13477 Vernon Ave · Warren, MI 48089

$184,900

4 bd · 1.5 ba · 1,185 sqft · SingleFamily public records · 60 Days on market

Built 1950 8,276 sqft lot $156/sqft · 134% above area Est $134k · 38% over

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Why this score? — see what drove the F 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 +11.6/30.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• 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

Nice Home on Quiet Dead End Street. 4 Bedrooms. Tons of Closet Space. Hardwood Floors. Sunroom. Finished Basement with Full Bath with Stand-Up Shower. Central Air. Attached 2.5 Garage. Glass Block Windows. Large Lot with Firepit. Total Sq Ft. Does not Include Sunroom. IDRBNG

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-56 ($-672/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (20.3% below list).
• Recommended offer: $147k (20.3% below list) — sets the bar for 1% rule.

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: Mckinley Elementary School (math 12% / reading 27%, grade F, #1,110 of 1,397 statewide, top 81%, 344 students, 96% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 34% 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 $6k 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 60 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $28k; list at $185k implies a 560% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,284 (20.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $133,564
• List price: $184,900
• Delta: 38.44%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13308 Couwlier Ave	0.25mi	4/1.5	1,183 (-0%)	1mo	$108,500	$92	87
20264 Waltham St	0.56mi	3/1.5 (-1)	1,192 (+1%)	1mo	$50,000	$42	67
13693 Edmore Dr	0.39mi	3/1.5 (-1)	1,269 (+7%)	0mo	$100,000	$79	65
20577 Fairport St	0.35mi	3/1.0 (-1)	1,078 (-9%)	1mo	$65,000	$60	61
13900 Bringard Dr	0.53mi	3/1.5 (-1)	1,242 (+5%)	2mo	$49,000	$39	61
21022 Helle Ave	0.60mi	3/1.0 (-1)	1,120 (-6%)	2mo	$135,000	$121	54
14078 Bringard Dr	0.62mi	3/1.5 (-1)	1,110 (-6%)	2mo	$76,000	$68	54
19940 Westphalia St	0.68mi	3/1.0 (-1)	1,114 (-6%)	0mo	$30,000	$27	51
14119 Edmore Dr	0.58mi	3/1.0 (-1)	1,278 (+8%)	2mo	$70,000	$55	51
22625 Oaklane St	0.66mi	4/1.0	1,050 (-11%)	3mo	$133,000	$127	46
14068 Carlisle St	0.49mi	3/1.0 (-1)	1,020 (-14%)	2mo	$55,000	$54	45
20020 Pelkey St	0.53mi	3/1.0 (-1)	1,020 (-14%)	2mo	$75,000	$74	44

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-33,633
• Equity at exit: $27,569

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-34,302
• Equity at exit: $15,987

Cash invested: $51,772 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$970
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-56

Break-even live

Break-even rent $1,544

Max offer price $175,001

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-4	+0% $-56	+5% $-108	+10% $-161
Rent	-10% $-172	-5% $-114	+0% $-56	+5% $2	+10% $60
Rate	-1.0pp $37	-0.5pp $-9	base $-56	+0.5pp $-104	+1.0pp $-153

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	26d	1	0.30mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,320	$1.55	0d	1	0.33mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	26d	1	0.34mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	13d	1	0.38mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	13d	1	0.39mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	19d	1	0.40mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	0.46mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	26d	1	0.49mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	19d	1	0.54mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	19d	1	0.54mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	0.57mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	5d	1	0.63mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	19d	1	0.69mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	0.76mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	19d	1	0.87mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,200	$0.92	0d	1	0.87mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	19d	1	0.98mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	19d	1	0.99mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	19d	1	1.07mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	19d	1	1.12mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	1.13mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	26d	1	1.16mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	19d	1	1.16mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	26d	1	1.20mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	19d	1	1.22mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	26d	1	1.27mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	1.28mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	45d	1	1.34mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	26d	1	1.42mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.42mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	5d	1	1.44mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	26d	1	1.44mi

Listing history 25 events

1. 2026-06-07
   days on market $184,900 Active 60 DOM
2. 2026-06-04
   days on market $184,900 Active 57 DOM
3. 2026-06-03
   days on market $184,900 Active 56 DOM
4. 2026-06-02
   days on market $184,900 Active 55 DOM
5. 2026-06-01
   days on market $184,900 Active 54 DOM
6. 2026-05-31
   days on market $184,900 Active 53 DOM
7. 2026-05-08
   price $184,900 275-char remark

