8661 Dodge Ave · Warren, MI 48089

$99,900

2 bd · 1.0 ba · 717 sqft · SingleFamily public records · 46 Days on market

Built 1940 4,356 sqft lot $139/sqft · at area comps Est $100k · at est.

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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 +20.7/30.0
• ARV discount +7.8/15.0
• 1% rule +6.7/10.0
• DSCR +6.6/10.0
• 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

Price Adjustment! The seller has reduced the price to offset some very minor touch-ups needed after a tenant has moved out. Specifically for paint and new blinds. Welcome to this beautifully reimagined ranch, where classic charm meets sleek, contemporary design. Whether you’re an investor looking for a solid rental or a future homeowner seeking a move-in-ready space, this home checks all the boxes. Extensively updated, the home features a new roof, new HVAC system, and updated plumbing, offering long-term peace of mind. Inside, you’ll find new luxury vinyl plank (LVP) flooring throughout, enhanced by stylish recessed lighting and updated fixtures that create a bright, contempora

Key facts

• Modernized kitchen
• Recessed lighting
• Updated fixtures

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• UPDATED PLUMBING
• RECESSED LIGHTING
• UPDATED FIXTURES
• MODERNIZED KITCHEN

Property features AI

Finance

• Other: Property listed as Residential — Single Family Residence
• Financial info: Financial details not provided
• HOA & community: HOA details not provided

Exterior

• Parking: Detached 1-car garage
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story home; Ground-level entry with steps; Vinyl and wood siding
• Construction: Vinyl siding and wood siding construction; One level; Construction year not provided
• Exterior features: Paved road access; Lot dimensions approximately 40 x 109 (0.1 acre)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 4 rooms
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $691 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.17% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (median comp): $100,485
• List price: $99,900
• Delta: -0.58%
• 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
8712 Ford Ave	0.19mi	2/1.0	704 (-2%)	3mo	$85,000	$121	86
8636 Lozier Ave	0.24mi	2/1.0	728 (+2%)	3mo	$124,900	$172	84
11228 Lozier Ave	0.34mi	2/1.0	720 (+0%)	1mo	$82,500	$115	82
11108 Continental Ave	0.22mi	2/1.0	680 (-5%)	3mo	$55,000	$81	79
8284 Dodge Ave	0.24mi	3/1.0 (+1)	740 (+3%)	2mo	$100,000	$135	77
11011 Hupp Ave	0.23mi	2/1.0	792 (+10%)	2mo	$90,000	$114	70
8701 Toepfer Rd	0.47mi	3/1.0 (+1)	720 (+0%)	3mo	$80,000	$111	70
11310 Chalmers Ave	0.54mi	2/1.0	696 (-3%)	2mo	$97,000	$139	69
11280 Chalmers Ave	0.52mi	2/1.0	696 (-3%)	3mo	$94,000	$135	68
8477 Prospect Ave	0.64mi	2/1.0	696 (-3%)	1mo	$90,000	$129	64
7204 Continental Ave	0.69mi	2/1.5	732 (+2%)	1mo	$82,500	$113	61
11259 Chapp Ave	0.56mi	2/1.0	814 (+14%)	4mo	$65,000	$80	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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-7,612
• Equity at exit: $14,895

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $4,438
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,173 high
• Mortgage (P&I): −$524
• Tax from tax record: −$226 /mo · $2,716/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $135

Break-even live

Break-even rent $1,002

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	0.46mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.46mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.51mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	0.53mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.76mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.01mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	1.03mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	2d	65	1.25mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	1.26mi

