27561 Concord Ave · Warren, MI 48093

$95,900

2 bd · 1.5 ba · 1,000 sqft · Condo · 15 Days on market

Built 1965 Fair condition $500/mo HOA · 35% of rent

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Why this score? — see what drove the D 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 +10.7/30.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATED, VERY CLEAN & GREAT CONDITION, 2 BDRM, 1 1/2 BATH TOWNHOUSE W/ FULL BASEMENT. HARDWOOD FLOORING. NWR CERAMIC FLOORING. NICELY PAINTED ROOMS. UPDATED FULL BATH W/ VANITY. FLAT TOP STOVE, REFRIGERATOR, PULL-OUT SHELVING. NWR WD PANEL INTERIOR DOORS. FULL BSMT W/ GLASS BLOCK WINDOWS. WASHER & DRYER. NWR CENTRAL AIR UNIT. STOVE, REFRIGERATOR, FURNACE, HWH, PROPERTY TAXES, GAS (HEAT), WATER, ELECTRICAL SYSTEM, PLUMBING SYSTEM, MUCH INTERIOR & ALL EXTERIOR MAINTENANCE INCLUDED IN ASSOCIATION FEE. GOOD LOCATION W/ PLENTY OF PARKING. RECENTLY REPLACED WINDOWS, ROOF, SIDING, EXTERIOR DOORS, FURNACE & HWH. VERY WELL KEPT COMPLEX. CLUBHOUSE AVAILABLE. NICELY LANDSCAPED.

Key facts

• Hardwood flooring
• Ceramic flooring
• Flat top stove

Tags

• FULL BASEMENT
• HARDWOOD FLOORING
• CERAMIC FLOORING
• UPDATED FULL BATH
• FLAT TOP STOVE
• PULL-OUT SHELVING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $96k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-45 ($-539/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (6.8% below list).
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $89k (6.8% below list) — sets the bar for cash-flow.

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-.
• Center Line Public Schools (suburban): math 14% / reading 29% proficiency, ranked #459 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crothers Elementary School (math 8% / reading 22%, grade F, #1,172 of 1,397 statewide, top 85%, 341 students, 79% FRL); Wolfe Middle School (math 13% / reading 31%, grade F, #408 of 493 statewide, top 84%, 500 students, 72% FRL); Center Line High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 663 students, 67% FRL).
• Market conditions: Rents rising (+2.5%/yr); 128 active listings in the ZIP; 18 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($94k) 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 35% of rent.

Recommended offer $89,396 (6.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-18,754
• Equity at exit: $14,299

10-year hold

• IRR: -14.1%
• Equity multiple: 0.20×
• Total profit: $-21,446
• Equity at exit: $8,292

Cash invested: $26,852 (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 48093

• Rents YoY: 2.5%
• Active inventory: 128
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,438/yr
• Insurance: −$40
• HOA: −$500
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-45

Break-even live

Break-even rent $1,472

Max offer price $89,396

Occupancy floor 98%

Sensitivity live

Price	-10% $21	-5% $-12	+0% $-45	+5% $-78	+10% $-111
Rent	-10% $-157	-5% $-101	+0% $-45	+5% $11	+10% $67
Rate	-1.0pp $3	-0.5pp $-21	base $-45	+0.5pp $-70	+1.0pp $-95

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27107 Seyburn Ave Warren, MI	2.0	1.0	750	$1,300	$1.73	23d	1	0.36mi
29158 Longview Ave Warren, MI	1.0	1.0	750	$950	$1.27	45d	1	0.77mi
29206 Longview Ave Warren, MI	1.0	1.0	750	$975	$1.30	26d	1	0.79mi
29250 Longview Ave Apt 14 Warren, MI	2.0	1.0	950	$1,000	$1.05	45d	1	0.81mi
8429 Towne Center Cir S #52 Warren, MI	2.0	2.0	1240	$1,775	$1.43	26d	1	0.86mi
29400 Towne Center Cir Warren, MI	1.0–3.0	1.0–2.0	1114	$1,749	$1.57	0d	1	0.90mi
8457 Towne Center Cir Unit 90 Warren, MI	2.0	2.0	1319	$1,800	$1.36	45d	1	0.91mi
27239 Hoover Rd Warren, MI	1.0–2.0	1.0	670	$945	$1.41	45d	1	0.93mi
8625 Dale Center Line, MI	3.0	1.5	1179	$1,796	$1.52	45d	1	0.99mi
11116 Racine Rd Warren, MI	3.0	1.5	1433	$2,000	$1.40	0d	1	1.06mi
28250 Hoover Rd Warren, MI	1.0–2.0	1.0–2.0	912	$1,640	$1.80	1d	17	1.09mi
11809 McKinley Dr Warren, MI	3.0	1.5	1212	$1,800	$1.49	19d	1	1.13mi
28801 Imperial Dr Warren, MI	1.0–2.0	1.0	887	$1,205	$1.36	18d	6	1.35mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	45d	1	1.38mi
8657 Kennedy Cir #7 Warren, MI	1.0	1.0	805	$1,300	$1.61	5d	1	1.39mi
26009 Pinehurst Dr Warren, MI	2.0	1.5	1310	$2,100	$1.60	0d	1	1.43mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	26d	1	1.48mi
11500 Warren Blvd Warren, MI	1.0	1.0	800	$1,125	$1.41	16d	1	1.48mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: watergaselectricexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-04-18
   status Pending

