13308 Couwlier Ave · Warren, MI 48089

$120,000

4 bd · 1.5 ba · 1,183 sqft · SingleFamily public records · 5 Days on market

Built 1958 8,276 sqft lot $101/sqft · at area comps Est $115k · 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +5.5/15.0
• 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

WELCOME TO YOUR 4 BEDROOM, 1.5 BATH HOME. THIS HOME FEATURES A LARGE LIVING ROOM AND ADDITIONAL FAMILY ROOM FOR EXTRA LIVING SPACE. THE FRONT PORCH IS COVERED, PERFECT FOR EARLY MORNINGS OR RELAXING AFTER A LONG DAY. LARGE LOT WITH A 2.5 CAR DETACHED GARAGE. ALL APPLIANCES IN THE HOME INCLUDED. IMMEDIATE OCCUPANCY. CALL TODAY FOR YOUR PRIVATE SHOWING!

Key facts

• Front porch
• Large lot
• Large living room

Tags

• LARGE LIVING ROOM
• ADDITIONAL FAMILY ROOM
• FRONT PORCH
• LARGE LOT

Property features AI

Exterior

• Parking: Detached garage; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Covered porch; Paved road access; Lot approximately 0.19 acres (60 x 140)

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Window air conditioning units
• Interior features: Gas water heater; Microwave; Crawl space basement
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 10.2% 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 (+2.9%/yr); 160 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 34% of the median local income ($52k/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 $830 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1958 — 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: 1.23% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.94%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $114,818
• List price: $120,000
• Delta: 4.51%
• 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
13308 Couwlier Ave	0.00mi	4/1.5	1,183 (0%)	1mo	$108,500	$92	99
13459 Toepfer Rd	0.11mi	3/1.5 (-1)	1,160 (-2%)	5mo	$80,000	$69	83
13440 Charlotte Ave	0.14mi	3/1.0 (-1)	1,238 (+5%)	3mo	$88,000	$71	76
22844 Heussner Ave	0.51mi	3/1.0 (-1)	1,176 (-1%)	6mo	$67,000	$57	64
22513 Heussner Ave	0.39mi	3/2.0 (-1)	1,260 (+6%)	3mo	$177,500	$141	62
20264 Waltham St	0.70mi	3/1.5 (-1)	1,192 (+1%)	1mo	$50,000	$42	61
22625 Oaklane St	0.43mi	4/1.0	1,050 (-11%)	3mo	$133,000	$127	57
21022 Helle Ave	0.57mi	3/1.0 (-1)	1,120 (-5%)	2mo	$135,000	$121	56
20577 Fairport St	0.50mi	3/1.0 (-1)	1,078 (-9%)	1mo	$65,000	$60	54
13693 Edmore Dr	0.64mi	3/1.5 (-1)	1,269 (+7%)	0mo	$100,000	$79	52
20561 Pelkey St	0.49mi	3/1.0 (-1)	1,038 (-12%)	3mo	$43,000	$41	47
14068 Carlisle St	0.70mi	3/1.0 (-1)	1,020 (-14%)	2mo	$55,000	$54	36

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $5,314
• Equity at exit: $17,892

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $36,231
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$629
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $390

Break-even live

Break-even rent $984

Max offer price $120,000

Occupancy floor 69%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	0.12mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	0.35mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	0.40mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.55mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	0.59mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	0.61mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	11d	1	0.62mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	0.64mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	0.66mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	0.69mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	0.73mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	43d	1	0.78mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	0.79mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	0.89mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	17d	1	1.05mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.07mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.13mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	1.17mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.21mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	1.27mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	2d	1	1.29mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	17d	1	1.30mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	43d	1	1.32mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	1.34mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	1.35mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	1.43mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.45mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	1.46mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	2d	1	1.47mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	43d	1	1.50mi

Listing history 9 events

1. 2026-05-05
   status Pending 353-char remark

   Show marketing remark (353 chars)

   WELCOME TO YOUR 4 BEDROOM, 1.5 BATH HOME. THIS HOME FEATURES A LARGE LIVING ROOM AND ADDITIONAL FAMILY ROOM FOR EXTRA LIVING SPACE. THE FRONT PORCH IS COVERED, PERFECT FOR EARLY MORNINGS OR RELAXING AFTER A LONG DAY. LARGE LOT WITH A 2.5 CAR DETACHED GARAGE. ALL APPLIANCES IN THE HOME INCLUDED. IMMEDIATE OCCUPANCY. CALL TODAY FOR YOUR PRIVATE SHOWING!

