Sudbury Dr	0.26mi	3/1.5 (-1)	2,018 (-12%)	2mo	$280,000	$139	58
27432 Bristol Dr	0.73mi	3/1.5 (-1)	2,368 (+3%)	1mo	$246,000	$104	53
5142 Trailwood Ln	0.69mi	4/2.5	2,388 (+4%)	8mo	$440,000	$184	53
28623 Panama St	0.49mi	3/1.5 (-1)	2,084 (-9%)	7mo	$269,999	$130	48
28062 Cunningham Dr	0.64mi	3/1.5 (-1)	2,016 (-12%)	0mo	$248,000	$123	42
4656 Buckingham Dr	0.60mi	3/1.5 (-1)	1,985 (-14%)	1mo	$260,000	$131	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-9,988
• Equity at exit: $35,770

10-year hold

• IRR: 10.8%
• Equity multiple: 2.03×
• Total profit: $69,494
• Equity at exit: $20,742

Cash invested: $67,172 (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 48092

• Rents YoY: 8.0%
• Active inventory: 103
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,375 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$262 /mo · $3,141/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $256

Break-even live

Break-even rent $2,050

Max offer price $239,900

Occupancy floor 84%

Sensitivity live

Price	-10% $392	-5% $324	+0% $256	+5% $188	+10% $120
Rent	-10% $69	-5% $162	+0% $256	+5% $350	+10% $444
Rate	-1.0pp $377	-0.5pp $317	base $256	+0.5pp $194	+1.0pp $131

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27592 Strathmoor Dr Warren, MI	4.0	1.5	1809	$2,295	$1.27	44d	1	0.63mi
30055 Boewe Dr Warren, MI	3.0	1.5	2410	$2,100	$0.87	25d	1	1.25mi
4224 Frazho Rd Warren, MI	3.0	2.0	2052	$1,823	$0.89	13d	1	1.30mi
3441 Winterfield Dr Warren, MI	4.0	3.0	2300	$2,381	$1.04	4d	1	1.30mi
3458 Common Rd Warren, MI	4.0	1.5	2416	$2,400	$0.99	11d	1	1.46mi

Listing history 36 events

1. 2026-05-03
   historical

   Show marketing remark (1042 chars)

   This was a great family home for my Sellers, ideally arranged for entertaining. Sellers have priced it to sell, now that they have to move on. Great for someone to gain alot of value with some sweat equity. Country in the City home tucked away yet ideally located near freeways and shopping. Nice deep treed lot on a quiet street. This spacious home was expanded and remodeld in 1965 and in 1993 a 2nd story addition was professionally added. Well thought outfloor plan 2,300 SF! floor plan with lots of windows and light. Large family room with skylights, New windows 2020, Kitchen remodeled in 2021. Master Suite on the main floor with private bathroom, 2 large bedrooms and another full bath on the 2nd floor. 3rd full bath on the main floor. All appliances included. 30 x 24 garage, extra- large paver patio. Above gound pool surrounded by decking. Lots of storage thru-out the home. Lots of parking areas. The garage was built in 1975. Orginal home was built in 1938, not much left of orginal structure. City says effective age is 32 yrs

2. 2026-05-03
   listed $239,900 Active 1042-char remark

   Show marketing remark (1042 chars)

   This was a great family home for my Sellers, ideally arranged for entertaining. Sellers have priced it to sell, now that they have to move on. Great for someone to gain alot of value with some sweat equity. Country in the City home tucked away yet ideally located near freeways and shopping. Nice deep treed lot on a quiet street. This spacious home was expanded and remodeld in 1965 and in 1993 a 2nd story addition was professionally added. Well thought outfloor plan 2,300 SF! floor plan with lots of windows and light. Large family room with skylights, New windows 2020, Kitchen remodeled in 2021. Master Suite on the main floor with private bathroom, 2 large bedrooms and another full bath on the 2nd floor. 3rd full bath on the main floor. All appliances included. 30 x 24 garage, extra- large paver patio. Above gound pool surrounded by decking. Lots of storage thru-out the home. Lots of parking areas. The garage was built in 1975. Orginal home was built in 1938, not much left of orginal structure. City says effective age is 32 yrs

3. 2026-05-03
   historical

   Show marketing remark (1042 chars)

   This was a great family home for my Sellers, ideally arranged for entertaining. Sellers have priced it to sell, now that they have to move on. Great for someone to gain alot of value with some sweat equity. Country in the City home tucked away yet ideally located near freeways and shopping. Nice deep treed lot on a quiet street. This spacious home was expanded and remodeld in 1965 and in 1993 a 2nd story addition was professionally added. Well thought outfloor plan 2,300 SF! floor plan with lots of windows and light. Large family room with skylights, New windows 2020, Kitchen remodeled in 2021. Master Suite on the main floor with private bathroom, 2 large bedrooms and another full bath on the 2nd floor. 3rd full bath on the main floor. All appliances included. 30 x 24 garage, extra- large paver patio. Above gound pool surrounded by decking. Lots of storage thru-out the home. Lots of parking areas. The garage was built in 1975. Orginal home was built in 1938, not much left of orginal structure. City says effective age is 32 yrs

