28263 Newport Dr · Warren, MI 48088

$189,900

3 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 45 Days on market

Built 1960 7,405 sqft lot $117/sqft · 28% above area Est $258k · 26% under ↓ 17% since listing

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

Key facts

• 7,405 sq ft lot
• Built 1960
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Warren Woods Public Schools (urban): math 23% / reading 40% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 8 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).

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 45 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $258,212
• List price: $189,900
• Delta: -26.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13019 Stanley Dr	0.29mi	3/1.5	1,750 (+8%)	0mo	$300,000	$171	70
28540 Roan Dr	0.19mi	3/1.0	1,380 (-15%)	3mo	$220,000	$159	60
27177 Shelbourne Dr	0.61mi	3/1.5	1,537 (-5%)	2mo	$250,000	$163	60
27471 Norma Dr	0.68mi	3/1.5	1,682 (+4%)	1mo	$269,000	$160	59
27881 Wagner Ave	0.38mi	3/2.5	1,815 (+12%)	6mo	$277,585	$153	55
13262 Carol Ave	0.55mi	3/1.5	1,424 (-12%)	1mo	$262,900	$185	52
13015 Walter Ave	0.75mi	3/1.5	1,518 (-6%)	2mo	$250,000	$165	51
13342 De Mott Dr	0.48mi	3/1.5	1,421 (-12%)	6mo	$255,000	$179	51
29365 Dover Ave	0.54mi	3/1.5	1,845 (+14%)	6mo	$250,000	$136	45
29379 Newport Dr	0.51mi	3/1.0	1,856 (+15%)	5mo	$240,000	$129	43
13635 Edwin Ct	0.67mi	3/1.0	1,825 (+13%)	2mo	$214,000	$117	42
11511 Gerald Dr	0.72mi	3/1.5	1,799 (+11%)	7mo	$230,000	$128	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-17,841
• Equity at exit: $28,315

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,188
• Equity at exit: $16,419

Cash invested: $53,172 (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 48088

• Active inventory: 109
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$996
• Tax from tax record: −$233 /mo · $2,795/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $203

Break-even live

Break-even rent $1,656

Max offer price $189,900

Occupancy floor 84%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13250 De Mott Dr Warren, MI	3.0	1.5	1386	$1,900	$1.37	44d	1	0.43mi
27284 Bunert Rd Warren, MI	3.0	1.0	2209	$2,300	$1.04	2d	1	1.00mi
11809 McKinley Dr Warren, MI	3.0	1.5	1212	$1,800	$1.49	18d	1	1.02mi
11116 Racine Rd Warren, MI	3.0	1.5	1433	$2,000	$1.40	2d	1	1.18mi
15175 Raphael Ter Warren, MI	3.0	1.5	1250	$1,600	$1.28	12d	1	1.43mi
8429 Towne Center Cir S #52 Warren, MI	2.0	2.0	1240	$1,775	$1.43	24d	1	1.45mi
8459 Towne Center Cir N #96 Warren, MI	2.0	2.5	1646	$2,000	$1.22	2d	1	1.48mi
8457 Towne Center Cir Unit 90 Warren, MI	2.0	2.0	1319	$1,800	$1.36	44d	1	1.48mi

Listing history 13 events

1. 2026-05-11
   status Pending 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

2. 2026-05-11
   status Pending 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

3. 2026-05-09
   price $189,900 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

4. 2026-05-08
   price $189,900 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

5. 2026-05-01
   price $199,900 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

6. 2026-05-01
   price $199,900 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

7. 2026-04-22
   price $209,000 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

8. 2026-04-22
   price $209,000 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

9. 2026-04-11
   price $219,000 744-char remark

   Show marketing remark (744 chars)

   Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

10. 2026-04-10
    price $219,000 744-char remark

    Show marketing remark (744 chars)

    Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

11. 2026-03-27
    listed $229,900 Active 744-char remark

    Show marketing remark (744 chars)

    Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

12. 2026-03-27
    listed $229,900 Active 744-char remark

    Show marketing remark (744 chars)

    Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

13. 2026-03-22
    historical $229,900 744-char remark

    Show marketing remark (744 chars)

    Original Owner, 1,600+ Square Feet, Brick & Vinyl Sided Tri-level home loaded with potential. The Spacious interior features: Brand New Furnace installed February 2026, Kitchen with dining area, Large Family Room Addition on the rear of home with natural fireplace & heatilator, Upstairs with 3 bedrooms & full bathroom, and a sprawling lower level that includes the laundry room and half bathroom. Fenced-in backyard with large utility shed and paved driveway continuing into backyard with room to build a garage. No neighbor behind you with the home backing up to large utility field. This is an estate sale, and the home has good bones in need of updating. Great central location near schools, shopping, & expressways.

ⓘ 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: $2,795 · $233/mo
• Projected year-2 tax: $2,860 · $238/mo
• Expected delta: +$65/yr (+$5/mo · 2.3%)

ⓘ 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: $22,945
• − Mortgage interest: −$10,637
• − Property taxes: −$2,795
• − Insurance: −$950
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$5,524
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $2,583/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: Warren Woods Public Schools
• NCES district ID: 2635220
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,013
• Composite: 27.29/100
• National rank: #7003
• State rank: #336 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
• City population: 114,937
• Population (ZIP): 23,443

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Arabic 4% Other Indo-European 3% Spanish 3%

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: ▼ -213.65%
• Current HPI: 206.4018
• Rent YoY: —
• Metro: —
• 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

-17.4% since first listed

13 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-09 Price Changed $189,900 MiRealSource-MiMLS
• 2026-05-08 Price Changed $189,900 REALCOMP
• 2026-05-01 Price Changed $199,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $199,900 REALCOMP
• 2026-04-22 Price Changed $209,000 MiRealSource-MiMLS
• 2026-04-22 Price Changed $209,000 REALCOMP
• 2026-04-11 Price Changed $219,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $219,000 REALCOMP
• 2026-03-27 Listed $229,900 REALCOMP
• 2026-03-27 Listed $229,900 MiRealSource-MiMLS
• 2026-03-22 Coming Soon $229,900 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $2,795 · +2.5% YoY. Source: county tax records.