8101 Rivard Ave · Warren, MI 48089

$80,000

2 bd · 1.5 ba · 616 sqft · SingleFamily public records · 39 Days on market

Built 1925 2,614 sqft lot Est $67k · 20% 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

Key facts

• 2,614 sq ft lot
• Built 1925
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+2.9%/yr); 168 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $553 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 + 2.9% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 5y 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: property tax is 2.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.47% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.56%
• DSCR: 1.69
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $66,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8101 Rivard Ave	0.00mi	2/2.0	616 (0%)	0mo	$75,000	$122	98
8094 Chalmers Ave	0.47mi	2/1.0	630 (+2%)	6mo	$64,000	$102	67
7540 Prospect Ave	0.36mi	2/1.0	576 (-6%)	5mo	$38,000	$66	66
7251 Yacht Ave	0.35mi	2/1.0	670 (+9%)	6mo	$38,500	$57	62
8477 Prospect Ave	0.35mi	2/1.0	696 (+13%)	1mo	$90,000	$129	59
20119 Carrie St	0.57mi	2/1.0	646 (+5%)	8mo	$70,000	$108	57
7084 Rivard Ave	0.39mi	2/1.0	698 (+13%)	3mo	$54,500	$78	55
7044 Westminster Ave	0.46mi	2/1.0	700 (+14%)	4mo	$103,000	$147	51
7511 Orchard Ave	0.48mi	2/1.0	700 (+14%)	10mo	$90,000	$129	45
7275 Chalmers Ave	0.59mi	2/1.0	703 (+14%)	7mo	$76,000	$108	41
11116 Studebaker Ave	0.73mi	2/1.0	672 (+9%)	9mo	$127,900	$190	41
11084 Studebaker Ave	0.71mi	2/1.0	700 (+14%)	6mo	$53,000	$76	37

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $5,534
• Equity at exit: $11,928

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $28,633
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,176 high
• Mortgage (P&I): −$420
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $290

Break-even live

Break-even rent $808

Max offer price $80,000

Occupancy floor 70%

Sensitivity live

Price	-10% $336	-5% $313	+0% $290	+5% $268	+10% $245
Rent	-10% $198	-5% $244	+0% $290	+5% $337	+10% $383
Rate	-1.0pp $331	-0.5pp $311	base $290	+0.5pp $270	+1.0pp $249

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.20mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.49mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.61mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.72mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.80mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	1.20mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.24mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	1.25mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.25mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	18d	1	1.35mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	1.46mi

Listing history 50 events

1. 2026-03-31
   soldstatus $75,000
2. 2026-02-27
   status Pending

   Show marketing remark (309 chars)

   Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

3. 2026-02-27
   status Pending 309-char remark

   Show marketing remark (309 chars)

   Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

4. 2026-01-27
   status Active

   Show marketing remark (309 chars)

   Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

5. 2026-01-27
   status Back on Market 309-char remark

   Show marketing remark (309 chars)

   Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

6. 2026-01-11
   status Pending
7. 2026-01-10
   status Pending 309-char remark

   Show marketing remark (309 chars)

   Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

8. 2026-01-02
   listed $80,000 Active

   Show marketing remark (309 chars)

   Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

9. 2026-01-02
   listed $80,000 Active 309-char remark

   Show marketing remark (309 chars)

   Charming 2-bedroom, 2-bath bungalow offering 616 sq. ft. of efficient living space plus a basement. Currently tenant-occupied with established rental income of $1,000/month, making this a great opportunity for investors seeking immediate cash flow. Compact, low-maintenance, and income-producing from day one.

10. 2025-03-06
    historical $1,200
11. 2025-03-03
    listed $1,200
12. 2025-02-01
    historical
13. 2025-02-01
    historical
14. 2024-12-18
    price $134,000
15. 2024-12-17
    price $134,000
16. 2024-10-24
    historical $1,200
17. 2024-10-15
    listed $140,000 Active
18. 2024-10-15
    listed $140,000 Active
19. 2024-08-30
    listed $1,200
20. 2024-08-12
    historical $1,300
21. 2024-08-10
    listed $1,300
22. 2024-01-05
    historical $1,300
23. 2023-12-23
    listed $1,300
24. 2022-11-16
    soldstatus $65,000
25. 2022-11-11
    soldstatus $65,000 Sold
26. 2022-11-11
    soldstatus $65,000 Closed
27. 2022-10-20
    status Pending
28. 2022-10-20
    status Pending
29. 2022-10-13
    price $69,900
30. 2022-10-13
    price $69,900
31. 2022-10-09
    price $74,900
32. 2022-10-08
    price $74,900
33. 2022-10-08
    status Active
34. 2022-10-08
    status Active
35. 2022-09-22
    historical
36. 2022-09-22
    historical
37. 2022-09-13
    price $84,900
38. 2022-09-12
    price $84,900
39. 2022-09-06
    price $89,900
40. 2022-09-06
    price $89,900
41. 2022-09-02
    price $94,000
42. 2022-09-02
    price $94,000
43. 2022-08-27
    listed $99,000 Active
44. 2022-08-27
    listed $99,000 Active
45. 2021-09-30
    soldstatus $44,000 Sold
46. 2021-09-30
    soldstatus $44,000 Closed
47. 2021-09-08
    status Pending
48. 2021-09-08
    status Pending
49. 2021-07-29
    listed $49,900 Active
50. 2021-07-29
    listed $49,900 Active

