8645 Ford Ave · Warren, MI 48089

$88,000

2 bd · 1.0 ba · 498 sqft · SingleFamily public records · 207 Days on market

Built 1942 4,356 sqft lot $177/sqft · 21% above area Est $95k · 7% under

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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
• ARV discount +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Great investment opportunity in Warren! This 2-bedroom ranch offers strong rental potential and solid returns. Features include updated flooring, fresh paint, and a clean, functional layout. Easy-to-maintain property with a large yard and plenty of off-street parking. Convenient location near major freeways, shopping, and local amenities. Ideal for investors looking to add a turnkey or light cosmetic project to their portfolio.

Key facts

• Fresh paint
• Large yard
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH PAINT
• LARGE YARD
• OFF-STREET PARKING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• 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); 168 active listings in the ZIP; 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 $608 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 16y 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 $70k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1942 — 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: 1.33% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.48%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (median comp): $94,753
• List price: $88,000
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11041 Chalmers Ave	0.29mi	1/1.0 (-1)	500 (+0%)	20mo	$76,500	$153	64
11035 Paige Ave	0.29mi	1/1.0 (-1)	494 (-1%)	23mo	$68,000	$138	61
11561 Hupp Ave	0.57mi	2/1.0	500 (+0%)	17mo	$60,000	$120	58
8646 Studebaker Ave	0.23mi	1/1.0 (-1)	446 (-10%)	14mo	$21,000	$47	56
8477 Sherman Ave	0.58mi	1/1.0 (-1)	505 (+1%)	13mo	$60,000	$119	55
7211 Continental Ave	0.74mi	2/1.0	510 (+2%)	22mo	$50,000	$98	43
7060 Dodge Ave	0.70mi	1/1.0 (-1)	454 (-9%)	12mo	$55,000	$121	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 · 2.94% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $8,521
• Equity at exit: $13,121

10-year hold

• IRR: 18.0%
• Equity multiple: 2.48×
• Total profit: $36,533
• Equity at exit: $7,609

Cash invested: $24,640 (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: 168
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $359

Break-even live

Break-even rent $716

Max offer price $88,000

Occupancy floor 64%

Sensitivity live

Price	-10% $409	-5% $384	+0% $359	+5% $334	+10% $309
Rent	-10% $266	-5% $313	+0% $359	+5% $405	+10% $451
Rate	-1.0pp $403	-0.5pp $381	base $359	+0.5pp $336	+1.0pp $313

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $88,000 Active 207 DOM
2. 2026-06-18
   days on market $88,000 Active 204 DOM
3. 2026-06-17
   days on market $88,000 Active 203 DOM
4. 2026-06-16
   days on market $88,000 Active 202 DOM
5. 2026-06-15
   days on market $88,000 Active 201 DOM
6. 2026-06-13
   days on market $88,000 Active 199 DOM
7. 2026-06-13
   days on market $88,000 Active 198 DOM
8. 2026-06-09
   days on market $88,000 Active 195 DOM
9. 2026-06-08
   days on market $88,000 Active 194 DOM
10. 2026-06-07
    days on market $88,000 Active 193 DOM
11. 2026-06-04
    days on market $88,000 Active 190 DOM
12. 2026-06-03
    days on market $88,000 Active 189 DOM
13. 2026-06-02
    days on market $88,000 Active 188 DOM
14. 2026-06-01
    days on market $88,000 Active 187 DOM
15. 2026-05-31
    days on market $88,000 Active 186 DOM
16. 2026-01-08
    status Active 431-char remark

    Show marketing remark (431 chars)

    Great investment opportunity in Warren! This 2-bedroom ranch offers strong rental potential and solid returns. Features include updated flooring, fresh paint, and a clean, functional layout. Easy-to-maintain property with a large yard and plenty of off-street parking. Convenient location near major freeways, shopping, and local amenities. Ideal for investors looking to add a turnkey or light cosmetic project to their portfolio.

