8469 Westminster Ave · Warren, MI 48089

$159,500

5 bd · 1.0 ba · 2,238 sqft · SingleFamily public records · 46 Days on market

Built 1938 10,454 sqft lot $71/sqft · at area comps Est $165k · 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 +25.8/30.0
• ARV discount +9.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.9/10.0
• 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

Step into this spacious and versatile home featuring two levels of comfortable living space. The first floor offers 2 bedrooms, a full bathroom, a modern updated kitchen, and freshly painted interiors with new flooring. Upstairs, you’ll find 3 additional bedrooms and another full bath, providing plenty of room for extended family or guests. The open layout creates a warm and inviting atmosphere, perfect for entertaining or relaxing. Outside, enjoy a large backyard ideal for gatherings, gardening, or future enhancements, along with a generous driveway that offers ample parking. Whether you’re looking for a primary residence with rental potential—live on one floor and rent t

Key facts

• Large backyard
• Generous driveway
• 0.24 acre lot

Tags

• MODERN UPDATED KITCHEN
• LARGE BACKYARD
• GENEROUS DRIVEWAY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story home; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof; Block and brick/mortar foundation; Built with vinyl siding
• Exterior features: Back yard fencing; Gravel road access

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Radiant heat; No central air conditioning
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: amenities D, employment D, crime 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.
• Zoned schools: Lincoln Elementary School (math 8% / reading 12%, grade F, #1,277 of 1,397 statewide, top 93%, 355 students, 97% FRL); Lincoln Middle School (math 7% / reading 22%, grade F, #460 of 493 statewide, top 93%, 401 students, 96% FRL); Lincoln High School (math 2% / reading 17%, grade F, #692 of 713 statewide, top 98%, 440 students, 91% FRL).
• Market conditions: Rents rising (+2.9%/yr); 168 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 44% 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 $1k of loan paydown is wiped out by about $5k 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 46 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 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 $66k; list at $160k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,715 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1938 — 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: 1.19% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $164,817
• List price: $159,500
• Delta: -3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8316 Rivard Ave	0.26mi	4/2.0 (-1)	1,980 (-12%)	15mo	$175,000	$88	48
7257 Jackson Ave	0.53mi	4/2.0 (-1)	2,055 (-8%)	7mo	$170,000	$83	47
20421 Rogge St	0.71mi	4/1.5 (-1)	2,126 (-5%)	6mo	$145,000	$68	46
7043 Toepfer Rd	0.65mi	4/1.0 (-1)	2,048 (-8%)	5mo	$160,000	$78	46

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,415
• Equity at exit: $23,782

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $30,011
• Equity at exit: $13,791

Cash invested: $44,660 (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: 168
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,902 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$215 /mo · $2,579/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $385

Break-even live

Break-even rent $1,415

Max offer price $159,500

Occupancy floor 75%

Sensitivity live

Price	-10% $475	-5% $430	+0% $385	+5% $340	+10% $295
Rent	-10% $235	-5% $310	+0% $385	+5% $460	+10% $535
Rate	-1.0pp $465	-0.5pp $425	base $385	+0.5pp $343	+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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	25d	1	0.54mi

