7552 Westminster Ave · Warren, MI 48091

$115,000

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 87 Days on market

Built 1948 6,098 sqft lot $112/sqft · at area comps Est $112k · at est.

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• ARV discount +6.4/15.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great property available in Warren, perfect for all levels of investment experience! Well maintained home and tenant occupied 3 bedroom 1 bath. Full basement for extra storage and laundry connections. Home is off of 8 Mile and Van Dyke. Home is professionally managed with an easy transition for your convenience. Lease and showings available upon an accepted offer. Rent being paid is $1,200 / month * * Do not disturb tenant, Do not Approach property!! * *

Key facts

• Tenant occupied
• Full basement
• 6,098 sq ft lot

Tags

• FULL BASEMENT
• TENANT OCCUPIED
• OFF OF 8 MILE AND VAN DYKE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

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 $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• 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 (+2.4%/yr); 168 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $795 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 87 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y 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 $41k; list at $115k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.19% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (median comp): $112,369
• List price: $115,000
• Delta: 2.34%
• 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
7244 Fisher Ave	0.13mi	4/1.0 (+1)	1,014 (-1%)	3mo	$154,900	$153	85
7643 Rivard Ave	0.21mi	3/1.0	980 (-4%)	4mo	$124,900	$127	80
8434 Orchard Ave	0.44mi	3/1.0	1,012 (-1%)	1mo	$125,000	$124	76
7535 Meadow Ave	0.15mi	3/1.5	935 (-9%)	2mo	$125,000	$134	75
8441 Fisher Ave	0.43mi	3/1.0	992 (-3%)	2mo	$125,000	$126	72
7003 Rivard Ave	0.29mi	3/1.0	955 (-7%)	4mo	$102,000	$107	72
20136 Helen St	0.60mi	3/1.0	1,000 (-2%)	1mo	$32,000	$32	67
7259 Packard Ave	0.46mi	3/1.5	1,089 (+6%)	2mo	$160,000	$147	64
7027 Chalmers Ave	0.36mi	3/1.0	900 (-12%)	3mo	$79,000	$88	61
7035 Dodge Ave	0.73mi	3/1.0	1,056 (+3%)	1mo	$84,000	$80	60
8285 Packard Ave	0.56mi	3/1.0	944 (-8%)	3mo	$100,000	$106	58
7004 Dodge Ave	0.71mi	2/1.5 (-1)	1,033 (+1%)	3mo	$125,000	$121	56

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-389
• Equity at exit: $17,147

10-year hold

• IRR: 8.7%
• Equity multiple: 1.64×
• Total profit: $20,730
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$603
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $300

Break-even live

Break-even rent $994

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.17mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	0.23mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.23mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	0.27mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.32mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.32mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	0.36mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.40mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	5d	1	0.40mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.41mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.52mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	0.60mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	0.62mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.64mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	0.80mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	0.82mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.83mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	0.94mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	0.94mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	0.95mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	1d	1	0.95mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.96mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	0.98mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.02mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	1.04mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	1.05mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.06mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	14d	1	1.06mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	1.07mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	1.08mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	17d	1	1.08mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	1.10mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.11mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	1.11mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	1.13mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.18mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	1.20mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	10d	1	1.22mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.24mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.25mi

Listing history 42 events

1. 2026-06-18
   days on market $115,000 Active 87 DOM
2. 2026-06-17
   price $115,000 Active 86 DOM
3. 2026-06-17
   days on market $120,000 Active 86 DOM
4. 2026-06-16
   days on market $120,000 Active 85 DOM
5. 2026-06-15
   days on market $120,000 Active 84 DOM
6. 2026-06-13
   days on market $120,000 Active 82 DOM
7. 2026-06-13
   days on market $120,000 Active 81 DOM
8. 2026-06-09
   days on market $120,000 Active 78 DOM
9. 2026-06-08
   days on market $120,000 Active 77 DOM
10. 2026-06-07
    days on market $120,000 Active 76 DOM
11. 2026-06-04
    days on market $120,000 Active 73 DOM
12. 2026-06-03
    days on market $120,000 Active 72 DOM
13. 2026-06-02
    days on market $120,000 Active 71 DOM
14. 2026-06-01
    days on market $120,000 Active 70 DOM
15. 2026-05-31
    days on market $120,000 Active 69 DOM
16. 2026-03-23
    listed $120,000 Active 461-char remark