2. 2026-05-05
   status Pending 353-char remark

   Show marketing remark (353 chars)

   WELCOME TO YOUR 4 BEDROOM, 1.5 BATH HOME. THIS HOME FEATURES A LARGE LIVING ROOM AND ADDITIONAL FAMILY ROOM FOR EXTRA LIVING SPACE. THE FRONT PORCH IS COVERED, PERFECT FOR EARLY MORNINGS OR RELAXING AFTER A LONG DAY. LARGE LOT WITH A 2.5 CAR DETACHED GARAGE. ALL APPLIANCES IN THE HOME INCLUDED. IMMEDIATE OCCUPANCY. CALL TODAY FOR YOUR PRIVATE SHOWING!

3. 2026-04-29
   listed $120,000 Active 353-char remark

   Show marketing remark (353 chars)

   WELCOME TO YOUR 4 BEDROOM, 1.5 BATH HOME. THIS HOME FEATURES A LARGE LIVING ROOM AND ADDITIONAL FAMILY ROOM FOR EXTRA LIVING SPACE. THE FRONT PORCH IS COVERED, PERFECT FOR EARLY MORNINGS OR RELAXING AFTER A LONG DAY. LARGE LOT WITH A 2.5 CAR DETACHED GARAGE. ALL APPLIANCES IN THE HOME INCLUDED. IMMEDIATE OCCUPANCY. CALL TODAY FOR YOUR PRIVATE SHOWING!

4. 2026-04-29
   listed $120,000 Active 353-char remark

   Show marketing remark (353 chars)

   WELCOME TO YOUR 4 BEDROOM, 1.5 BATH HOME. THIS HOME FEATURES A LARGE LIVING ROOM AND ADDITIONAL FAMILY ROOM FOR EXTRA LIVING SPACE. THE FRONT PORCH IS COVERED, PERFECT FOR EARLY MORNINGS OR RELAXING AFTER A LONG DAY. LARGE LOT WITH A 2.5 CAR DETACHED GARAGE. ALL APPLIANCES IN THE HOME INCLUDED. IMMEDIATE OCCUPANCY. CALL TODAY FOR YOUR PRIVATE SHOWING!

5. 1998-06-11
   soldstatus $65,000
6. 1994-07-27
   soldstatus $41,000
7. 1994-06-14
   soldstatus $41,000
8. 1994-02-15
   listed $44,900
9. 1993-05-10
   soldstatus $47,000

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,513 · $126/mo
• Expected delta: +$335/yr (+$28/mo · 28.4%)

ⓘ 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 · 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: $17,739
• − Mortgage interest: −$6,722
• − Property taxes: −$1,178
• − Insurance: −$600
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,491
• Taxable income: $2,909
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,985/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

+130.9% since first listed

12 events — show timeline

• 2026-05-29 Sold (Public Records) $108,500 Public Records
• 2026-05-26 Sold (MLS) $108,500 MiRealSource-MiMLS
• 2026-05-26 Sold (MLS) $108,500 REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-29 Listed $120,000 REALCOMP
• 2026-04-29 Listed $120,000 MiRealSource-MiMLS
• 1998-06-11 Sold (Public Records) $65,000 Public Records
• 1994-07-27 Sold (Public Records) $41,000 Public Records
• 1994-06-14 Sold (MLS) $41,000 MiRealSource-MiMLS
• 1994-02-15 Listed $44,900 MiRealSource-MiMLS
• 1993-05-10 Sold (Public Records) $47,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,178 · +2.5% YoY. Source: county tax records.