8308 Continental Ave · Warren, MI 48089

$54,900

2 bd · 1.0 ba · 536 sqft · SingleFamily public records · 43 Days on market

Built 1930 4,792 sqft lot $102/sqft · 32% below area Est $80k · 32% under

---

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 +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL!! Discover an excellent opportunity for investors ready to add value and maximize returns. This property requires rehab and is ideal for a fix-and-flip or buy-and-hold rental strategy. Seller will make no repairs property is being sold as-is. Located in an area with multiple recently renovated homes, showing strong upside potential and neighborhood growth. Rental Potential: Estimated rent around $1,200/month, making this a solid cash-flow opportunity once updated. Bring your vision and tools to transform this property into a high-performing investment.

Key facts

• 4,792 sq ft lot
• Built 1930
• Listed 43 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Residential property
• Construction: Vinyl siding exterior
• Exterior features: Front porch; Paved road access; Lot approximately 0.11 acres (40 x 116)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 4 rooms

🏷️ Possibly a rental listed for sale. The $54,900 price doesn't fit this home's estimated sale value (~$80,322) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 5.2% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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.
• Current owner paid $30k; list at $55k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1930 — 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: 1.97% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.28%
• DSCR: 2.39
• GRM: 4.2

CMA / ARV

• ARV (median comp): $80,322
• List price: $54,900
• Delta: -31.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11012 Paige Ave	0.32mi	2/1.0	584 (+9%)	9mo	$52,100	$89	62
7211 Continental Ave	0.48mi	2/1.0	510 (-5%)	22mo	$50,000	$98	51
8105 Chapp Ave	0.40mi	2/1.0	609 (+14%)	9mo	$60,000	$99	51
11035 Paige Ave	0.34mi	1/1.0 (-1)	494 (-8%)	23mo	$68,000	$138	47
7559 Lozier Ave	0.37mi	2/1.0	600 (+12%)	20mo	$75,000	$125	46
6744 Paige Ave	0.65mi	2/1.0	591 (+10%)	16mo	$105,000	$178	39
11041 Chalmers Ave	0.63mi	1/1.0 (-1)	500 (-7%)	20mo	$76,500	$153	38

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $16,620
• Equity at exit: $8,186

10-year hold

• IRR: 33.8%
• Equity multiple: 4.08×
• Total profit: $47,317
• Equity at exit: $4,747

Cash invested: $15,372 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$288
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $401

Break-even live

Break-even rent $575

Max offer price $54,900

Occupancy floor 58%

Sensitivity live

Price	-10% $432	-5% $416	+0% $401	+5% $385	+10% $370
Rent	-10% $315	-5% $358	+0% $401	+5% $443	+10% $486
Rate	-1.0pp $428	-0.5pp $415	base $401	+0.5pp $386	+1.0pp $372

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.25mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.40mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	0.58mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.65mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.66mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.96mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.99mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	0d	61	1.30mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	1.48mi
7212 Helen St Unit 7212 Center Line, MI	1.0	1.0	650	$1,000	$1.54	44d	1	1.49mi

Listing history 36 events

1. 2026-06-18
   days on market $54,900 Active 43 DOM
2. 2026-06-17
   days on market $54,900 Active 42 DOM
3. 2026-06-16
   days on market $54,900 Active 41 DOM
4. 2026-06-15
   days on market $54,900 Active 40 DOM
5. 2026-06-13
   days on market $54,900 Active 38 DOM
6. 2026-06-13
   days on market $54,900 Active 37 DOM
7. 2026-06-09
   days on market $54,900 Active 34 DOM
8. 2026-06-08
   days on market $54,900 Active 33 DOM
9. 2026-06-07
   days on market $54,900 Active 32 DOM
10. 2026-06-04
    days on market $54,900 Active 29 DOM
11. 2026-06-03
    days on market $54,900 Active 28 DOM
12. 2026-06-02
    days on market $54,900 Active 27 DOM
13. 2026-06-01
    days on market $54,900 Active 26 DOM
14. 2026-05-31
    days on market $54,900 Active 25 DOM
15. 2026-05-07
    listed $54,900 Active 575-char remark

    Show marketing remark (575 chars)

    INVESTOR SPECIAL!! Discover an excellent opportunity for investors ready to add value and maximize returns. This property requires rehab and is ideal for a fix-and-flip or buy-and-hold rental strategy. Seller will make no repairs property is being sold as-is. Located in an area with multiple recently renovated homes, showing strong upside potential and neighborhood growth. Rental Potential: Estimated rent around $1,200/month, making this a solid cash-flow opportunity once updated. Bring your vision and tools to transform this property into a high-performing investment.