    Show marketing remark (461 chars)

    Great property available in Warren, perfect for all levels of investment experience! Well maintained home and tenant occupied 3 bedroom 1 bath. Full basement for extra storage and laundry connections. Home is off of 8 Mile and Van Dyke. Home is professionally managed with an easy transition for your convenience. Lease and showings available upon an accepted offer. Rent being paid is $1,200 / month * * Do not disturb tenant, Do not Approach property!! * *

17. 2026-03-23
    listed $120,000 Active 461-char remark

    Show marketing remark (461 chars)

    Great property available in Warren, perfect for all levels of investment experience! Well maintained home and tenant occupied 3 bedroom 1 bath. Full basement for extra storage and laundry connections. Home is off of 8 Mile and Van Dyke. Home is professionally managed with an easy transition for your convenience. Lease and showings available upon an accepted offer. Rent being paid is $1,200 / month * * Do not disturb tenant, Do not Approach property!! * *

18. 2022-10-03
    historical
19. 2022-10-03
    historical
20. 2022-08-05
    status Active
21. 2022-07-28
    historical
22. 2022-06-28
    listed $85,000 Active
23. 2022-06-28
    listed $85,000 Active
24. 2018-08-30
    soldstatus $41,000 Closed
25. 2018-08-30
    soldstatus $41,000
26. 2018-08-16
    status Pending
27. 2018-08-06
    status Back on Market
28. 2018-07-30
    status Pending
29. 2018-07-27
    listed $44,900 Active
30. 2018-07-27
    listed $44,900
31. 2011-10-25
    soldstatus $6,300
32. 2011-10-25
    soldstatus $6,300
33. 2011-10-25
    soldstatus $6,300
34. 2011-10-03
    historical
35. 2011-08-12
    listed $6,160
36. 2011-08-12
    listed $6,160
37. 2011-08-12
    listed $6,160
38. 2003-08-20
    soldstatus $83,000
39. 2003-07-18
    soldstatus $83,000
40. 2003-06-02
    historical
41. 2003-05-24
    listed $79,900
42. 1990-06-05
    soldstatus $37,000

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: +$82/yr (+$7/mo · 5.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,484
• − Mortgage interest: −$6,442
• − Property taxes: −$1,607
• − Insurance: −$575
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,345
• Taxable income: $1,877
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $3,153/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): 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

+224.3% since first listed

27 events — show timeline

• 2026-03-23 Listed $120,000 REALCOMP
• 2026-03-23 Listed $120,000 MiRealSource-MiMLS
• 2022-10-03 Listing Removed — MiRealSource-MiMLS
• 2022-10-03 Listing Removed — REALCOMP
• 2022-08-05 Relisted — REALCOMP
• 2022-07-28 Listing Removed — REALCOMP
• 2022-06-28 Listed $85,000 MiRealSource-MiMLS
• 2022-06-28 Listed $85,000 REALCOMP
• 2018-08-30 Sold (MLS) $41,000 REALCOMP
• 2018-08-30 Sold (MLS) $41,000 MiRealSource-MiMLS
• 2018-08-16 Pending — MiRealSource-MiMLS
• 2018-08-06 Relisted — MiRealSource-MiMLS
• 2018-07-30 Pending — MiRealSource-MiMLS
• 2018-07-27 Listed $44,900 REALCOMP
• 2018-07-27 Listed $44,900 MiRealSource-MiMLS
• 2011-10-25 Sold (MLS) $6,300 MiRealSource-MiMLS
• 2011-10-25 Sold (MLS) $6,300 REALCOMP
• 2011-10-25 Sold (MLS) $6,300 MiRealSource-MiMLS
• 2011-10-03 Listing Removed — MiRealSource-MiMLS
• 2011-08-12 Listed $6,160 MiRealSource-MiMLS
• 2011-08-12 Listed $6,160 REALCOMP
• 2011-08-12 Listed $6,160 MiRealSource-MiMLS
• 2003-08-20 Sold (Public Records) $83,000 Public Records
• 2003-07-18 Sold (MLS) $83,000 MiRealSource-MiMLS
• 2003-06-02 Listing Removed — MiRealSource-MiMLS
• 2003-05-24 Listed $79,900 MiRealSource-MiMLS
• 1990-06-05 Sold (Public Records) $37,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,607 · +2.6% YoY. Source: county tax records.