2184 Garrick Ave · Warren, MI 48091

$79,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1972 5,663 sqft lot Est $146k · 45% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom brick ranch with a 2-car detached garage. Cash only due to faster sale Features a newer furnace, a newer hot water tank, and a bathroom in great condition. Excellent investment opportunity

Key facts

• Newer furnace
• Newer hot water tank
• 5,663 sq ft lot

Tags

• NEWER FURNACE
• NEWER HOT WATER TANK
• BATHROOM IN GREAT CONDITION
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick and vinyl siding exterior; Asphalt roof; Slab foundation; Built with approximately 960 above-grade finished square feet
• Exterior features: Back yard fencing; Paved road access

Interior

• Kitchen: Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Accessible entrance; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/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 14.7% 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.
• Fitzgerald Public Schools (urban): math 8% / reading 23% proficiency, ranked #503 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 168 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 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.
• Current owner paid $52k; list at $80k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1972 — 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: 1.84% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.03%
• DSCR: 2.34
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $145,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2184 Garrick Ave	0.00mi	3/1.0	960 (0%)	1mo	$95,100	$99	99
2007 Pearl Ave	0.19mi	3/1.0	937 (-2%)	2mo	$131,500	$140	86
1644 E Goulson Ave	0.48mi	3/1.0	952 (-1%)	0mo	$139,950	$147	76
3135 Jarvis Ave	0.33mi	3/1.5	1,052 (+10%)	2mo	$163,000	$155	65
1521 E Granet Ave	0.47mi	3/2.0	1,000 (+4%)	3mo	$195,000	$195	65
3471 Los Angeles Ave	0.69mi	3/1.0	988 (+3%)	2mo	$140,000	$142	61
2167 Woodruff Ave	0.38mi	3/1.0	1,080 (+12%)	2mo	$146,000	$135	60
1218 E Milton Ave	0.74mi	3/1.0	1,021 (+6%)	1mo	$155,000	$152	54
1221 E Goulson Ave	0.73mi	3/1.5	1,000 (+4%)	5mo	$208,000	$208	53
1129 E Harry Ave	0.68mi	3/1.0	1,044 (+9%)	4mo	$185,900	$178	50
1437 E Madge Ave	0.54mi	3/1.5	1,104 (+15%)	4mo	$160,000	$145	45
1106 E Granet Ave	0.71mi	2/1.0 (-1)	819 (-15%)	4mo	$172,000	$210	34

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: 23.9%
• Equity multiple: 1.97×
• Total profit: $21,803
• Equity at exit: $11,913

10-year hold

• IRR: 31.3%
• Equity multiple: 3.74×
• Total profit: $61,240
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$419
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $560

Break-even live

Break-even rent $758

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $605	-5% $582	+0% $560	+5% $537	+10% $515
Rent	-10% $444	-5% $502	+0% $560	+5% $618	+10% $676
Rate	-1.0pp $600	-0.5pp $580	base $560	+0.5pp $539	+1.0pp $518

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21516 Dequindre Rd Warren, MI	1.0–2.0	1.0	837	$1,375	$1.64	22d	1	0.23mi
1731 E Pearl Ave Hazel Park, MI	3.0	1.0	844	$1,500	$1.78	21d	1	0.34mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	0.38mi
1621 E Evelyn Ave Hazel Park, MI	2.0	1.0	749	$1,295	$1.73	18d	1	0.40mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	0.49mi
23077 Davey Ave Hazel Park, MI	3.0	1.0	933	$1,895	$2.03	25d	1	0.58mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	2d	1	0.59mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	44d	1	0.65mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	25d	1	0.70mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.82mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	0.83mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	25d	1	0.91mi
1770 E Woodward Heights Blvd Hazel Park, MI	2.0	1.0	850	$1,525	$1.79	13d	1	0.93mi
1770 E Woodward Heights Blvd Unit E3 Hazel Park, MI	2.0	1.0	850	$1,300	$1.53	25d	1	0.93mi
1770 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	712	$1,400	$1.96	5d	1	0.93mi
23115 Tawas Ave Hazel Park, MI	2.0	1.0	706	$1,375	$1.95	25d	1	1.05mi
23345 Tawas Ave Hazel Park, MI	3.0	1.0	1000	$1,550	$1.55	11d	1	1.10mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	1.15mi
1045 E Woodward Heights Blvd Hazel Park, MI	1.0–2.0	1.0	715	$1,209	$1.69	25d	3	1.19mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	1.25mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	1.26mi
23773 Hazelwood Ave Hazel Park, MI	2.0	1.0	671	$1,400	$2.09	13d	1	1.26mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	25d	1	1.29mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.30mi
266 W Goulson Ave Hazel Park, MI	3.0	1.0	942	$1,600	$1.70	22d	1	1.41mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.42mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	1.43mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.44mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	1.47mi

Listing history 5 events

1. 2026-05-07
   status Pending 198-char remark

   Show marketing remark (198 chars)

   3-bedroom brick ranch with a 2-car detached garage. Cash only due to faster sale Features a newer furnace, a newer hot water tank, and a bathroom in great condition. Excellent investment opportunity

2. 2026-05-07
   status Pending

   Show marketing remark (198 chars)

   3-bedroom brick ranch with a 2-car detached garage. Cash only due to faster sale Features a newer furnace, a newer hot water tank, and a bathroom in great condition. Excellent investment opportunity

3. 2026-05-04
   listed $79,900 Active 198-char remark

   Show marketing remark (198 chars)

   3-bedroom brick ranch with a 2-car detached garage. Cash only due to faster sale Features a newer furnace, a newer hot water tank, and a bathroom in great condition. Excellent investment opportunity

4. 2026-05-04
   listed $79,900 Active

   Show marketing remark (198 chars)

   3-bedroom brick ranch with a 2-car detached garage. Cash only due to faster sale Features a newer furnace, a newer hot water tank, and a bathroom in great condition. Excellent investment opportunity

5. 2012-05-22
   soldstatus $51,750

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,597
• − Mortgage interest: −$4,476
• − Property taxes: −$1,757
• − Insurance: −$400
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$2,324
• Taxable income: $5,825
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,319/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: Fitzgerald Public Schools
• NCES district ID: 2614460
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $34,828
• Composite: 12.67/100
• National rank: #9608
• State rank: #503 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

+54.4% since first listed

5 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-04 Listed $79,900 REALCOMP
• 2026-05-04 Listed $79,900 MiRealSource-MiMLS
• 2012-05-22 Sold (Public Records) $51,750 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,757 · +2.6% YoY. Source: county tax records.