16. 2026-05-07
    listed $54,900 Active 575-char remark

    Show marketing remark (575 chars)

    INVESTOR SPECIAL!! Discover an excellent opportunity for investors ready to add value and maximize returns. This property requires rehab and is ideal for a fix-and-flip or buy-and-hold rental strategy. Seller will make no repairs property is being sold as-is. Located in an area with multiple recently renovated homes, showing strong upside potential and neighborhood growth. Rental Potential: Estimated rent around $1,200/month, making this a solid cash-flow opportunity once updated. Bring your vision and tools to transform this property into a high-performing investment.

17. 2026-05-04
    historical $54,900 575-char remark

    Show marketing remark (575 chars)

    INVESTOR SPECIAL!! Discover an excellent opportunity for investors ready to add value and maximize returns. This property requires rehab and is ideal for a fix-and-flip or buy-and-hold rental strategy. Seller will make no repairs property is being sold as-is. Located in an area with multiple recently renovated homes, showing strong upside potential and neighborhood growth. Rental Potential: Estimated rent around $1,200/month, making this a solid cash-flow opportunity once updated. Bring your vision and tools to transform this property into a high-performing investment.

18. 2025-04-11
    historical
19. 2025-04-11
    historical
20. 2025-04-08
    listed $75,000 Active
21. 2025-04-08
    listed $75,000 Active
22. 2019-07-09
    soldstatus $30,000 Sold
23. 2019-07-09
    soldstatus $30,000 Closed
24. 2019-07-02
    status Pending
25. 2019-07-02
    status Pending
26. 2019-06-15
    status Active
27. 2019-06-15
    status Active
28. 2019-06-09
    status Pending
29. 2019-06-08
    status Pending
30. 2019-06-04
    listed $36,000 Active
31. 2019-06-04
    listed $36,000 Active
32. 2003-09-24
    soldstatus $53,950
33. 2003-07-24
    soldstatus $53,950
34. 2003-07-02
    historical
35. 2003-06-03
    listed $51,900
36. 2001-04-10
    soldstatus $16,000

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 · 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: $12,982
• − Mortgage interest: −$3,075
• − Property taxes: −$1,718
• − Insurance: −$274
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,597
• Taxable income: $4,240
• Est. tax owed @ 24.0%: −$1,018
• After-tax cash flow: $3,791/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

+243.1% since first listed

22 events — show timeline

• 2026-05-07 Listed $54,900 MiRealSource-MiMLS
• 2026-05-07 Listed $54,900 REALCOMP
• 2026-05-04 Coming Soon $54,900 MiRealSource-MiMLS
• 2025-04-11 Listing Removed — MiRealSource-MiMLS
• 2025-04-11 Listing Removed — REALCOMP
• 2025-04-08 Listed $75,000 REALCOMP
• 2025-04-08 Listed $75,000 MiRealSource-MiMLS
• 2019-07-09 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2019-07-09 Sold (MLS) $30,000 REALCOMP
• 2019-07-02 Pending — MiRealSource-MiMLS
• 2019-07-02 Pending — REALCOMP
• 2019-06-15 Relisted — MiRealSource-MiMLS
• 2019-06-15 Relisted — REALCOMP
• 2019-06-09 Pending — MiRealSource-MiMLS
• 2019-06-08 Pending — REALCOMP
• 2019-06-04 Listed $36,000 MiRealSource-MiMLS
• 2019-06-04 Listed $36,000 REALCOMP
• 2003-09-24 Sold (Public Records) $53,950 Public Records
• 2003-07-24 Sold (MLS) $53,950 MiRealSource-MiMLS
• 2003-07-02 Listing Removed — MiRealSource-MiMLS
• 2003-06-03 Listed $51,900 MiRealSource-MiMLS
• 2001-04-10 Sold (Public Records) $16,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,718 · +2.6% YoY. Source: county tax records.