12850 Sidonie Ave · Warren, MI 48089

$80,000

1 bd · 1.0 ba · 780 sqft · SingleFamily public records · 7 Days on market

Built 1940 4,356 sqft lot $103/sqft · 12% below area Est $91k · 12% 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 +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

* * * MOTIVATED SELLER * * * Welcome home to this beautiful 3-bedroom 1 bath Bungalow home in a great neighborhood. The house is move in ready and has a brand-new roof and fresh new carpet and paint throughout, a 2-car detached garage and rear deck for summer gatherings and a large laundry area for extra storage.

Key facts

• Brand new roof
• Large laundry area
• Rear deck

Tags

• BRAND NEW ROOF
• REAR DECK
• LARGE LAUNDRY AREA

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Single-family residential; Built in 1940
• Construction: Aluminum siding; Asphalt roof; Crawl space foundation
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Range; Refrigerator; Kitchen (14 x 14)
• Bedrooms: Primary bedroom (10 x 11); Bedroom 2 (11 x 11); Bedroom 3 (10 x 10)
• Bathrooms: One full bathroom (8 x 4)
• Heating & cooling: Baseboard heating
• Interior features: Six total rooms; Screens and replacement insulated windows; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.6% 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.
• 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); 160 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $553 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 + 2.9% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 18y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $80k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

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: 1.48% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (median comp): $90,578
• List price: $80,000
• Delta: 2.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12856 Couwlier Ave	0.07mi	2/1.0 (+1)	768 (-2%)	7mo	$57,000	$74	84
12484 Sherman Ave	0.20mi	2/1.0 (+1)	800 (+3%)	3mo	$72,000	$90	79
12426 Sidonie Ave	0.22mi	2/1.0 (+1)	750 (-4%)	4mo	$131,000	$175	75
12832 Sherman Ave	0.10mi	2/1.0 (+1)	696 (-11%)	2mo	$100,000	$144	70
13075 Sherman Ave	0.15mi	2/1.0 (+1)	700 (-10%)	6mo	$83,000	$119	66
12479 Sidonie Ave	0.16mi	2/1.0 (+1)	890 (+14%)	4mo	$124,000	$139	60
22705 Sharrow Ave	0.53mi	2/1.0 (+1)	750 (-4%)	7mo	$80,000	$107	58
22447 Sharrow Ave	0.45mi	2/1.0 (+1)	696 (-11%)	0mo	$102,000	$147	56
22446 Sharrow Ave	0.46mi	2/1.0 (+1)	700 (-10%)	7mo	$75,000	$107	51
13475 Coleen Ave	0.43mi	2/1.0 (+1)	672 (-14%)	6mo	$65,000	$97	47
13505 Saint Andrews Ave	0.48mi	2/1.5 (+1)	888 (+14%)	2mo	$86,000	$97	46
20520 Dresden St	0.59mi	2/1.5 (+1)	680 (-13%)	0mo	$33,000	$49	44

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: 10.8%
• Equity multiple: 1.43×
• Total profit: $9,536
• Equity at exit: $11,928

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $37,174
• Equity at exit: $6,917

Cash invested: $22,400 (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: 160
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$420
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $354

Break-even live

Break-even rent $737

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $399	-5% $376	+0% $354	+5% $331	+10% $309
Rent	-10% $260	-5% $307	+0% $354	+5% $401	+10% $447
Rate	-1.0pp $394	-0.5pp $374	base $354	+0.5pp $333	+1.0pp $312

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.13mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	0.39mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.71mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.99mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.01mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.01mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	1.16mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	1.40mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.40mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	1.46mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	1.50mi

Listing history 50 events

1. 2026-06-18
   days on market $80,000 Active 7 DOM
2. 2026-06-17
   days on market $80,000 Active 6 DOM
3. 2026-06-16
   days on market $80,000 Active 5 DOM
4. 2026-06-15
   price $80,000 Active 4 DOM

   Show marketing remark (319 chars)

   * * * MOTIVATED SELLER * * * Welcome home to this beautiful 3-bedroom 1 bath Bungalow home in a great neighborhood. The house is move in ready and has a brand-new roof and fresh new carpet and paint throughout, a 2-car detached garage and rear deck for summer gatherings and a large laundry area for extra storage.

5. 2026-06-15
   days on market $89,900 Active 4 DOM

   Show marketing remark (319 chars)

   * * * MOTIVATED SELLER * * * Welcome home to this beautiful 3-bedroom 1 bath Bungalow home in a great neighborhood. The house is move in ready and has a brand-new roof and fresh new carpet and paint throughout, a 2-car detached garage and rear deck for summer gatherings and a large laundry area for extra storage.

