13335 Charlotte Ave · Warren, MI 48089

$99,000

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 13 Days on market

Built 1958 5,227 sqft lot $87/sqft · 16% below area Est $118k · 16% under

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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 +28.6/30.0
• ARV discount +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 MLS

Charming three bedroom ranch with detached garage in Warren, MI ready for it's next owner to make it their own! This home has solid bones, a functional layout and just the right amount of opportunity for someone looking to add their personal touches. With minor rehab needed it's the perfect chance to build equity while creating a space that truly feels like home! Whether you're a first time buyer, downsizing or looking for your next investment, this property is full of potential and possibilities. BATVAI.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 10.2% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% 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 $684 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 16y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $99k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1958 — 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: 1.41% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 5.9

CMA / ARV

• ARV (median comp): $118,144
• List price: $99,000
• Delta: -2.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13459 Toepfer Rd	0.08mi	3/1.5	1,160 (+2%)	5mo	$80,000	$69	88
13440 Charlotte Ave	0.06mi	3/1.0	1,238 (+8%)	3mo	$88,000	$71	81
13308 Couwlier Ave	0.15mi	4/1.5 (+1)	1,183 (+4%)	1mo	$108,500	$92	80
22844 Heussner Ave	0.36mi	3/1.0	1,176 (+3%)	6mo	$67,000	$57	74
13138 Couwlier Ave	0.16mi	2/1.0 (-1)	1,056 (-8%)	2mo	$119,900	$114	73
22625 Oaklane St	0.28mi	4/1.0 (+1)	1,050 (-8%)	3mo	$133,000	$127	66
22513 Heussner Ave	0.23mi	3/2.0	1,260 (+10%)	3mo	$177,500	$141	66
21022 Helle Ave	0.65mi	3/1.0	1,120 (-2%)	2mo	$135,000	$121	65
13049 Georgiana Ave	0.47mi	4/1.0 (+1)	1,164 (+2%)	7mo	$117,000	$101	64
20577 Fairport St	0.64mi	3/1.0	1,078 (-6%)	1mo	$65,000	$60	60
20561 Pelkey St	0.64mi	3/1.0	1,038 (-9%)	3mo	$43,000	$41	52
12443 Georgiana Ave	0.63mi	2/1.0 (-1)	1,050 (-8%)	5mo	$94,900	$90	48

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $4,649
• Equity at exit: $14,761

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $30,676
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$519
• Tax from tax record: −$219 /mo · $2,625/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $325

Break-even live

Break-even rent $986

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	0.21mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.34mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.43mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	0.54mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	0.58mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	0.80mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	11d	1	0.81mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	0.82mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	0.82mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	0.82mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.84mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	0.84mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	43d	1	0.93mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	0.94mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	0.98mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.04mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.12mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	1.12mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.13mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	1.23mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	1.24mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	17d	1	1.25mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.26mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	1.28mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	1.31mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	1.38mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.41mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	1.46mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	43d	1	1.46mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	1.47mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	1.48mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.49mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	1.49mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	17d	1	1.49mi

Listing history 47 events

1. 2026-06-18
   days on market $99,000 Active 13 DOM
2. 2026-06-17
   days on market $99,000 Active 12 DOM
3. 2026-06-16
   days on market $99,000 Active 11 DOM
4. 2026-06-15
   days on market $99,000 Active 10 DOM
5. 2026-06-13
   days on market $99,000 Active 8 DOM
6. 2026-06-13
   days on market $99,000 Active 7 DOM
7. 2026-06-09
   days on market $99,000 Active 4 DOM
8. 2026-06-08
   days on market $99,000 Active 3 DOM
9. 2026-06-07
   pricedays on marketlisting id $99,000 Active 2 DOM
10. 2026-06-02
    days on market $115,000 Active 120 DOM
11. 2026-06-01
    days on market $115,000 Active 119 DOM
12. 2026-05-31
    days on market $115,000 Active 118 DOM
13. 2026-02-02
    listed $115,000 Active 512-char remark

    Show marketing remark (510 chars)

    Charming three bedroom ranch with detached garage in Warren, MI ready for it's next owner to make it their own! This home has solid bones, a functional layout and just the right amount of opportunity for someone looking to add their personal touches. With minor rehab needed it's the perfect chance to build equity while creating a space that truly feels like home! Whether you're a first time buyer, downsizing or looking for your next investment, this property is full of potential and possibilities. BATVAI.

