8460 Timken Ave · Warren, MI 48089

$115,000

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 8 Days on market

Built 1950 4,356 sqft lot Est $107k · 8% over

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Why this score? — see what drove the D+ 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 +21.0/30.0
• 1% rule +6.8/10.0
• DSCR +6.7/10.0
• ARV discount +4.0/15.0
• 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

Welcome to 8460 Timken - a clean, well-maintained home offering comfort and convenience. This property features a functional layout with bright living spaces, spacious bedrooms, and a practical kitchen with plenty of storage. Recent updates provide a fresh feel, making it easy to move right in or add your personal touch. Enjoy a generous yard perfect for relaxing or entertaining, all in a convenient location close to shopping, dining, and major roadways. A great opportunity for first-time buyers, downsizers, or investors alike!

Key facts

• Recent updates
• Plenty of storage
• Generous yard

Tags

• FUNCTIONAL LAYOUT
• BRIGHT LIVING SPACES
• PRACTICAL KITCHEN
• PLENTY OF STORAGE
• RECENT UPDATES
• GENEROUS YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Vinyl siding exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 110)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.0% 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 (+2.9%/yr); 168 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $795 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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 $42k; list at $115k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.18% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $106,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11108 Essex Ave	0.32mi	3/1.0	946 (+5%)	0mo	$114,900	$121	77
11004 Republic Ave	0.24mi	2/1.0 (-1)	868 (-4%)	2mo	$94,000	$108	75
8654 Continental Ave	0.20mi	3/1.0	1,008 (+12%)	1mo	$103,000	$102	71
8620 Stephens Rd	0.25mi	2/1.0 (-1)	840 (-7%)	1mo	$107,000	$127	70
8725 Packard Ave	0.57mi	3/1.0	925 (+2%)	2mo	$135,000	$146	68
8659 Essex Ave	0.15mi	3/1.0	1,034 (+14%)	2mo	$150,000	$145	67
8249 Packard Ave	0.56mi	3/1.0	871 (-4%)	1mo	$68,000	$78	67
6871 Lozier Ave	0.67mi	3/1.0	930 (+3%)	2mo	$100,000	$108	62
24894 Marigold Ave	0.74mi	3/1.0	888 (-2%)	2mo	$105,000	$118	61
11245 Hudson Ave	0.71mi	3/1.0	996 (+10%)	2mo	$72,500	$73	48
11011 Hupp Ave	0.54mi	2/1.0 (-1)	792 (-12%)	2mo	$90,000	$114	48
11339 Ford Ave	0.64mi	4/1.5 (+1)	1,015 (+12%)	2mo	$130,000	$128	42

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-8,356
• Equity at exit: $17,147

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $5,987
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$603
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $161

Break-even live

Break-even rent $1,155

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $226	-5% $194	+0% $161	+5% $129	+10% $96
Rent	-10% $54	-5% $108	+0% $161	+5% $215	+10% $269
Rate	-1.0pp $219	-0.5pp $190	base $161	+0.5pp $131	+1.0pp $101

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	25d	1	0.03mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	0.15mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	25d	1	0.18mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	25d	1	0.19mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	0.19mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	6d	1	0.22mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	19d	1	0.22mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	6d	1	0.22mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.25mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	45d	1	0.29mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	0.40mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	0.48mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	0.61mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	45d	1	0.61mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.62mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	4d	1	0.68mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	0.69mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	0d	1	0.69mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	0.73mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	45d	1	0.78mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	0.83mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	45d	1	0.85mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.86mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	0.89mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	0.91mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	45d	1	0.98mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	25d	1	1.05mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	45d	1	1.05mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	0d	61	1.10mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.12mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	12d	1	1.12mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	45d	1	1.16mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	45d	1	1.18mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	1.20mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.21mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	25d	1	1.33mi

Listing history 6 events

1. 2026-05-21
   listed $115,000 Active

   Show marketing remark (535 chars)

   Welcome to 8460 Timken - a clean, well-maintained home offering comfort and convenience. This property features a functional layout with bright living spaces, spacious bedrooms, and a practical kitchen with plenty of storage. Recent updates provide a fresh feel, making it easy to move right in or add your personal touch. Enjoy a generous yard perfect for relaxing or entertaining, all in a convenient location close to shopping, dining, and major roadways. A great opportunity for first-time buyers, downsizers, or investors alike!

2. 2026-05-21
   listed $115,000 Active 535-char remark

   Show marketing remark (535 chars)

   Welcome to 8460 Timken - a clean, well-maintained home offering comfort and convenience. This property features a functional layout with bright living spaces, spacious bedrooms, and a practical kitchen with plenty of storage. Recent updates provide a fresh feel, making it easy to move right in or add your personal touch. Enjoy a generous yard perfect for relaxing or entertaining, all in a convenient location close to shopping, dining, and major roadways. A great opportunity for first-time buyers, downsizers, or investors alike!

3. 1994-05-21
   historical
4. 1994-05-20
   soldstatus $42,000
5. 1994-05-04
   soldstatus $42,000
6. 1994-03-01
   listed $43,900

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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: $16,304
• − Mortgage interest: −$6,442
• − Property taxes: −$3,134
• − Insurance: −$575
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,345
• Taxable income: $200
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,887/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

+162.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $115,000 MiRealSource-MiMLS
• 2026-05-21 Listed $115,000 REALCOMP
• 1994-05-21 Listing Removed — MiRealSource-MiMLS
• 1994-05-20 Sold (MLS) $42,000 MiRealSource-MiMLS
• 1994-05-04 Sold (Public Records) $42,000 Public Records
• 1994-03-01 Listed $43,900 MiRealSource-MiMLS

Property tax history

+13.1%/yr

Latest (2025): $3,134 · +6.7% YoY. Source: county tax records.