Listing history 46 events

1. 2026-06-09
   days on market $99,900 Active 46 DOM
2. 2026-06-08
   days on market $99,900 Active 45 DOM
3. 2026-06-07
   days on market $99,900 Active 44 DOM
4. 2026-06-04
   days on market $99,900 Active 41 DOM
5. 2026-06-03
   days on market $99,900 Active 40 DOM
6. 2026-06-02
   days on market $99,900 Active 39 DOM
7. 2026-06-01
   days on market $99,900 Active 38 DOM
8. 2026-05-31
   days on market $99,900 Active 37 DOM
9. 2026-05-06
   price $99,900 1039-char remark
10. 2026-05-06
    price $99,900 1057-char remark
11. 2026-04-24
    listed $105,000 Active 1039-char remark
12. 2026-04-24
    listed $105,000 Active 1057-char remark
13. 2026-02-09
    historical
14. 2026-01-14
    listed $115,000 Active
15. 2026-01-14
    listed $115,000 Active
16. 2025-07-18
    historical
17. 2025-07-18
    historical
18. 2025-06-20
    listed $115,000 Active
19. 2025-06-20
    listed $115,000 Active
20. 2023-12-21
    soldstatus $105,000
21. 2023-12-18
    soldstatus $105,000 Sold
22. 2023-12-18
    soldstatus $105,000 Closed
23. 2023-11-25
    status Pending
24. 2023-11-25
    status Pending
25. 2023-11-16
    historical Accepting Backup Offers
26. 2023-11-16
    historical Accepting Backup Offers
27. 2023-11-14
    price $109,000
28. 2023-11-13
    price $109,000
29. 2023-11-06
    listed $110,000 Active
30. 2023-11-06
    listed $110,000 Active
31. 2023-11-05
    historical $110,000
32. 2023-11-05
    historical $110,000
33. 2019-05-15
    soldstatus $24,500 Sold
34. 2019-05-15
    soldstatus $24,500 Closed
35. 2019-05-09
    status Pending
36. 2019-05-09
    status Pending
37. 2019-04-26
    price $24,900
38. 2019-04-25
    price $24,900
39. 2019-03-24
    listed $29,900 Active
40. 2019-03-24
    listed $29,900 Active
41. 2005-05-20
    soldstatus $57,900
42. 2005-03-24
    soldstatus $32,305
43. 2005-03-23
    soldstatus $57,900
44. 2005-03-08
    historical
45. 2005-01-30
    listed $59,900
46. 2005-01-30
    listed $59,900

ⓘ 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: $2,716 · $226/mo
• Projected year-2 tax: $2,716 · $226/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 ≥97°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: $14,072
• − Mortgage interest: −$5,596
• − Property taxes: −$2,716
• − Insurance: −$500
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,906
• Taxable income: $102
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,590/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

+66.8% since first listed

40 events — show timeline

• 2026-06-09 Listing Removed — REALCOMP
• 2026-06-09 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $99,900 REALCOMP
• 2026-04-24 Listed $105,000 REALCOMP
• 2026-04-24 Listed $105,000 MiRealSource-MiMLS
• 2026-02-09 Listing Removed — MiRealSource-MiMLS
• 2026-01-14 Listed $115,000 REALCOMP
• 2026-01-14 Listed $115,000 MiRealSource-MiMLS
• 2025-07-18 Listing Removed — MiRealSource-MiMLS
• 2025-07-18 Listing Removed — REALCOMP
• 2025-06-20 Listed $115,000 REALCOMP
• 2025-06-20 Listed $115,000 MiRealSource-MiMLS
• 2023-12-21 Sold (Public Records) $105,000 Public Records
• 2023-12-18 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2023-12-18 Sold (MLS) $105,000 REALCOMP
• 2023-11-25 Pending — MiRealSource-MiMLS
• 2023-11-25 Pending — REALCOMP
• 2023-11-16 Contingent — MiRealSource-MiMLS
• 2023-11-16 Contingent — REALCOMP
• 2023-11-14 Price Changed $109,000 MiRealSource-MiMLS
• 2023-11-13 Price Changed $109,000 REALCOMP
• 2023-11-06 Listed $110,000 MiRealSource-MiMLS
• 2023-11-06 Listed $110,000 REALCOMP
• 2023-11-05 Coming Soon $110,000 MiRealSource-MiMLS
• 2023-11-05 Coming Soon $110,000 REALCOMP
• 2019-05-15 Sold (MLS) $24,500 MiRealSource-MiMLS
• 2019-05-15 Sold (MLS) $24,500 REALCOMP
• 2019-05-09 Pending — MiRealSource-MiMLS
• 2019-05-09 Pending — REALCOMP
• 2019-04-26 Price Changed $24,900 MiRealSource-MiMLS
• 2019-04-25 Price Changed $24,900 REALCOMP
• 2019-03-24 Listed $29,900 MiRealSource-MiMLS
• 2019-03-24 Listed $29,900 REALCOMP
• 2005-05-20 Sold (Public Records) $57,900 Public Records
• 2005-03-24 Sold (MLS) $32,305 REALCOMP
• 2005-03-23 Sold (MLS) $57,900 MiRealSource-MiMLS
• 2005-03-08 Listing Removed — MiRealSource-MiMLS
• 2005-01-30 Listed $59,900 MiRealSource-MiMLS
• 2005-01-30 Listed $59,900 REALCOMP

Property tax history

+12.3%/yr

Latest (2025): $2,716 · +14.2% YoY. Source: county tax records.