6. 2026-06-13
   days on market $89,900 Active 2 DOM
7. 2026-06-13
   pricestatusdays on marketlisting id $89,900 Active 1 DOM
8. 2026-05-19
   status Active
9. 2026-05-19
   status Active
10. 2026-05-19
    historical
11. 2026-05-19
    historical
12. 2026-05-19
    historical
13. 2026-04-17
    price $93,000
14. 2026-04-16
    price $93,000
15. 2026-04-16
    price $93,000
16. 2025-12-04
    price $98,000
17. 2025-12-03
    price $98,000
18. 2025-12-03
    price $98,000
19. 2025-09-10
    listed $109,900 Active
20. 2025-09-10
    listed $109,900 Active
21. 2025-06-01
    historical
22. 2025-05-31
    historical
23. 2025-01-12
    price $114,900
24. 2025-01-12
    price $114,900
25. 2025-01-12
    price $114,900
26. 2024-12-02
    listed $119,900 Active
27. 2024-12-02
    listed $119,900 Active
28. 2018-08-28
    soldstatus $47,000
29. 2018-08-10
    soldstatus $47,000 Sold
30. 2018-08-10
    soldstatus $47,000 Closed
31. 2018-07-06
    status Pending
32. 2018-07-05
    status Pending
33. 2018-06-18
    listed $54,900 Active
34. 2018-06-18
    listed $54,900 Active
35. 2014-11-24
    soldstatus $49,000
36. 2014-11-24
    soldstatus $66,450
37. 2014-11-13
    soldstatus $49,000
38. 2014-06-05
    soldstatus $25,000
39. 2014-05-21
    historical
40. 2014-05-02
    historical
41. 2014-04-30
    listed $33,000
42. 2014-04-30
    listed $33,000
43. 2014-03-05
    historical
44. 2014-02-26
    listed $33,000
45. 2013-03-13
    historical
46. 2013-03-13
    historical
47. 2013-02-19
    listed $30,000
48. 2013-02-19
    listed $30,000
49. 2009-01-16
    historical
50. 2008-12-01
    listed $29,900

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $14,220
• − Mortgage interest: −$4,481
• − Property taxes: −$1,553
• − Insurance: −$400
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,327
• Taxable income: $3,183
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,482/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

+100.5% since first listed

51 events — show timeline

• 2026-06-15 Price Changed $80,000 MiRealSource-MiMLS
• 2026-06-15 Price Changed $80,000 REALCOMP
• 2026-06-15 Price Changed $80,000 SW Michigan MLS
• 2026-06-11 Listed $89,900 REALCOMP
• 2026-06-11 Listed $89,900 SW Michigan MLS
• 2026-06-11 Listed $89,900 MiRealSource-MiMLS
• 2026-05-19 Relisted — MiRealSource-MiMLS
• 2026-05-19 Relisted — REALCOMP
• 2026-05-19 Listing Removed — REALCOMP
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-04-17 Price Changed $93,000 MiRealSource-MiMLS
• 2026-04-16 Price Changed $93,000 REALCOMP
• 2026-04-16 Price Changed $93,000 SW Michigan MLS
• 2025-12-04 Price Changed $98,000 MiRealSource-MiMLS
• 2025-12-03 Price Changed $98,000 REALCOMP
• 2025-12-03 Price Changed $98,000 SW Michigan MLS
• 2025-09-10 Listed $109,900 REALCOMP
• 2025-09-10 Listed $109,900 MiRealSource-MiMLS
• 2025-06-01 Listing Removed — MiRealSource-MiMLS
• 2025-05-31 Listing Removed — REALCOMP
• 2025-01-12 Price Changed $114,900 MiRealSource-MiMLS
• 2025-01-12 Price Changed $114,900 REALCOMP
• 2025-01-12 Price Changed $114,900 SW Michigan MLS
• 2024-12-02 Listed $119,900 REALCOMP
• 2024-12-02 Listed $119,900 MiRealSource-MiMLS
• 2018-08-28 Sold (Public Records) $47,000 Public Records
• 2018-08-10 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2018-08-10 Sold (MLS) $47,000 REALCOMP
• 2018-07-06 Pending — MiRealSource-MiMLS
• 2018-07-05 Pending — REALCOMP
• 2018-06-18 Listed $54,900 MiRealSource-MiMLS
• 2018-06-18 Listed $54,900 REALCOMP
• 2014-11-24 Sold (Public Records) $66,450 Public Records
• 2014-11-24 Sold (Public Records) $49,000 Public Records
• 2014-11-13 Sold (Public Records) $49,000 Public Records
• 2014-06-05 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2014-05-21 Listing Removed — MiRealSource-MiMLS
• 2014-05-02 Listing Removed — MiRealSource-MiMLS
• 2014-04-30 Listed $33,000 MiRealSource-MiMLS
• 2014-04-30 Listed $33,000 MiRealSource-MiMLS
• 2014-03-05 Listing Removed — MiRealSource-MiMLS
• 2014-02-26 Listed $33,000 MiRealSource-MiMLS
• 2013-03-13 Listing Removed — REALCOMP
• 2013-03-13 Listing Removed — MiRealSource-MiMLS
• 2013-02-19 Listed $30,000 REALCOMP
• 2013-02-19 Listed $30,000 MiRealSource-MiMLS
• 2009-01-16 Listing Removed — MiRealSource-MiMLS
• 2008-12-01 Listed $29,900 MiRealSource-MiMLS
• 2008-11-20 Listing Removed — MiRealSource-MiMLS
• 2008-05-22 Listed $39,900 MiRealSource-MiMLS

Property tax history

+7.5%/yr

Latest (2025): $1,553 · +2.6% YoY. Source: county tax records.