11319 Sherman Ave · Warren, MI 48089

$94,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 102 Days on market

Built 1955 4,792 sqft lot $132/sqft · 7% below area Est $102k · 7% under ↓ 5% since listing

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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 +29.7/30.0
• ARV discount +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

* * 24 hr notice to show * * Investment opportunity- 2 bedroom ranch in Warren! Build up your portfolio! Currently tenant occupied and they would love to stay! Instant income-appliances included. Conveniently located close to shopping, restaurants and major freeway. Call for details -BATAVI

Key facts

• Tenant occupied
• Appliances included
• Conveniently located

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• APPLIANCES INCLUDED
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $656 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.28% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.59%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (median comp): $102,117
• List price: $94,900
• Delta: -7.07%
• 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
11310 Chalmers Ave	0.30mi	2/1.0	696 (-3%)	2mo	$97,000	$139	79
11280 Chalmers Ave	0.31mi	2/1.0	696 (-3%)	3mo	$94,000	$135	78
8701 Toepfer Rd	0.40mi	3/1.0 (+1)	720 (0%)	3mo	$80,000	$111	74
8477 Prospect Ave	0.44mi	2/1.0	696 (-3%)	1mo	$90,000	$129	73
8712 Ford Ave	0.63mi	2/1.0	704 (-2%)	3mo	$85,000	$121	65
20091 Annott St	0.64mi	2/1.0	747 (+4%)	1mo	$12,800	$17	63
20520 Dresden St	0.62mi	2/1.5	680 (-6%)	0mo	$33,000	$49	60
12426 Sidonie Ave	0.69mi	2/1.0	750 (+4%)	4mo	$131,000	$175	58
11011 Hupp Ave	0.58mi	2/1.0	792 (+10%)	2mo	$90,000	$114	55
20083 Bradford St	0.68mi	2/1.0	648 (-10%)	0mo	$24,000	$37	51
12484 Sherman Ave	0.73mi	2/1.0	800 (+11%)	3mo	$72,000	$90	45
8101 Rivard Ave	0.66mi	2/2.0	616 (-14%)	0mo	$75,000	$122	41

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $6,527
• Equity at exit: $14,150

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $33,665
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,216 high
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $345

Break-even live

Break-even rent $779

Max offer price $94,900

Occupancy floor 67%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.37mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.80mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.82mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.90mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.98mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	1.05mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.09mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.09mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	1.21mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	1.25mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	1.27mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	17d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $94,900 Active 102 DOM
2. 2026-06-17
   days on market $94,900 Active 101 DOM
3. 2026-06-16
   days on market $94,900 Active 100 DOM
4. 2026-06-15
   days on market $94,900 Active 99 DOM
5. 2026-06-13
   days on market $94,900 Active 97 DOM
6. 2026-06-13
   days on market $94,900 Active 96 DOM
7. 2026-06-09
   days on market $94,900 Active 93 DOM
8. 2026-06-08
   days on market $94,900 Active 92 DOM
9. 2026-06-07
   days on market $94,900 Active 91 DOM
10. 2026-06-04
    days on market $94,900 Active 88 DOM
11. 2026-06-03
    days on market $94,900 Active 87 DOM
12. 2026-06-02
    days on market $94,900 Active 86 DOM
13. 2026-06-01
    days on market $94,900 Active 85 DOM
14. 2026-05-31
    days on market $94,900 Active 84 DOM
15. 2026-04-23
    price $99,900 293-char remark

    Show marketing remark (293 chars)

    * * 24 hr notice to show * * Investment opportunity- 2 bedroom ranch in Warren! Build up your portfolio! Currently tenant occupied and they would love to stay! Instant income-appliances included. Conveniently located close to shopping, restaurants and major freeway. Call for details -BATAVI

16. 2026-04-22
    price $99,900 296-char remark

    Show marketing remark (296 chars)

    * * 24 hr notice to show * * Investment opportunity- 2 bedroom ranch in Warren! Build up your portfolio! Currently tenant occupied and they would love to stay! Instant income-appliances included. Conveniently located close to shopping, restaurants and major freeway. Call for details -BATAVI

17. 2026-03-08
    listed $104,900 Active 296-char remark

    Show marketing remark (296 chars)

    * * 24 hr notice to show * * Investment opportunity- 2 bedroom ranch in Warren! Build up your portfolio! Currently tenant occupied and they would love to stay! Instant income-appliances included. Conveniently located close to shopping, restaurants and major freeway. Call for details -BATAVI

18. 2026-03-07
    listed $104,900 Active 293-char remark

    Show marketing remark (293 chars)

    * * 24 hr notice to show * * Investment opportunity- 2 bedroom ranch in Warren! Build up your portfolio! Currently tenant occupied and they would love to stay! Instant income-appliances included. Conveniently located close to shopping, restaurants and major freeway. Call for details -BATAVI

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,198 · $100/mo
• Expected delta: +$263/yr (+$22/mo · 28.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $14,586
• − Mortgage interest: −$5,316
• − Property taxes: −$935
• − Insurance: −$474
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$2,761
• Taxable income: $2,767
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $3,478/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

-4.8% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $99,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $99,900 REALCOMP
• 2026-03-08 Listed $104,900 REALCOMP
• 2026-03-07 Listed $104,900 MiRealSource-MiMLS

Property tax history

-0.8%/yr

Latest (2025): $935 · +10.4% YoY. Source: county tax records.