ⓘ 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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,110
• − Mortgage interest: −$4,481
• − Property taxes: −$2,228
• − Insurance: −$400
• − Repairs & maintenance: −$1,129
• − Management: −$1,129
• − Depreciation: −$2,327
• Taxable income: $2,417
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,905/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

+50.3% since first listed

52 events — show timeline

• 2026-03-31 Sold (Public Records) $75,000 Public Records
• 2026-02-27 Pending — REALCOMP
• 2026-02-27 Pending — MiRealSource-MiMLS
• 2026-01-27 Relisted — REALCOMP
• 2026-01-27 Relisted — MiRealSource-MiMLS
• 2026-01-11 Pending — REALCOMP
• 2026-01-10 Pending — MiRealSource-MiMLS
• 2026-01-02 Listed $80,000 REALCOMP
• 2026-01-02 Listed $80,000 MiRealSource-MiMLS
• 2025-03-06 Rental Removed $1,200 TURBOTENANT
• 2025-03-03 Listed for Rent $1,200 TURBOTENANT
• 2025-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-02-01 Listing Removed — REALCOMP
• 2024-12-18 Price Changed $134,000 MiRealSource-MiMLS
• 2024-12-17 Price Changed $134,000 REALCOMP
• 2024-10-24 Rental Removed $1,200 TURBOTENANT
• 2024-10-15 Listed $140,000 MiRealSource-MiMLS
• 2024-10-15 Listed $140,000 REALCOMP
• 2024-08-30 Listed for Rent $1,200 TURBOTENANT
• 2024-08-12 Rental Removed $1,300 TURBOTENANT
• 2024-08-10 Listed for Rent $1,300 TURBOTENANT
• 2024-01-05 Rental Removed $1,300 TURBOTENANT
• 2023-12-23 Listed for Rent $1,300 TURBOTENANT
• 2022-11-16 Sold (Public Records) $65,000 Public Records
• 2022-11-11 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2022-11-11 Sold (MLS) $65,000 REALCOMP
• 2022-10-20 Pending — MiRealSource-MiMLS
• 2022-10-20 Pending — REALCOMP
• 2022-10-13 Price Changed $69,900 MiRealSource-MiMLS
• 2022-10-13 Price Changed $69,900 REALCOMP
• 2022-10-09 Price Changed $74,900 MiRealSource-MiMLS
• 2022-10-08 Price Changed $74,900 REALCOMP
• 2022-10-08 Relisted — MiRealSource-MiMLS
• 2022-10-08 Relisted — REALCOMP
• 2022-09-22 Listing Removed — MiRealSource-MiMLS
• 2022-09-22 Listing Removed — REALCOMP
• 2022-09-13 Price Changed $84,900 MiRealSource-MiMLS
• 2022-09-12 Price Changed $84,900 REALCOMP
• 2022-09-06 Price Changed $89,900 MiRealSource-MiMLS
• 2022-09-06 Price Changed $89,900 REALCOMP
• 2022-09-02 Price Changed $94,000 MiRealSource-MiMLS
• 2022-09-02 Price Changed $94,000 REALCOMP
• 2022-08-27 Listed $99,000 MiRealSource-MiMLS
• 2022-08-27 Listed $99,000 REALCOMP
• 2021-09-30 Sold (MLS) $44,000 MiRealSource-MiMLS
• 2021-09-30 Sold (MLS) $44,000 REALCOMP
• 2021-09-08 Pending — MiRealSource-MiMLS
• 2021-09-08 Pending — REALCOMP
• 2021-07-29 Listed $49,900 MiRealSource-MiMLS
• 2021-07-29 Listed $49,900 REALCOMP
• 2021-07-27 Coming Soon $49,900 MiRealSource-MiMLS
• 2021-07-27 Coming Soon $49,900 REALCOMP

Property tax history

+11.9%/yr

Latest (2025): $2,228 · +2.6% YoY. Source: county tax records.