7028 Yacht Ave · Warren, MI 48091

$89,000

2 bd · 1.0 ba · 717 sqft · SingleFamily public records · 34 Days on market

Built 1940 4,792 sqft lot $124/sqft · 6% above area Est $84k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +5.0/15.0
• 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

Welcome!! This is a TENANT OCCUPIED 2 bed 1 bath ranch home. It has been completely remodeled as well.

Key facts

• 4,792 sq ft lot
• Built 1940
• Listed 34 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single family residence; Living area about 717
• Construction: Built in 1940; Vinyl siding
• Exterior features: Public water; Lot about 0.11 acres

Interior

• Kitchen: Kitchen approximately 10 by 7
• Bedrooms: Primary bedroom approximately 11 by 11; Second bedroom approximately 11 by 9
• Bathrooms: One full bathroom (approx. 8 by 5)
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Slab basement
• Laundry & utility: Laundry room approximately 8 by 8

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 (+2.4%/yr); 168 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $615 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 16y ago; this cycle's ask has dropped $11k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $89k implies a 89% 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 $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $84,312
• List price: $89,000
• Delta: 5.56%
• 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
7044 Westminster Ave	0.06mi	2/1.0	700 (-2%)	4mo	$103,000	$147	90
7084 Rivard Ave	0.17mi	2/1.0	698 (-3%)	3mo	$54,500	$78	85
7251 Yacht Ave	0.14mi	2/1.0	670 (-7%)	6mo	$38,500	$57	78
7275 Chalmers Ave	0.39mi	2/1.0	703 (-2%)	7mo	$76,000	$108	73
7212 Hupp Ave	0.55mi	2/1.0	696 (-3%)	7mo	$122,000	$175	64
8477 Prospect Ave	0.66mi	2/1.0	696 (-3%)	1mo	$90,000	$129	63
7576 Ford Ave	0.63mi	2/1.5	740 (+3%)	6mo	$70,100	$95	58
20225 Terrel St	0.61mi	3/1.0 (+1)	757 (+6%)	4mo	$43,000	$57	54
7251 Hudson Ave	0.47mi	2/1.0	800 (+12%)	7mo	$80,000	$100	52
8094 Chalmers Ave	0.50mi	2/1.0	630 (-12%)	6mo	$64,000	$102	51
8101 Rivard Ave	0.46mi	2/2.0	616 (-14%)	0mo	$75,000	$122	50
8405 Jackson Ave	0.60mi	3/2.0 (+1)	816 (+14%)	6mo	$65,304	$80	35

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $6,974
• Equity at exit: $13,270

10-year hold

• IRR: 16.0%
• Equity multiple: 2.26×
• Total profit: $31,512
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$467
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $348

Break-even live

Break-even rent $715

Max offer price $89,000

Occupancy floor 65%

Sensitivity live

Price	-10% $398	-5% $373	+0% $348	+5% $323	+10% $298
Rent	-10% $257	-5% $302	+0% $348	+5% $394	+10% $439
Rate	-1.0pp $393	-0.5pp $371	base $348	+0.5pp $325	+1.0pp $301

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.11mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.29mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.41mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.66mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.11mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	1.13mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.39mi

Listing history 50 events

1. 2026-06-18
   days on market $89,000 Active 34 DOM
2. 2026-06-17
   price $89,000 Active 33 DOM

   Show marketing remark (102 chars)

   Welcome!! This is a TENANT OCCUPIED 2 bed 1 bath ranch home. It has been completely remodeled as well.

3. 2026-06-17
   days on market $100,000 Active 33 DOM

   Show marketing remark (102 chars)

   Welcome!! This is a TENANT OCCUPIED 2 bed 1 bath ranch home. It has been completely remodeled as well.

4. 2026-06-16
   days on market $100,000 Active 32 DOM
5. 2026-06-15
   days on market $100,000 Active 31 DOM
6. 2026-06-13
   days on market $100,000 Active 29 DOM
7. 2026-06-13
   days on market $100,000 Active 28 DOM
8. 2026-06-09
   days on market $100,000 Active 25 DOM
9. 2026-06-08
   days on market $100,000 Active 24 DOM
10. 2026-06-07
    days on market $100,000 Active 23 DOM
11. 2026-06-04
    days on market $100,000 Active 20 DOM
12. 2026-06-03
    days on market $100,000 Active 19 DOM
13. 2026-06-02
    days on market $100,000 Active 18 DOM
14. 2026-06-01
    days on market $100,000 Active 17 DOM
15. 2026-05-31
    days on market $100,000 Active 16 DOM
16. 2026-05-15
    listed $100,000 Active 102-char remark

    Show marketing remark (102 chars)

    Welcome!! This is a TENANT OCCUPIED 2 bed 1 bath ranch home. It has been completely remodeled as well.

17. 2026-05-15
    listed $100,000 Active 102-char remark

    Show marketing remark (102 chars)

    Welcome!! This is a TENANT OCCUPIED 2 bed 1 bath ranch home. It has been completely remodeled as well.

18. 2026-05-15
    listed $100,000 Active

    Show marketing remark (102 chars)

    Welcome!! This is a TENANT OCCUPIED 2 bed 1 bath ranch home. It has been completely remodeled as well.