17. 2026-01-08
    status Active 431-char remark

    Show marketing remark (431 chars)

    Great investment opportunity in Warren! This 2-bedroom ranch offers strong rental potential and solid returns. Features include updated flooring, fresh paint, and a clean, functional layout. Easy-to-maintain property with a large yard and plenty of off-street parking. Convenient location near major freeways, shopping, and local amenities. Ideal for investors looking to add a turnkey or light cosmetic project to their portfolio.

18. 2025-12-08
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Great investment opportunity in Warren! This 2-bedroom ranch offers strong rental potential and solid returns. Features include updated flooring, fresh paint, and a clean, functional layout. Easy-to-maintain property with a large yard and plenty of off-street parking. Convenient location near major freeways, shopping, and local amenities. Ideal for investors looking to add a turnkey or light cosmetic project to their portfolio.

19. 2025-12-08
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Great investment opportunity in Warren! This 2-bedroom ranch offers strong rental potential and solid returns. Features include updated flooring, fresh paint, and a clean, functional layout. Easy-to-maintain property with a large yard and plenty of off-street parking. Convenient location near major freeways, shopping, and local amenities. Ideal for investors looking to add a turnkey or light cosmetic project to their portfolio.

20. 2025-10-27
    listed $88,000 Active 431-char remark

    Show marketing remark (431 chars)

    Great investment opportunity in Warren! This 2-bedroom ranch offers strong rental potential and solid returns. Features include updated flooring, fresh paint, and a clean, functional layout. Easy-to-maintain property with a large yard and plenty of off-street parking. Convenient location near major freeways, shopping, and local amenities. Ideal for investors looking to add a turnkey or light cosmetic project to their portfolio.

21. 2025-10-27
    listed $88,000 Active 431-char remark

    Show marketing remark (431 chars)

    Great investment opportunity in Warren! This 2-bedroom ranch offers strong rental potential and solid returns. Features include updated flooring, fresh paint, and a clean, functional layout. Easy-to-maintain property with a large yard and plenty of off-street parking. Convenient location near major freeways, shopping, and local amenities. Ideal for investors looking to add a turnkey or light cosmetic project to their portfolio.

22. 2024-04-22
    soldstatus $70,000
23. 2020-07-31
    soldstatus $7,700 Sold
24. 2020-07-31
    soldstatus $7,700 Closed
25. 2020-07-27
    status Pending
26. 2020-07-27
    status Pending
27. 2020-07-01
    price $9,900
28. 2020-07-01
    price $9,900
29. 2020-03-22
    price $11,900
30. 2020-03-22
    price $11,900
31. 2020-03-10
    listed $16,000 Active
32. 2020-03-10
    listed $16,000 Active
33. 2020-02-11
    soldstatus $7,600 Sold
34. 2020-01-30
    status Pending
35. 2020-01-30
    status Pending
36. 2020-01-28
    listed $7,500 Active
37. 2020-01-28
    listed $7,500 Active
38. 2019-01-24
    status Pending
39. 2019-01-22
    soldstatus $2,800 Sold
40. 2019-01-22
    soldstatus $2,800 Closed
41. 2019-01-22
    soldstatus $2,800 Closed
42. 2019-01-11
    price $3,500
43. 2019-01-11
    price $3,500
44. 2019-01-11
    price $3,500
45. 2019-01-05
    listed $9,500 Active
46. 2019-01-05
    listed $9,500 Active
47. 2019-01-05
    listed $9,500 Active
48. 2015-02-06
    historical
49. 2015-02-04
    historical
50. 2015-01-06
    price $5,500

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$271/yr (+$23/mo · 33.3%)

ⓘ 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 ≥97°F today · 14 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: $14,049
• − Mortgage interest: −$4,929
• − Property taxes: −$814
• − Insurance: −$440
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,560
• Taxable income: $3,058
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $3,573/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