   Show marketing remark (275 chars)

   Nice Home on Quiet Dead End Street. 4 Bedrooms. Tons of Closet Space. Hardwood Floors. Sunroom. Finished Basement with Full Bath with Stand-Up Shower. Central Air. Attached 2.5 Garage. Glass Block Windows. Large Lot with Firepit. Total Sq Ft. Does not Include Sunroom. IDRBNG

8. 2026-05-08
   price $184,900 275-char remark

   Show marketing remark (275 chars)

   Nice Home on Quiet Dead End Street. 4 Bedrooms. Tons of Closet Space. Hardwood Floors. Sunroom. Finished Basement with Full Bath with Stand-Up Shower. Central Air. Attached 2.5 Garage. Glass Block Windows. Large Lot with Firepit. Total Sq Ft. Does not Include Sunroom. IDRBNG

9. 2026-04-08
   listed $189,900 Active 275-char remark

   Show marketing remark (275 chars)

   Nice Home on Quiet Dead End Street. 4 Bedrooms. Tons of Closet Space. Hardwood Floors. Sunroom. Finished Basement with Full Bath with Stand-Up Shower. Central Air. Attached 2.5 Garage. Glass Block Windows. Large Lot with Firepit. Total Sq Ft. Does not Include Sunroom. IDRBNG

10. 2026-04-08
    listed $189,900 Active 275-char remark

    Show marketing remark (275 chars)

    Nice Home on Quiet Dead End Street. 4 Bedrooms. Tons of Closet Space. Hardwood Floors. Sunroom. Finished Basement with Full Bath with Stand-Up Shower. Central Air. Attached 2.5 Garage. Glass Block Windows. Large Lot with Firepit. Total Sq Ft. Does not Include Sunroom. IDRBNG

11. 2013-01-17
    historical
12. 2013-01-17
    historical
13. 2013-01-17
    historical
14. 2013-01-11
    listed $850
15. 2013-01-04
    listed $59,900
16. 2013-01-04
    listed $59,900
17. 2012-12-21
    soldstatus $28,000
18. 2012-12-21
    soldstatus $28,000
19. 2012-12-18
    historical
20. 2012-11-10
    listed $28,000
21. 2012-11-10
    listed $28,000
22. 2007-04-09
    historical
23. 2006-10-09
    listed $104,600
24. 2006-09-18
    historical
25. 2006-05-01
    listed $116,000

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$386/yr (+$32/mo · 18.6%)

ⓘ 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 ≥96°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: $17,674
• − Mortgage interest: −$10,357
• − Property taxes: −$2,075
• − Insurance: −$924
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$5,379
• Taxable loss: −$3,889
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $261/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

+59.4% since first listed

19 events — show timeline

• 2026-05-08 Price Changed $184,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $184,900 REALCOMP
• 2026-04-08 Listed $189,900 REALCOMP
• 2026-04-08 Listed $189,900 MiRealSource-MiMLS
• 2013-01-17 Listing Removed — MiRealSource-MiMLS
• 2013-01-17 Listing Removed — MiRealSource-MiMLS
• 2013-01-17 Listing Removed — REALCOMP
• 2013-01-11 Listed $850 MiRealSource-MiMLS
• 2013-01-04 Listed $59,900 MiRealSource-MiMLS
• 2013-01-04 Listed $59,900 REALCOMP
• 2012-12-21 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2012-12-21 Sold (MLS) $28,000 REALCOMP
• 2012-12-18 Listing Removed — MiRealSource-MiMLS
• 2012-11-10 Listed $28,000 MiRealSource-MiMLS
• 2012-11-10 Listed $28,000 REALCOMP
• 2007-04-09 Listing Removed — REALCOMP
• 2006-10-09 Listed $104,600 REALCOMP
• 2006-09-18 Listing Removed — REALCOMP
• 2006-05-01 Listed $116,000 REALCOMP

Property tax history

+1.8%/yr

Latest (2025): $2,075 · +2.6% YoY. Source: county tax records.