14. 2026-02-02
    listed $115,000 Active 510-char remark

    Show marketing remark (510 chars)

    Charming three bedroom ranch with detached garage in Warren, MI ready for it's next owner to make it their own! This home has solid bones, a functional layout and just the right amount of opportunity for someone looking to add their personal touches. With minor rehab needed it's the perfect chance to build equity while creating a space that truly feels like home! Whether you're a first time buyer, downsizing or looking for your next investment, this property is full of potential and possibilities. BATVAI.

15. 2024-02-05
    status Active
16. 2024-02-05
    historical
17. 2023-07-26
    status Pending
18. 2023-07-26
    status Pending
19. 2023-07-24
    historical
20. 2023-05-09
    listed $129,900 Active
21. 2023-05-09
    listed $129,900 Active
22. 2022-02-03
    price $1,300
23. 2017-12-28
    soldstatus $51,500
24. 2017-12-12
    soldstatus $51,500 Sold
25. 2017-12-12
    soldstatus $51,500 Closed
26. 2017-11-07
    status Pending
27. 2017-11-06
    status Pending
28. 2017-11-06
    listed $55,000 Active
29. 2017-11-06
    listed $55,000 Active
30. 2017-11-01
    historical
31. 2017-11-01
    historical
32. 2017-10-09
    price $59,900
33. 2017-10-08
    price $59,900
34. 2017-08-29
    listed $65,000 Active
35. 2017-08-29
    listed $65,000 Active
36. 2017-08-28
    historical
37. 2017-08-27
    historical
38. 2017-04-05
    price $65,000
39. 2017-04-04
    price $65,000
40. 2017-03-29
    listed $75,000 Active
41. 2017-03-29
    listed $75,000 Active
42. 2011-02-09
    soldstatus $10,000
43. 2011-02-09
    soldstatus $10,000
44. 2010-12-30
    historical
45. 2010-12-24
    listed $7,500
46. 2010-12-24
    listed $9,000
47. 2006-09-25
    soldstatus $90,000

ⓘ 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: $2,625 · $219/mo
• Projected year-2 tax: $2,625 · $219/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 ≥96°F today · 14 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: $16,771
• − Mortgage interest: −$5,546
• − Property taxes: −$2,625
• − Insurance: −$495
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,880
• Taxable income: $2,542
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,289/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

+27.8% since first listed

35 events — show timeline

• 2026-02-02 Listed $115,000 REALCOMP
• 2026-02-02 Listed $115,000 MiRealSource-MiMLS
• 2024-02-05 Relisted — REALCOMP
• 2024-02-05 Listing Removed — REALCOMP
• 2023-07-26 Pending — MiRealSource-MiMLS
• 2023-07-26 Pending — REALCOMP
• 2023-07-24 Listing Removed — MiRealSource-MiMLS
• 2023-05-09 Listed $129,900 MiRealSource-MiMLS
• 2023-05-09 Listed $129,900 REALCOMP
• 2022-02-03 Price Changed $1,300 RENT.
• 2017-12-28 Sold (Public Records) $51,500 Public Records
• 2017-12-12 Sold (MLS) $51,500 MiRealSource-MiMLS
• 2017-12-12 Sold (MLS) $51,500 REALCOMP
• 2017-11-07 Pending — MiRealSource-MiMLS
• 2017-11-06 Pending — REALCOMP
• 2017-11-06 Listed $55,000 MiRealSource-MiMLS
• 2017-11-06 Listed $55,000 REALCOMP
• 2017-11-01 Listing Removed — MiRealSource-MiMLS
• 2017-11-01 Listing Removed — REALCOMP
• 2017-10-09 Price Changed $59,900 MiRealSource-MiMLS
• 2017-10-08 Price Changed $59,900 REALCOMP
• 2017-08-29 Listed $65,000 MiRealSource-MiMLS
• 2017-08-29 Listed $65,000 REALCOMP
• 2017-08-28 Listing Removed — REALCOMP
• 2017-08-27 Listing Removed — MiRealSource-MiMLS
• 2017-04-05 Price Changed $65,000 MiRealSource-MiMLS
• 2017-04-04 Price Changed $65,000 REALCOMP
• 2017-03-29 Listed $75,000 MiRealSource-MiMLS
• 2017-03-29 Listed $75,000 REALCOMP
• 2011-02-09 Sold (MLS) $10,000 REALCOMP
• 2011-02-09 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2010-12-30 Listing Removed — MiRealSource-MiMLS
• 2010-12-24 Listed $9,000 REALCOMP
• 2010-12-24 Listed $7,500 MiRealSource-MiMLS
• 2006-09-25 Sold (Public Records) $90,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,625 · +2.6% YoY. Source: county tax records.