19. 2026-02-01
    historical
20. 2026-02-01
    historical
21. 2025-12-06
    listed $105,000 Active
22. 2025-12-06
    listed $105,000 Active
23. 2025-12-03
    historical
24. 2025-10-17
    historical
25. 2025-10-17
    historical
26. 2025-09-23
    price $112,500
27. 2025-09-22
    price $112,500
28. 2025-09-10
    price $120,000
29. 2025-09-09
    price $120,000
30. 2025-08-16
    listed $125,000 Active
31. 2025-08-16
    listed $125,000 Active
32. 2025-04-14
    soldstatus $47,000
33. 2025-04-08
    soldstatus $47,000 Closed
34. 2025-04-08
    soldstatus $47,000 Closed
35. 2025-03-19
    status Pending
36. 2025-03-19
    status Pending
37. 2025-03-06
    listed $52,900 Active
38. 2025-03-06
    listed $52,900 Active
39. 2016-04-20
    soldstatus $32,000
40. 2016-04-20
    soldstatus $32,000 Closed
41. 2016-04-05
    status Pending
42. 2016-01-05
    listed $34,900 Active
43. 2016-01-05
    listed $34,900
44. 2015-07-17
    soldstatus $18,000 Sold
45. 2015-07-17
    soldstatus $18,000 Closed
46. 2015-06-25
    status Pending
47. 2015-05-12
    historical
48. 2015-04-30
    listed $23,000 Active
49. 2015-04-30
    listed $23,000 Active
50. 2015-04-25
    historical

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,051 · $88/mo
• Expected delta: +$320/yr (+$27/mo · 43.7%)

ⓘ 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) · 24% 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: $13,864
• − Mortgage interest: −$4,985
• − Property taxes: −$731
• − Insurance: −$445
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,589
• Taxable income: $2,895
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $3,480/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

+154.3% since first listed

63 events — show timeline

• 2026-06-17 Price Changed $89,000 MiRealSource-MiMLS
• 2026-06-17 Price Changed $89,000 REALCOMP
• 2026-06-17 Price Changed $89,000 SW Michigan MLS
• 2026-05-15 Listed $100,000 SW Michigan MLS
• 2026-05-15 Listed $100,000 REALCOMP
• 2026-05-15 Listed $100,000 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-06 Listed $105,000 MiRealSource-MiMLS
• 2025-12-06 Listed $105,000 REALCOMP
• 2025-12-03 Coming Soon — MiRealSource-MiMLS
• 2025-10-17 Listing Removed — REALCOMP
• 2025-10-17 Listing Removed — MiRealSource-MiMLS
• 2025-09-23 Price Changed $112,500 MiRealSource-MiMLS
• 2025-09-22 Price Changed $112,500 REALCOMP
• 2025-09-10 Price Changed $120,000 MiRealSource-MiMLS
• 2025-09-09 Price Changed $120,000 REALCOMP
• 2025-08-16 Listed $125,000 REALCOMP
• 2025-08-16 Listed $125,000 MiRealSource-MiMLS
• 2025-04-14 Sold (Public Records) $47,000 Public Records
• 2025-04-08 Sold (MLS) $47,000 REALCOMP
• 2025-04-08 Sold (MLS) $47,000 MiRealSource-MiMLS
• 2025-03-19 Pending — MiRealSource-MiMLS
• 2025-03-19 Pending — REALCOMP
• 2025-03-06 Listed $52,900 REALCOMP
• 2025-03-06 Listed $52,900 MiRealSource-MiMLS
• 2016-04-20 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2016-04-20 Sold (MLS) $32,000 REALCOMP
• 2016-04-05 Pending — MiRealSource-MiMLS
• 2016-01-05 Listed $34,900 MiRealSource-MiMLS
• 2016-01-05 Listed $34,900 REALCOMP
• 2015-07-17 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2015-07-17 Sold (MLS) $18,000 REALCOMP
• 2015-06-25 Pending — MiRealSource-MiMLS
• 2015-05-12 Listing Removed — REALCOMP
• 2015-04-30 Listed $23,000 REALCOMP
• 2015-04-30 Listed $23,000 MiRealSource-MiMLS
• 2015-04-25 Listing Removed — MiRealSource-MiMLS
• 2015-04-25 Listing Removed — REALCOMP
• 2015-04-24 Relisted — REALCOMP
• 2015-04-24 Relisted — MiRealSource-MiMLS
• 2015-04-10 Pending — MiRealSource-MiMLS
• 2015-04-10 Listing Removed — REALCOMP
• 2015-01-08 Relisted — REALCOMP
• 2015-01-08 Relisted — MiRealSource-MiMLS
• 2014-12-29 Listing Removed — REALCOMP
• 2014-12-29 Pending — MiRealSource-MiMLS
• 2014-12-12 Listed $23,000 MiRealSource-MiMLS
• 2014-11-24 Listed $23,000 REALCOMP
• 2014-11-03 Listing Removed — REALCOMP
• 2014-11-03 Listing Removed — MiRealSource-MiMLS
• 2014-09-09 Listed $24,995 REALCOMP
• 2014-09-09 Listed $24,995 MiRealSource-MiMLS
• 2013-05-13 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2013-05-13 Sold (MLS) $12,000 REALCOMP
• 2013-05-11 Listing Removed — MiRealSource-MiMLS
• 2013-05-11 Listing Removed — REALCOMP
• 2013-03-27 Listed $12,000 MiRealSource-MiMLS
• 2013-03-27 Listed $12,000 REALCOMP
• 2010-04-28 Listing Removed — MiRealSource-MiMLS
• 2010-04-28 Listing Removed — REALCOMP
• 2010-02-17 Listed $35,000 MiRealSource-MiMLS
• 2010-02-17 Listed $35,000 REALCOMP

Property tax history

-1.1%/yr

Latest (2025): $731 · +2.5% YoY. Source: county tax records.