8282 Maxwell Ave · Warren, MI 48089

$50,000

2 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 1 Days on market

Built 1927

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

NEWER FURNACE W/ CENTRAL AIR. LARGE EXPANSIONATTIC COULD BE VERY LARGE BEDROOM UPSTAIRS. DENCOULD ALSO BE BEDROOM. 1/4 BATH IN FULLBASEMENT. ENCLOSED FRONT PORCH. DOUBLE SIZEDLOTATTRACTIVELY LANDSCAPED.

Key facts

• 2 city lots
• Storage shed
• Drive in driveway

Tags

• DRIVE IN DRIVEWAY
• 2 CITY LOTS
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.7% 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.
• 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); 160 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $346 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 3.2% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.57% ✓
• Cap rate: 20.69%
• Cash-on-cash: 51.42%
• DSCR: 3.29
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $131,316
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8420 Republic Ave	0.27mi	3/1.0 (+1)	1,015 (-4%)	2mo	$150,000	$148	74
8654 Continental Ave	0.32mi	3/1.0 (+1)	1,008 (-5%)	1mo	$103,000	$102	71
7035 Dodge Ave	0.50mi	3/1.0 (+1)	1,056 (-0%)	1mo	$84,000	$80	70
8659 Essex Ave	0.50mi	3/1.0 (+1)	1,034 (-2%)	2mo	$150,000	$145	66
7259 Packard Ave	0.44mi	3/1.5 (+1)	1,089 (+3%)	2mo	$160,000	$147	66
8434 Orchard Ave	0.47mi	3/1.0 (+1)	1,012 (-4%)	1mo	$125,000	$124	64
11377 Maxwell Ave	0.61mi	2/1.0	1,108 (+5%)	2mo	$93,000	$84	62
11245 Hudson Ave	0.55mi	3/1.0 (+1)	996 (-6%)	2mo	$72,500	$73	58
8725 Packard Ave	0.35mi	3/1.0 (+1)	925 (-13%)	2mo	$135,000	$146	56
11108 Essex Ave	0.60mi	3/1.0 (+1)	946 (-11%)	0mo	$114,900	$121	49
7535 Meadow Ave	0.59mi	3/1.5 (+1)	935 (-12%)	2mo	$125,000	$134	44
6871 Lozier Ave	0.64mi	3/1.0 (+1)	930 (-12%)	2mo	$100,000	$108	43

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: 49.3%
• Equity multiple: 3.15×
• Total profit: $30,089
• Equity at exit: $7,455

10-year hold

• IRR: 54.8%
• Equity multiple: 6.38×
• Total profit: $75,336
• Equity at exit: $4,323

Cash invested: $14,000 (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: 160
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$262
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $600

Break-even live

Break-even rent $528

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.21mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.26mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.31mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	14d	1	0.32mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	0.35mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	0.35mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	17d	1	0.35mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	4d	1	0.35mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	4d	1	0.38mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	2d	1	0.40mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	4d	1	0.41mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	4d	1	0.41mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	0.42mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	0.44mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.45mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	2d	1	0.49mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.50mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.52mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	0.54mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.55mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	0.59mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	0.59mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	0.61mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	0.62mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	0.66mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	0.71mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	43d	1	0.72mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.78mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	0.84mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	0.86mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.86mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	0.92mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	43d	1	1.21mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	10d	1	1.37mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	1d	1	1.39mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	1.39mi
11476 Warren Blvd Unit 114 Warren, MI	1.0	1.0	800	$1,125	$1.41	43d	1	1.39mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	24d	1	1.39mi
11500 Warren Blvd Warren, MI	1.0	1.0	800	$1,125	$1.41	14d	1	1.39mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	1.41mi

Listing history 2 events

1. 2026-06-19
   remarks 120-char remark
2. 2026-06-19
   listed $50,000 Active 1 DOM

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,605 · $134/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: $15,443
• − Mortgage interest: −$2,801
• − Property taxes: −$1,605
• − Insurance: −$250
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$1,455
• Taxable income: $6,862
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $5,552/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

+28.9% since first listed

6 events — show timeline

• 2026-06-19 Listed $50,000 FSBO.com
• 1997-06-13 Sold (Public Records) $47,000 Public Records
• 1997-05-16 Sold (MLS) $47,000 MiRealSource-MiMLS
• 1997-04-13 Listing Removed — MiRealSource-MiMLS
• 1997-04-01 Listed $50,000 MiRealSource-MiMLS
• 1993-08-17 Sold (Public Records) $38,800 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,605 · +2.6% YoY. Source: county tax records.