4. 2026-05-02
   listed $239,900 Active
5. 2026-04-09
   price $239,900
6. 2026-04-08
   price $239,900
7. 2026-04-02
   listed $254,900 Active
8. 2026-04-02
   listed $254,900 Active
9. 2026-04-02
   historical
10. 2026-04-02
    historical
11. 2026-03-19
    price $259,900
12. 2026-03-18
    price $259,900
13. 2026-02-24
    price $264,900
14. 2026-02-24
    price $264,900
15. 2026-02-02
    listed $269,900 Active
16. 2026-02-02
    historical
17. 2026-02-02
    listed $269,900 Active
18. 2026-02-02
    historical
19. 2026-01-18
    price $269,900
20. 2026-01-18
    price $269,900
21. 2026-01-02
    listed $275,900 Active
22. 2026-01-02
    listed $275,900 Active
23. 2026-01-02
    historical
24. 2026-01-02
    historical
25. 2025-12-22
    price $279,900
26. 2025-12-21
    price $279,900
27. 2025-12-02
    price $284,900
28. 2025-12-02
    price $284,900
29. 2025-11-14
    listed $289,900 Active
30. 2025-11-14
    listed $289,900 Active
31. 2025-11-14
    historical
32. 2025-11-14
    historical
33. 2025-11-04
    price $294,000
34. 2025-11-03
    price $294,000
35. 2025-10-13
    listed $299,000 Active
36. 2025-10-13
    listed $299,000 Active

ⓘ 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: $3,141 · $262/mo
• Projected year-2 tax: $3,418 · $285/mo
• Expected delta: +$277/yr (+$23/mo · 8.8%)

ⓘ 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 2/10 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: $28,497
• − Mortgage interest: −$13,438
• − Property taxes: −$3,141
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,280
• − Management: −$2,280
• − Depreciation: −$6,979
• Taxable loss: −$820
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $3,272/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): 27,374
• Household income: $73,808
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 675.0

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 0.55)
• Race & ethnicity: White 63% Asian 17% Black 14% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Arab 4% Subsaharan African 2%
• Foreign-born: 22% · Vietnam, Canada, China
• Languages at home: 70% English-only · Other Indo-European 11% Arabic 5% Russian/Polish/Slavic 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: ▼ -262.85%
• Current HPI: 189.7524
• Rent YoY: ▲ 8.03%
• 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

-19.8% since first listed

38 events — show timeline

• 2026-05-26 Pending — REALCOMP
• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-03 Listing Removed — REALCOMP
• 2026-05-03 Listing Removed — MiRealSource-MiMLS
• 2026-05-03 Listed $239,900 MiRealSource-MiMLS
• 2026-05-02 Listed $239,900 REALCOMP
• 2026-04-09 Price Changed $239,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $239,900 REALCOMP
• 2026-04-02 Listing Removed — REALCOMP
• 2026-04-02 Listing Removed — MiRealSource-MiMLS
• 2026-04-02 Listed $254,900 REALCOMP
• 2026-04-02 Listed $254,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $259,900 MiRealSource-MiMLS
• 2026-03-18 Price Changed $259,900 REALCOMP
• 2026-02-24 Price Changed $264,900 MiRealSource-MiMLS
• 2026-02-24 Price Changed $264,900 REALCOMP
• 2026-02-02 Listing Removed — REALCOMP
• 2026-02-02 Listed $269,900 MiRealSource-MiMLS
• 2026-02-02 Listed $269,900 REALCOMP
• 2026-02-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-18 Price Changed $269,900 MiRealSource-MiMLS
• 2026-01-18 Price Changed $269,900 REALCOMP
• 2026-01-02 Listed $275,900 REALCOMP
• 2026-01-02 Listing Removed — REALCOMP
• 2026-01-02 Listing Removed — MiRealSource-MiMLS
• 2026-01-02 Listed $275,900 MiRealSource-MiMLS
• 2025-12-22 Price Changed $279,900 MiRealSource-MiMLS
• 2025-12-21 Price Changed $279,900 REALCOMP
• 2025-12-02 Price Changed $284,900 MiRealSource-MiMLS
• 2025-12-02 Price Changed $284,900 REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-11-14 Listing Removed — REALCOMP
• 2025-11-14 Listed $289,900 REALCOMP
• 2025-11-14 Listed $289,900 MiRealSource-MiMLS
• 2025-11-04 Price Changed $294,000 MiRealSource-MiMLS
• 2025-11-03 Price Changed $294,000 REALCOMP
• 2025-10-13 Listed $299,000 MiRealSource-MiMLS
• 2025-10-13 Listed $299,000 REALCOMP

Property tax history

+2.0%/yr

Latest (2025): $3,141 · +2.2% YoY. Source: county tax records.