7052 Rivard Ave · Warren, MI 48091

$85,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 313 Days on market

Built 1939 3,920 sqft lot $66/sqft · 20% below area Est $106k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

Key facts

• 3,920 sq ft lot
• Built 1939
• Listed 313 days

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$106,439) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 (+2.4%/yr); 168 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).
• This rent runs 31% of the median local income ($54k/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 $588 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 + 2.4% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $85k implies a 1249% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.66% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.97%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $106,439
• List price: $85,000
• Delta: -20.14%
• 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
20000 Concord St	0.45mi	3/1.0	1,200 (-7%)	4mo	$140,000	$117	64
20143 Rogge St	0.33mi	3/1.0	1,411 (+9%)	7mo	$84,000	$60	63
7052 Studebaker Ave	0.56mi	3/2.0	1,242 (-4%)	1mo	$152,500	$123	63
7519 Packard Ave	0.70mi	3/2.0	1,291 (+0%)	3mo	$224,500	$174	61
7641 Westminster Ave	0.35mi	4/1.5 (+1)	1,415 (+10%)	0mo	$155,000	$110	60
8286 Westminster Ave	0.59mi	3/2.5	1,250 (-3%)	2mo	$250,000	$200	60
7551 Westminister Avenue Ave	0.31mi	3/1.0	1,128 (-13%)	6mo	$78,000	$69	59
19487 Spencer St	0.75mi	3/1.0	1,285 (-0%)	7mo	$53,000	$41	58
7027 Meadow Ave	0.37mi	3/1.0	1,112 (-14%)	5mo	$76,000	$68	56
4001 E Outer Dr	0.54mi	3/2.0	1,400 (+8%)	2mo	$105,000	$75	55
19985 Packard St	0.46mi	3/2.0	1,152 (-11%)	7mo	$90,000	$78	51
8404 Westminster Ave	0.61mi	3/1.0	1,473 (+14%)	2mo	$115,000	$78	46

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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.81×
• Total profit: $19,389
• Equity at exit: $12,674

10-year hold

• IRR: 28.0%
• Equity multiple: 3.40×
• Total profit: $57,099
• Equity at exit: $7,349

Cash invested: $23,800 (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 48091

• Rents YoY: 2.4%
• Active inventory: 168
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$446
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $535

Break-even live

Break-even rent $735

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.28mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	0.36mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	0.40mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	0.49mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.52mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.57mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	0.60mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	5d	1	0.63mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.63mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.77mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	44d	1	0.85mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	2d	1	0.85mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	44d	1	0.88mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	0.89mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	0.94mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.97mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	0.98mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	0.99mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	17d	1	1.01mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	1.07mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.11mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.14mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.16mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	1.21mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	1.22mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.28mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.30mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	1.30mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	1.30mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.31mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	1.32mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	1.33mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	1.33mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.38mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.39mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.45mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.45mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	1.45mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.47mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $85,000 Active 313 DOM
2. 2026-06-17
   days on market $85,000 Active 312 DOM
3. 2026-06-16
   days on market $85,000 Active 311 DOM
4. 2026-06-15
   days on market $85,000 Active 310 DOM
5. 2026-06-13
   days on market $85,000 Active 308 DOM
6. 2026-06-13
   days on market $85,000 Active 307 DOM
7. 2026-06-09
   days on market $85,000 Active 304 DOM
8. 2026-06-08
   days on market $85,000 Active 303 DOM
9. 2026-06-07
   days on market $85,000 Active 302 DOM
10. 2026-06-04
    days on market $85,000 Active 299 DOM
11. 2026-06-03
    days on market $85,000 Active 298 DOM
12. 2026-06-02
    days on market $85,000 Active 297 DOM
13. 2026-06-01
    days on market $85,000 Active 296 DOM
14. 2026-05-31
    days on market $85,000 Active 295 DOM
15. 2026-05-13
    status Active 260-char remark

    Show marketing remark (260 chars)

    Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

16. 2026-05-13
    status Active 260-char remark

    Show marketing remark (260 chars)

    Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

17. 2026-05-11
    historical 260-char remark

    Show marketing remark (260 chars)

    Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

18. 2025-09-09
    price $85,000 260-char remark

    Show marketing remark (260 chars)

    Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

19. 2025-09-09
    price $85,000 260-char remark

    Show marketing remark (260 chars)

    Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

20. 2025-08-07
    listed $93,000 Active 260-char remark

    Show marketing remark (260 chars)

    Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

21. 2025-08-07
    listed $93,000 Active 260-char remark

    Show marketing remark (260 chars)

    Great opportunity for investment or first time buyer. Spacious 1290 square foot bungalow with a living room and family room. Two main floor bedrooms and a large bedroom on the second floor with additional space. Tenant has vacated allowing immediate occupancy.

22. 2008-05-14
    historical
23. 2008-05-13
    historical
24. 2008-05-12
    listed $14,900
25. 2008-05-12
    historical
26. 2008-04-09
    listed $14,900
27. 2008-04-09
    historical
28. 2008-04-08
    listed $14,900
29. 2008-04-02
    listed $19,900
30. 2008-04-02
    historical
31. 2008-03-25
    listed $24,900
32. 2007-11-15
    soldstatus $6,300
33. 2007-11-15
    soldstatus $6,300
34. 2007-10-30
    historical
35. 2007-08-10
    listed $10,375
36. 2007-08-10
    listed $10,375
37. 2002-04-17
    soldstatus $46,000
38. 1991-10-11
    soldstatus $9,944

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$56/yr (+$5/mo · 4.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,947
• − Mortgage interest: −$4,761
• − Property taxes: −$1,196
• − Insurance: −$425
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$2,473
• Taxable income: $5,380
• Est. tax owed @ 24.0%: −$1,291
• After-tax cash flow: $5,127/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): 30,696
• Household income: $54,230
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1296.0

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 0.68)
• Race & ethnicity: White 47% Black 25% Asian 19% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Other Indo-European 14% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

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: ▼ -199.66%
• Current HPI: 177.9273
• Rent YoY: ▲ 2.35%
• 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

+754.8% since first listed

24 events — show timeline

• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-13 Relisted — REALCOMP
• 2026-05-11 Listing Removed — MiRealSource-MiMLS
• 2025-09-09 Price Changed $85,000 MiRealSource-MiMLS
• 2025-09-09 Price Changed $85,000 REALCOMP
• 2025-08-07 Listed $93,000 REALCOMP
• 2025-08-07 Listed $93,000 MiRealSource-MiMLS
• 2008-05-14 Listing Removed — MiRealSource-MiMLS
• 2008-05-13 Listing Removed — REALCOMP
• 2008-05-12 Listing Removed — REALCOMP
• 2008-05-12 Listed $14,900 REALCOMP
• 2008-04-09 Listing Removed — REALCOMP
• 2008-04-09 Listed $14,900 REALCOMP
• 2008-04-08 Listed $14,900 MiRealSource-MiMLS
• 2008-04-02 Listing Removed — REALCOMP
• 2008-04-02 Listed $19,900 REALCOMP
• 2008-03-25 Listed $24,900 REALCOMP
• 2007-11-15 Sold (MLS) $6,300 MiRealSource-MiMLS
• 2007-11-15 Sold (MLS) $6,300 REALCOMP
• 2007-10-30 Listing Removed — MiRealSource-MiMLS
• 2007-08-10 Listed $10,375 MiRealSource-MiMLS
• 2007-08-10 Listed $10,375 REALCOMP
• 2002-04-17 Sold (Public Records) $46,000 Public Records
• 1991-10-11 Sold (Public Records) $9,944 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,196 · +2.6% YoY. Source: county tax records.