   Show marketing remark (699 chars)

   UPDATED, VERY CLEAN & GREAT CONDITION, 2 BDRM, 1 1/2 BATH TOWNHOUSE W/ FULL BASEMENT. HARDWOOD FLOORING. NWR CERAMIC FLOORING. NICELY PAINTED ROOMS. UPDATED FULL BATH W/ VANITY. FLAT TOP STOVE, REFRIGERATOR, PULL-OUT SHELVING. NWR WD PANEL INTERIOR DOORS. FULL BSMT W/ GLASS BLOCK WINDOWS. WASHER & DRYER. NWR CENTRAL AIR UNIT. STOVE, REFRIGERATOR, FURNACE, HWH, PROPERTY TAXES, GAS (HEAT), WATER, ELECTRICAL SYSTEM, PLUMBING SYSTEM, MUCH INTERIOR & ALL EXTERIOR MAINTENANCE INCLUDED IN ASSOCIATION FEE. GOOD LOCATION W/ PLENTY OF PARKING. RECENTLY REPLACED WINDOWS, ROOF, SIDING, EXTERIOR DOORS, FURNACE & HWH. VERY WELL KEPT COMPLEX. CLUBHOUSE AVAILABLE. NICELY LANDSCAPED.

2. 2026-04-18
   status Pending 699-char remark

   Show marketing remark (699 chars)

   UPDATED, VERY CLEAN & GREAT CONDITION, 2 BDRM, 1 1/2 BATH TOWNHOUSE W/ FULL BASEMENT. HARDWOOD FLOORING. NWR CERAMIC FLOORING. NICELY PAINTED ROOMS. UPDATED FULL BATH W/ VANITY. FLAT TOP STOVE, REFRIGERATOR, PULL-OUT SHELVING. NWR WD PANEL INTERIOR DOORS. FULL BSMT W/ GLASS BLOCK WINDOWS. WASHER & DRYER. NWR CENTRAL AIR UNIT. STOVE, REFRIGERATOR, FURNACE, HWH, PROPERTY TAXES, GAS (HEAT), WATER, ELECTRICAL SYSTEM, PLUMBING SYSTEM, MUCH INTERIOR & ALL EXTERIOR MAINTENANCE INCLUDED IN ASSOCIATION FEE. GOOD LOCATION W/ PLENTY OF PARKING. RECENTLY REPLACED WINDOWS, ROOF, SIDING, EXTERIOR DOORS, FURNACE & HWH. VERY WELL KEPT COMPLEX. CLUBHOUSE AVAILABLE. NICELY LANDSCAPED.

3. 2026-04-03
   listed $95,900 Active

   Show marketing remark (699 chars)

   UPDATED, VERY CLEAN & GREAT CONDITION, 2 BDRM, 1 1/2 BATH TOWNHOUSE W/ FULL BASEMENT. HARDWOOD FLOORING. NWR CERAMIC FLOORING. NICELY PAINTED ROOMS. UPDATED FULL BATH W/ VANITY. FLAT TOP STOVE, REFRIGERATOR, PULL-OUT SHELVING. NWR WD PANEL INTERIOR DOORS. FULL BSMT W/ GLASS BLOCK WINDOWS. WASHER & DRYER. NWR CENTRAL AIR UNIT. STOVE, REFRIGERATOR, FURNACE, HWH, PROPERTY TAXES, GAS (HEAT), WATER, ELECTRICAL SYSTEM, PLUMBING SYSTEM, MUCH INTERIOR & ALL EXTERIOR MAINTENANCE INCLUDED IN ASSOCIATION FEE. GOOD LOCATION W/ PLENTY OF PARKING. RECENTLY REPLACED WINDOWS, ROOF, SIDING, EXTERIOR DOORS, FURNACE & HWH. VERY WELL KEPT COMPLEX. CLUBHOUSE AVAILABLE. NICELY LANDSCAPED.

