7204 Hudson Ave · Warren, MI 48091

$72,000

4 bd · 1.5 ba · 1,319 sqft · SingleFamily public records · 1 Days on market

Built 1940 4,356 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity knocks!! Great potential! Four bedroom bungalow on a basement in Center Line schools at a really great price!! Price reflects needed repairs and or updates. Enclosed front porch. Eat-in kitchen with stove & fridge. Upper large primary bedroom with private half bath. Basement with washer, dryer, toilet and 90+ furnace. Being sold strictly as-is. .. seller will do no cleanout nor any repairs. No FHA or VA offers please. All sizes shown are strictly estimates. Information contained in this listing is deemed reliable but not guaranteed. .. .. .buyer or buyer's agent to verify all information. Seller will not consider offers where purchaser has not viewed the property first. Owner is a licensed broker in the state of Michigan. A licensed agent must be physically present for all showings…NO EXCEPTIONS.

Key facts

• Private half bath
• Eat-in kitchen
• Bungalow

Tags

• BUNGALOW
• ENCLOSED FRONT PORCH
• EAT-IN KITCHEN
• PRIVATE HALF BATH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one half stories; Ground-level entry with steps; Aluminum and vinyl siding
• Construction: Built on block foundation
• Exterior features: Enclosed porch; Porch; Paved road access

Interior

• Kitchen: Built-in gas range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Built-in gas range; Free-standing refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 18.6% 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; 30 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 35% 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 $498 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 + 2.4% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,000

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: 2.17% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.91%
• DSCR: 2.95
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $162,237
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7519 Packard Ave	0.12mi	3/2.0 (-1)	1,291 (-2%)	3mo	$224,500	$174	81
7052 Studebaker Ave	0.06mi	3/2.0 (-1)	1,242 (-6%)	1mo	$152,500	$123	80
7641 Westminster Ave	0.41mi	4/1.5	1,415 (+7%)	0mo	$155,000	$110	68
8244 Hupp Ave	0.43mi	3/2.0 (-1)	1,300 (-1%)	3mo	$188,500	$145	68
8316 Hudson Ave	0.48mi	3/1.0 (-1)	1,300 (-1%)	1mo	$94,000	$72	67
7051 Maxwell Ave	0.28mi	3/1.0 (-1)	1,234 (-6%)	3mo	$135,000	$109	67
8268 Hudson Ave	0.44mi	3/2.0 (-1)	1,258 (-5%)	2mo	$145,000	$115	63
23555 Peters Ave	0.69mi	4/2.0	1,338 (+1%)	5mo	$190,000	$142	59
8286 Westminster Ave	0.63mi	3/2.5 (-1)	1,250 (-5%)	2mo	$250,000	$200	51
7551 Westminister Avenue Ave	0.38mi	3/1.0 (-1)	1,128 (-14%)	6mo	$78,000	$69	46
8404 Westminster Ave	0.64mi	3/1.0 (-1)	1,473 (+12%)	2mo	$115,000	$78	42
8301 Dodge Ave	0.57mi	3/3.0 (-1)	1,510 (+14%)	7mo	$200,000	$132	33

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: 40.1%
• Equity multiple: 2.70×
• Total profit: $34,322
• Equity at exit: $10,735

10-year hold

• IRR: 46.1%
• Equity multiple: 5.28×
• Total profit: $86,364
• Equity at exit: $6,225

Cash invested: $20,160 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$378
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $738

Break-even live

Break-even rent $628

Max offer price $72,000

Occupancy floor 48%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	0.03mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.17mi
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	24d	1	0.18mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	0.19mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.35mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.44mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	0.69mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.72mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.74mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.78mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.85mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	0.85mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	2d	1	0.85mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.87mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	0.88mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.89mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.89mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	0.93mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	0.97mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.98mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.02mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.03mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	43d	1	1.09mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	1.15mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.16mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.22mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	1.29mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	24d	1	1.31mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.38mi
23378 Cunningham Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	3d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 695-char remark
2. 2026-06-18
   listed $72,000 Active 1 DOM

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,084 · $90/mo
• Expected delta: +$25/yr (+$2/mo · 2.4%)

ⓘ 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) · 20% 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: $18,736
• − Mortgage interest: −$4,033
• − Property taxes: −$1,059
• − Insurance: −$360
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$2,095
• Taxable income: $8,192
• Est. tax owed @ 24.0%: −$1,966
• After-tax cash flow: $6,886/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

+0.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $72,000 MiRealSource-MiMLS
• 2026-06-17 Listed $72,000 REALCOMP

Property tax history

+1.8%/yr

Latest (2025): $1,059 · +1.7% YoY. Source: county tax records.