Listing history 46 events

1. 2026-06-17
   days on market $159,500 Active 46 DOM
2. 2026-06-16
   days on market $159,500 Active 45 DOM
3. 2026-06-15
   days on market $159,500 Active 44 DOM
4. 2026-06-13
   days on market $159,500 Active 42 DOM
5. 2026-06-13
   days on market $159,500 Active 41 DOM
6. 2026-06-09
   days on market $159,500 Active 38 DOM
7. 2026-06-08
   days on market $159,500 Active 37 DOM
8. 2026-06-07
   days on market $159,500 Active 36 DOM
9. 2026-06-04
   days on market $159,500 Active 33 DOM
10. 2026-06-03
    days on market $159,500 Active 32 DOM
11. 2026-06-02
    days on market $159,500 Active 31 DOM
12. 2026-06-01
    days on market $159,500 Active 30 DOM
13. 2026-05-31
    days on market $159,500 Active 29 DOM
14. 2026-05-02
    listed $164,999 Active 906-char remark
15. 2026-05-02
    listed $164,999 Active 922-char remark
16. 2024-11-26
    soldstatus $65,500
17. 2023-03-02
    historical
18. 2023-03-02
    status Active
19. 2023-01-01
    historical
20. 2022-12-31
    historical
21. 2022-08-21
    price $116,000
22. 2022-08-20
    price $116,000
23. 2022-07-19
    price $128,000
24. 2022-07-18
    price $128,000
25. 2022-07-06
    listed $140,000 Active
26. 2022-07-06
    listed $140,000 Active
27. 2019-11-26
    soldstatus $65,500 Sold
28. 2019-11-26
    soldstatus $65,500 Closed
29. 2019-11-11
    status Pending
30. 2019-11-11
    status Pending
31. 2019-11-08
    price $69,900
32. 2019-11-07
    price $69,900
33. 2019-10-01
    price $62,000
34. 2019-10-01
    price $62,000
35. 2019-09-24
    price $69,500
36. 2019-09-24
    price $69,500
37. 2019-09-14
    price $73,000
38. 2019-09-14
    price $73,000
39. 2019-09-09
    listed $80,000 Active
40. 2019-09-09
    listed $80,000 Active
41. 2004-04-08
    soldstatus $89,000
42. 2004-03-16
    historical
43. 2003-12-16
    listed $85,000
44. 2003-10-31
    historical
45. 2003-07-25
    listed $85,000
46. 2000-03-17
    soldstatus $35,000

ⓘ 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: $2,579 · $215/mo
• Projected year-2 tax: $2,579 · $215/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,824
• − Mortgage interest: −$8,934
• − Property taxes: −$2,579
• − Insurance: −$798
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$4,640
• Taxable income: $2,222
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $4,084/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

+355.7% since first listed

37 events — show timeline

• 2026-06-17 Listing Removed — REALCOMP
• 2026-06-17 Listing Removed — MiRealSource-MiMLS
• 2026-05-27 Price Changed $159,500 REALCOMP
• 2026-05-26 Price Changed $159,500 MiRealSource-MiMLS
• 2026-05-02 Listed $164,999 REALCOMP
• 2026-05-02 Listed $164,999 MiRealSource-MiMLS
• 2024-11-26 Sold (Public Records) $65,500 Public Records
• 2023-03-02 Listing Removed — REALCOMP
• 2023-03-02 Relisted — REALCOMP
• 2023-01-01 Listing Removed — MiRealSource-MiMLS
• 2022-12-31 Listing Removed — REALCOMP
• 2022-08-21 Price Changed $116,000 MiRealSource-MiMLS
• 2022-08-20 Price Changed $116,000 REALCOMP
• 2022-07-19 Price Changed $128,000 MiRealSource-MiMLS
• 2022-07-18 Price Changed $128,000 REALCOMP
• 2022-07-06 Listed $140,000 MiRealSource-MiMLS
• 2022-07-06 Listed $140,000 REALCOMP
• 2019-11-26 Sold (MLS) $65,500 MiRealSource-MiMLS
• 2019-11-26 Sold (MLS) $65,500 REALCOMP
• 2019-11-11 Pending — MiRealSource-MiMLS
• 2019-11-11 Pending — REALCOMP
• 2019-11-08 Price Changed $69,900 MiRealSource-MiMLS
• 2019-11-07 Price Changed $69,900 REALCOMP
• 2019-10-01 Price Changed $62,000 MiRealSource-MiMLS
• 2019-10-01 Price Changed $62,000 REALCOMP
• 2019-09-24 Price Changed $69,500 MiRealSource-MiMLS
• 2019-09-24 Price Changed $69,500 REALCOMP
• 2019-09-14 Price Changed $73,000 MiRealSource-MiMLS
• 2019-09-14 Price Changed $73,000 REALCOMP
• 2019-09-09 Listed $80,000 MiRealSource-MiMLS
• 2019-09-09 Listed $80,000 REALCOMP
• 2004-04-08 Sold (Public Records) $89,000 Public Records
• 2004-03-16 Listing Removed — REALCOMP
• 2003-12-16 Listed $85,000 REALCOMP
• 2003-10-31 Listing Removed — REALCOMP
• 2003-07-25 Listed $85,000 REALCOMP
• 2000-03-17 Sold (Public Records) $35,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,579 · +2.5% YoY. Source: county tax records.