4. 2026-04-03
   listed $95,900 Active 699-char remark

   Show marketing remark (699 chars)

   UPDATED, VERY CLEAN & GREAT CONDITION, 2 BDRM, 1 1/2 BATH TOWNHOUSE W/ FULL BASEMENT. HARDWOOD FLOORING. NWR CERAMIC FLOORING. NICELY PAINTED ROOMS. UPDATED FULL BATH W/ VANITY. FLAT TOP STOVE, REFRIGERATOR, PULL-OUT SHELVING. NWR WD PANEL INTERIOR DOORS. FULL BSMT W/ GLASS BLOCK WINDOWS. WASHER & DRYER. NWR CENTRAL AIR UNIT. STOVE, REFRIGERATOR, FURNACE, HWH, PROPERTY TAXES, GAS (HEAT), WATER, ELECTRICAL SYSTEM, PLUMBING SYSTEM, MUCH INTERIOR & ALL EXTERIOR MAINTENANCE INCLUDED IN ASSOCIATION FEE. GOOD LOCATION W/ PLENTY OF PARKING. RECENTLY REPLACED WINDOWS, ROOF, SIDING, EXTERIOR DOORS, FURNACE & HWH. VERY WELL KEPT COMPLEX. CLUBHOUSE AVAILABLE. NICELY LANDSCAPED.

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

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 · 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: $16,979
• − Mortgage interest: −$5,372
• − Property taxes: −$1,438
• − Insurance: −$480
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − HOA: −$6,000
• − Depreciation: −$2,790
• Taxable loss: −$1,817
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $-103/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

Fair 45/100 Moderate rehab

The home requires significant repairs and renovations to improve its condition and increase its value. The most impactful updates would be new flooring, painting, kitchen and bathroom renovations, new windows, and landscaping.

Repairs flagged

• Major Brick facade — Significant wear and discoloration.
• Major Carpeted flooring — Worn and stained, needs replacement.
• Major Paint — Chipped and uneven, needs repainting.
• Major Kitchen cabinets and countertops — Worn and outdated, needs replacement or renovation.
• Major Bathroom fixtures and tiles — Dated and worn, needs replacement or renovation.
• Major Windows — Old and may need replacement for better energy efficiency and appearance.
• Major Landscaping — Unkempt and needs attention for better curb appeal.

Value-add opportunities

• Resale New flooring — New flooring can significantly improve the home's appearance and value.
• Resale Painting — Fresh paint can make the home look more appealing and increase its value.
• Resale Kitchen renovation — A modern kitchen can add significant value and appeal to potential buyers.
• Resale Bathroom renovation — A modern bathroom can add significant value and appeal to potential buyers.
• Resale New windows — New windows can improve energy efficiency and increase the home's curb appeal.
• Resale Landscaping — A well-maintained landscape can increase the home's curb appeal and add value.
• Rental HVAC system upgrade — A new HVAC system can improve tenant comfort and reduce maintenance costs.
• Resale Siding repair — Repairing the siding can improve the home's appearance and increase its value.
• Resale Foundation inspection — A thorough inspection can ensure the foundation is in good condition and prevent future issues.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Brick facade · Significant wear and discoloration.	Major	$15,000–50,000
Carpeted flooring · Worn and stained, needs replacement.	Major	$15,000–50,000
Paint · Chipped and uneven, needs repainting.	Major	$15,000–50,000
Kitchen cabinets and countertops · Worn and outdated, needs replacement or renovation.	Major	$15,000–50,000
Bathroom fixtures and tiles · Dated and worn, needs replacement or renovation.	Major	$15,000–50,000
Windows · Old and may need replacement for better energy efficiency and appearance.	Major	$15,000–50,000
Landscaping · Unkempt and needs attention for better curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New flooring — New flooring can significantly improve the home's appearance and value. ↑
• Resale Painting — Fresh paint can make the home look more appealing and increase its value. ↑
• Resale Kitchen renovation — A modern kitchen can add significant value and appeal to potential buyers. ↑
• Resale Bathroom renovation — A modern bathroom can add significant value and appeal to potential buyers. ↑
• Resale New windows — New windows can improve energy efficiency and increase the home's curb appeal. ↑
• Resale Landscaping — A well-maintained landscape can increase the home's curb appeal and add value. ↑
• Rental HVAC system upgrade — A new HVAC system can improve tenant comfort and reduce maintenance costs. ↑
• Resale Siding repair — Repairing the siding can improve the home's appearance and increase its value. ↑
• Resale Foundation inspection — A thorough inspection can ensure the foundation is in good condition and prevent future issues. ↑

ⓘ 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: Center Line Public Schools
• NCES district ID: 2608580
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $38,011
• Composite: 17.95/100
• National rank: #8992
• State rank: #459 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): 25,014
• Household income: $68,218
• Rent vs Own: 25.5% rent · 74.5% own
• Severe rent burden: 632.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Asian 9% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Romanian 14% Lithuanian 3% Arab 2%
• Foreign-born: 15% · Vietnam, Canada, China
• Languages at home: 80% English-only · Other Indo-European 5% Arabic 4% Russian/Polish/Slavic 4%

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: ▼ -223.26%
• Current HPI: 203.6554
• Rent YoY: ▲ 2.52%
• 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

4 events — show timeline

• 2026-04-18 Pending — REALCOMP
• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-03 Listed $95,900 MiRealSource-MiMLS
• 2026-04-03 Listed $95,900 REALCOMP