21034 Audrey Ave · Warren, MI 48091

$129,900

3 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 34 Days on market

Built 1951 5,227 sqft lot $120/sqft · 17% above area Est $111k · 17% over

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated and move-in ready home located in the heart of Warren! This stunning property features a brand-new roof, new siding, new windows, fully remodeled kitchen and bathroom completed in 2026, and brand-new flooring throughout. The interior and exterior have been freshly painted, giving the home a clean and modern feel. Siding repairs have also been completed, making this home truly turnkey and ready for its new owner. Conveniently located close to shopping, schools, restaurants, parks, and major expressways. All data is approximate but reliable; buyer's agent to verify all information.

Key facts

• New siding
• Remodeled bathroom
• Remodeled kitchen

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• REMODELED KITCHEN
• REMODELED BATHROOM
• NEW FLOORING

Property features AI

Finance

• Other: Residential property (single family)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Asphalt construction materials
• Exterior features: Paved road access; Lot approximately 0.12 acres (39 x 122)

Interior

• Bedrooms: Rooms include bedrooms (total rooms: 3)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Crawl space basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $130k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (median comp): $111,481
• List price: $129,900
• Delta: 16.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21034 Audrey Ave	0.00mi	3/1.0	1,080 (0%)	7mo	$50,000	$46	92
21029 Blackmar Ave	0.27mi	3/1.0	1,062 (-2%)	6mo	$120,000	$113	78
20811 Sunset Ave	0.46mi	3/1.0	1,090 (+1%)	3mo	$122,000	$112	73
21852 Cyman Ave	0.43mi	3/2.0	1,150 (+6%)	2mo	$133,000	$116	66
21603 Sunset Ave	0.53mi	3/1.0	1,105 (+2%)	7mo	$170,000	$154	64
3191 E Outer Dr	0.69mi	3/1.5	1,072 (-1%)	6mo	$79,500	$74	62
22011 Masch Ave	0.46mi	3/1.0	1,000 (-7%)	5mo	$163,000	$163	60
20057 Keystone St	0.50mi	3/1.0	1,019 (-6%)	7mo	$81,500	$80	59
20426 Wexford St	0.71mi	3/1.5	1,009 (-7%)	0mo	$117,000	$116	55
22321 Logue Ave	0.72mi	3/1.0	1,018 (-6%)	6mo	$145,000	$142	50
22373 Cyman Ave	0.63mi	3/2.0	1,192 (+10%)	3mo	$215,000	$180	49
22546 Ira Blvd	0.72mi	3/1.0	1,204 (+12%)	0mo	$168,000	$140	45

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,886
• Equity at exit: $19,369

10-year hold

• IRR: 6.9%
• Equity multiple: 1.50×
• Total profit: $18,253
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$681
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $300

Break-even live

Break-even rent $1,050

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	0.12mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	0.26mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	0.35mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	1d	1	0.37mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	0.37mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	0.47mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	0.56mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	10d	1	0.70mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	24d	1	0.71mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	4d	1	0.89mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.90mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	0.97mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	0.98mi
23378 Cunningham Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	3d	1	1.01mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.04mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.07mi
3951 Los Angeles Ave Warren, MI	3.0	1.0	1258	$1,500	$1.19	24d	1	1.12mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	1.13mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	1.14mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.15mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.16mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.17mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	1.20mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.22mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.26mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	1.26mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.26mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	24d	1	1.26mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.27mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	1.27mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	1.28mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	1.29mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.33mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	4d	1	1.38mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	4d	1	1.38mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	1.39mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	1.42mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	1.44mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	1.46mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $129,900 Active 34 DOM
2. 2026-06-17
   days on market $129,900 Active 33 DOM
3. 2026-06-16
   days on market $129,900 Active 32 DOM
4. 2026-06-15
   days on market $129,900 Active 31 DOM
5. 2026-06-13
   days on market $129,900 Active 29 DOM
6. 2026-06-13
   days on market $129,900 Active 28 DOM
7. 2026-06-09
   days on market $129,900 Active 25 DOM
8. 2026-06-08
   days on market $129,900 Active 24 DOM
9. 2026-06-07
   days on market $129,900 Active 23 DOM
10. 2026-06-04
    days on market $129,900 Active 20 DOM
11. 2026-06-03
    days on market $129,900 Active 19 DOM
12. 2026-06-02
    days on market $129,900 Active 18 DOM
13. 2026-06-01
    days on market $129,900 Active 17 DOM
14. 2026-05-31
    pricedays on market $129,900 Active 16 DOM

