29531 Eiffel Ave · Warren, MI 48088

$219,900

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 55 Days on market

Built 1961 7,405 sqft lot $215/sqft · 59% above area Est $277k · 21% under

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Cash flow +5.1/30.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic full brick ranch in a very desirable sub! Nice and open floor plan, with many updates to include furnace! Dining with door wall to park like yard which backs to beautiful Ridgewood park! Full/deep partially finished basement and attached garage! With hardwood flooring, central air and half bath on main level. .. .. this home will not last! This is a must see!

Key facts

• Hardwood flooring
• Open floor plan
• Full brick ranch

Tags

• FULL BRICK RANCH
• OPEN FLOOR PLAN
• PARK LIKE YARD
• PARTIALLY FINISHED BASEMENT
• HARDWOOD FLOORING
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-505 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (40.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (32.6% below list).
• Recommended offer: $131k (40.6% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 5.2% in Warren — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 112 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $7k 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 55 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $130,715 (40.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 3.54%
• Cash-on-cash: -9.84%
• DSCR: 0.56
• GRM: 12.4

CMA / ARV

• ARV (median comp): $276,988
• List price: $219,900
• Delta: -20.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29649 Dover Ave	0.16mi	3/1.5	1,095 (+7%)	4mo	$241,000	$220	75
13003 Walter Ave Ave	0.25mi	3/1.0	956 (-6%)	11mo	$227,100	$238	69
30428 Iroquois Dr	0.51mi	3/1.0	956 (-6%)	1mo	$240,000	$251	65
28640 Bradner Dr	0.53mi	3/1.5	1,095 (+7%)	1mo	$190,000	$174	60
13071 E 13 Mile Rd	0.74mi	3/1.0	1,016 (-1%)	6mo	$169,000	$166	60
29508 Roan Dr	0.50mi	3/1.5	1,089 (+7%)	10mo	$205,000	$188	56
12354 Geoffry Dr	0.51mi	3/1.5	1,100 (+8%)	8mo	$237,000	$215	55
30709 Iroquois St	0.59mi	3/1.5	1,040 (+2%)	16mo	$235,000	$226	54
13765 Iowa Dr Dr	0.43mi	3/1.5	1,129 (+10%)	10mo	$232,000	$205	52
14107 Bade Dr	0.51mi	3/1.5	1,095 (+7%)	12mo	$260,000	$237	52

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: -33.9%
• Equity multiple: -0.10×
• Total profit: $-67,669
• Equity at exit: $32,788

10-year hold

• IRR: -41.8%
• Equity multiple: -0.62×
• Total profit: $-99,847
• Equity at exit: $19,013

Cash invested: $61,572 (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 48088

• Active inventory: 112
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$431 /mo · $5,178/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-505

Break-even live

Break-even rent $2,122

Max offer price $130,715

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-443	+0% $-505	+5% $-567	+10% $-629
Rent	-10% $-622	-5% $-563	+0% $-505	+5% $-446	+10% $-388
Rate	-1.0pp $-394	-0.5pp $-449	base $-505	+0.5pp $-562	+1.0pp $-620

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30428 Iroquois Dr Warren, MI	3.0	1.0	1000	$1,800	$1.80	3d	1	0.54mi
28801 Imperial Dr Warren, MI	1.0–2.0	1.0	887	$1,205	$1.36	18d	6	0.68mi
31250 Schoenherr Rd Warren, MI	1.0–2.0	1.0–2.0	934	$1,250	$1.34	45d	2	0.92mi
13250 De Mott Dr Warren, MI	3.0	1.5	1386	$1,900	$1.37	45d	1	0.93mi
28250 Hoover Rd Warren, MI	1.0–2.0	1.0–2.0	912	$1,640	$1.80	0d	17	0.97mi
15175 Raphael Ter Warren, MI	3.0	1.5	1250	$1,600	$1.28	13d	1	1.00mi
29125 Hayes Rd Warren, MI	2.0	1.0	900	$1,395	$1.55	0d	1	1.09mi
11116 Racine Rd Warren, MI	3.0	1.5	1433	$2,000	$1.40	0d	1	1.31mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,075	$1.26	16d	1	1.35mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,050	$1.24	45d	1	1.35mi
27239 Hoover Rd Warren, MI	1.0–2.0	1.0	670	$945	$1.41	45d	1	1.42mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$4,983	$5.94	0d	1	1.43mi

Listing history 18 events

1. 2026-05-11
   status Pending 371-char remark

   Show marketing remark (371 chars)

   Fantastic full brick ranch in a very desirable sub! Nice and open floor plan, with many updates to include furnace! Dining with door wall to park like yard which backs to beautiful Ridgewood park! Full/deep partially finished basement and attached garage! With hardwood flooring, central air and half bath on main level. .. .. this home will not last! This is a must see!