+665.2% since first listed

56 events — show timeline

• 2026-01-08 Relisted — MiRealSource-MiMLS
• 2026-01-08 Relisted — REALCOMP
• 2025-12-08 Pending — MiRealSource-MiMLS
• 2025-12-08 Pending — REALCOMP
• 2025-10-27 Listed $88,000 REALCOMP
• 2025-10-27 Listed $88,000 MiRealSource-MiMLS
• 2024-04-22 Sold (Public Records) $70,000 Public Records
• 2020-07-31 Sold (MLS) $7,700 MiRealSource-MiMLS
• 2020-07-31 Sold (MLS) $7,700 REALCOMP
• 2020-07-27 Pending — MiRealSource-MiMLS
• 2020-07-27 Pending — REALCOMP
• 2020-07-01 Price Changed $9,900 MiRealSource-MiMLS
• 2020-07-01 Price Changed $9,900 REALCOMP
• 2020-03-22 Price Changed $11,900 MiRealSource-MiMLS
• 2020-03-22 Price Changed $11,900 REALCOMP
• 2020-03-10 Listed $16,000 MiRealSource-MiMLS
• 2020-03-10 Listed $16,000 REALCOMP
• 2020-02-11 Sold (MLS) $7,600 REALCOMP
• 2020-01-30 Pending — MiRealSource-MiMLS
• 2020-01-30 Pending — REALCOMP
• 2020-01-28 Listed $7,500 MiRealSource-MiMLS
• 2020-01-28 Listed $7,500 REALCOMP
• 2019-01-24 Pending — REALCOMP
• 2019-01-22 Sold (MLS) $2,800 MiRealSource-MiMLS
• 2019-01-22 Sold (MLS) $2,800 MiRealSource-MiMLS
• 2019-01-22 Sold (MLS) $2,800 REALCOMP
• 2019-01-11 Price Changed $3,500 MiRealSource-MiMLS
• 2019-01-11 Price Changed $3,500 MiRealSource-MiMLS
• 2019-01-11 Price Changed $3,500 REALCOMP
• 2019-01-05 Listed $9,500 MiRealSource-MiMLS
• 2019-01-05 Listed $9,500 MiRealSource-MiMLS
• 2019-01-05 Listed $9,500 REALCOMP
• 2015-02-06 Listing Removed — REALCOMP
• 2015-02-04 Listing Removed — REALCOMP
• 2015-01-06 Price Changed $5,500 REALCOMP
• 2014-09-30 Listed $8,500 REALCOMP
• 2014-09-26 Listing Removed — REALCOMP
• 2014-09-26 Listing Removed — MiRealSource-MiMLS
• 2014-08-01 Listed $5,500 REALCOMP
• 2014-03-26 Listing Removed — REALCOMP
• 2014-03-26 Listed $5,500 REALCOMP
• 2014-03-26 Listed $5,500 MiRealSource-MiMLS
• 2014-03-21 Listing Removed — MiRealSource-MiMLS
• 2013-09-17 Listed $5,800 MiRealSource-MiMLS
• 2013-09-17 Listed $5,800 REALCOMP
• 2013-01-25 Listing Removed — REALCOMP
• 2013-01-24 Listing Removed — MiRealSource-MiMLS
• 2012-11-12 Listed $9,900 REALCOMP
• 2012-11-12 Listed $9,900 MiRealSource-MiMLS
• 2010-11-22 Listing Removed — REALCOMP
• 2010-11-22 Listing Removed — MiRealSource-MiMLS
• 2010-04-25 Listed $12,900 REALCOMP
• 2010-04-25 Listed $12,900 MiRealSource-MiMLS
• 1995-07-31 Sold (Public Records) $25,000 Public Records
• 1995-07-19 Sold (Public Records) $5,750 Public Records
• 1988-04-21 Sold (Public Records) $11,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $814 · -36.2% YoY. Source: county tax records.