    Show marketing remark (608 chars)

    Beautifully renovated and move-in ready home located in the heart of Warren! This stunning property features a brand-new roof, new siding, new windows, fully remodeled kitchen and bathroom completed in 2026, and brand-new flooring throughout. The interior and exterior have been freshly painted, giving the home a clean and modern feel. Siding repairs have also been completed, making this home truly turnkey and ready for its new owner. Conveniently located close to shopping, schools, restaurants, parks, and major expressways. All data is approximate but reliable; buyer's agent to verify all information.

15. 2026-05-15
    listed $145,500 Active 608-char remark

    Show marketing remark (608 chars)

    Beautifully renovated and move-in ready home located in the heart of Warren! This stunning property features a brand-new roof, new siding, new windows, fully remodeled kitchen and bathroom completed in 2026, and brand-new flooring throughout. The interior and exterior have been freshly painted, giving the home a clean and modern feel. Siding repairs have also been completed, making this home truly turnkey and ready for its new owner. Conveniently located close to shopping, schools, restaurants, parks, and major expressways. All data is approximate but reliable; buyer's agent to verify all information.

16. 2026-05-15
    listed $145,500 Active 614-char remark

    Show marketing remark (608 chars)

    Beautifully renovated and move-in ready home located in the heart of Warren! This stunning property features a brand-new roof, new siding, new windows, fully remodeled kitchen and bathroom completed in 2026, and brand-new flooring throughout. The interior and exterior have been freshly painted, giving the home a clean and modern feel. Siding repairs have also been completed, making this home truly turnkey and ready for its new owner. Conveniently located close to shopping, schools, restaurants, parks, and major expressways. All data is approximate but reliable; buyer's agent to verify all information.

17. 2026-01-14
    status Pending
18. 2026-01-14
    status Pending
19. 2026-01-14
    historical
20. 2025-11-22
    listed $79,900 Active
21. 2025-11-22
    listed $79,900 Active
22. 2025-11-12
    soldstatus $50,000
23. 2025-11-07
    soldstatus $50,000 Closed
24. 2025-11-07
    soldstatus $50,000 Closed
25. 2025-11-03
    status Pending
26. 2025-11-03
    status Pending
27. 2025-10-30
    listed $50,000 Active
28. 2025-10-30
    listed $50,000 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: $1,130 · $94/mo
• Projected year-2 tax: $1,565 · $130/mo
• Expected delta: +$435/yr (+$36/mo · 38.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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: $17,158
• − Mortgage interest: −$7,276
• − Property taxes: −$1,130
• − Insurance: −$650
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$3,779
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,222/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

+159.8% since first listed

16 events — show timeline

• 2026-05-31 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-30 Price Changed $129,900 REALCOMP
• 2026-05-15 Listed $145,500 REALCOMP
• 2026-05-15 Listed $145,500 MiRealSource-MiMLS
• 2026-01-14 Pending — MiRealSource-MiMLS
• 2026-01-14 Pending — REALCOMP
• 2026-01-14 Listing Removed — MiRealSource-MiMLS
• 2025-11-22 Listed $79,900 REALCOMP
• 2025-11-22 Listed $79,900 MiRealSource-MiMLS
• 2025-11-12 Sold (Public Records) $50,000 Public Records
• 2025-11-07 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2025-11-07 Sold (MLS) $50,000 REALCOMP
• 2025-11-03 Pending — REALCOMP
• 2025-11-03 Pending — MiRealSource-MiMLS
• 2025-10-30 Listed $50,000 MiRealSource-MiMLS
• 2025-10-30 Listed $50,000 REALCOMP

Property tax history

-0.4%/yr

Latest (2025): $1,130 · +2.5% YoY. Source: county tax records.