2. 2026-05-11
   status Pending 371-char remark

   Show marketing remark (371 chars)

   Fantastic full brick ranch in a very desirable sub! Nice and open floor plan, with many updates to include furnace! Dining with door wall to park like yard which backs to beautiful Ridgewood park! Full/deep partially finished basement and attached garage! With hardwood flooring, central air and half bath on main level. .. .. this home will not last! This is a must see!

3. 2026-04-27
   price $219,900 371-char remark

   Show marketing remark (371 chars)

   Fantastic full brick ranch in a very desirable sub! Nice and open floor plan, with many updates to include furnace! Dining with door wall to park like yard which backs to beautiful Ridgewood park! Full/deep partially finished basement and attached garage! With hardwood flooring, central air and half bath on main level. .. .. this home will not last! This is a must see!

4. 2026-04-27
   price $219,900 371-char remark

   Show marketing remark (371 chars)

   Fantastic full brick ranch in a very desirable sub! Nice and open floor plan, with many updates to include furnace! Dining with door wall to park like yard which backs to beautiful Ridgewood park! Full/deep partially finished basement and attached garage! With hardwood flooring, central air and half bath on main level. .. .. this home will not last! This is a must see!

5. 2026-03-17
   listed $239,900 Active 371-char remark

   Show marketing remark (371 chars)

   Fantastic full brick ranch in a very desirable sub! Nice and open floor plan, with many updates to include furnace! Dining with door wall to park like yard which backs to beautiful Ridgewood park! Full/deep partially finished basement and attached garage! With hardwood flooring, central air and half bath on main level. .. .. this home will not last! This is a must see!

6. 2026-03-16
   listed $239,900 Active 371-char remark

   Show marketing remark (371 chars)

   Fantastic full brick ranch in a very desirable sub! Nice and open floor plan, with many updates to include furnace! Dining with door wall to park like yard which backs to beautiful Ridgewood park! Full/deep partially finished basement and attached garage! With hardwood flooring, central air and half bath on main level. .. .. this home will not last! This is a must see!

7. 2022-10-13
   soldstatus $192,000
8. 2022-10-07
   soldstatus $192,000 Sold
9. 2022-10-07
   soldstatus $192,000 Closed
10. 2022-09-07
    status Pending
11. 2022-09-07
    status Pending
12. 2022-08-29
    status Active
13. 2022-08-29
    status Active
14. 2022-08-08
    historical Accepting Backup Offers
15. 2022-08-08
    historical Accepting Backup Offers
16. 2022-08-02
    listed $189,900 Active
17. 2022-08-02
    listed $189,900 Active
18. 1991-05-23
    soldstatus $78,000

ⓘ 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: $5,178 · $431/mo
• Projected year-2 tax: $5,178 · $431/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 · 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: $17,794
• − Mortgage interest: −$12,318
• − Property taxes: −$5,178
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$6,397
• Taxable loss: −$10,045
• Est. tax savings @ 24.0%: +$2,411
• After-tax cash flow: $-3,647/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

+181.9% since first listed

18 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-04-27 Price Changed $219,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $219,900 REALCOMP
• 2026-03-17 Listed $239,900 REALCOMP
• 2026-03-16 Listed $239,900 MiRealSource-MiMLS
• 2022-10-13 Sold (Public Records) $192,000 Public Records
• 2022-10-07 Sold (MLS) $192,000 MiRealSource-MiMLS
• 2022-10-07 Sold (MLS) $192,000 REALCOMP
• 2022-09-07 Pending — MiRealSource-MiMLS
• 2022-09-07 Pending — REALCOMP
• 2022-08-29 Relisted — MiRealSource-MiMLS
• 2022-08-29 Relisted — REALCOMP
• 2022-08-08 Contingent — MiRealSource-MiMLS
• 2022-08-08 Contingent — REALCOMP
• 2022-08-02 Listed $189,900 MiRealSource-MiMLS
• 2022-08-02 Listed $189,900 REALCOMP
• 1991-05-23 Sold (Public Records) $78,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $5,178 · +2.0% YoY. Source: county tax records.