22447 Sharrow Ave · Warren, MI 48089

$100,000

2 bd · 1.5 ba · 696 sqft · SingleFamily public records · 51 Days on market

Built 1954 4,356 sqft lot $144/sqft · 8% above area Est $93k · 8% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +4.1/15.0
• 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

Welcome to 22447 Sharrow Ave! This beautifully updated 2-bedroom ranch has been completely remodeled and is move-in ready. The home features a brand new kitchen with updated cabinets and granite countertops, new flooring throughout, an updated bathroom, and fresh paint, creating a modern and inviting living space. Additional improvements include all new, certified plumbing and updated windows throughout, offering added value and peace of mind. Enjoy a spacious fenced-in backyard, perfect for entertaining, pets, or future possibilities. This property also presents a great investment opportunity, with strong rental potential of approximately $1,350 per month. Whether you’re looking for a primary residence or a turnkey rental, this home checks all the boxes. Don’t miss out—schedule your showing today!

Key facts

• 4,356 sq ft lot
• Built 1954
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/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 10.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $48k; list at $100k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.26% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.72%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $92,951
• List price: $100,000
• Delta: 7.58%
• 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
22447 Sharrow Ave	0.00mi	2/1.0	696 (0%)	0mo	$102,000	$147	98
22446 Sharrow Ave	0.03mi	2/1.0	700 (+1%)	7mo	$75,000	$107	90
22705 Sharrow Ave	0.09mi	2/1.0	750 (+8%)	7mo	$80,000	$107	75
12832 Sherman Ave	0.54mi	2/1.0	696 (0%)	2mo	$100,000	$144	70
13075 Sherman Ave	0.49mi	2/1.0	700 (+1%)	6mo	$83,000	$119	70
13119 Sherman Ave	0.49mi	2/1.0	696 (0%)	7mo	$80,000	$115	69
13407 Sherman Ave	0.50mi	2/1.0	696 (0%)	9mo	$79,700	$115	67
13415 Sherman Ave	0.50mi	2/1.0	710 (+2%)	7mo	$113,300	$160	66
12856 Couwlier Ave	0.38mi	2/1.0	768 (+10%)	7mo	$57,000	$74	57
12426 Sidonie Ave	0.56mi	2/1.0	750 (+8%)	4mo	$131,000	$175	56
13475 Coleen Ave	0.71mi	2/1.0	672 (-3%)	6mo	$65,000	$97	54
12484 Sherman Ave	0.62mi	2/1.0	800 (+15%)	3mo	$72,000	$90	42

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,122
• Equity at exit: $14,910

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $29,578
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $320

Break-even live

Break-even rent $856

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $377	-5% $348	+0% $320	+5% $292	+10% $264
Rent	-10% $221	-5% $270	+0% $320	+5% $370	+10% $420
Rate	-1.0pp $371	-0.5pp $346	base $320	+0.5pp $294	+1.0pp $268

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.54mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	1.01mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.16mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	1.37mi

Listing history 10 events

1. 2026-04-10
   listed $100,000 Active 827-char remark

   Show marketing remark (811 chars)

   Welcome to 22447 Sharrow Ave! This beautifully updated 2-bedroom ranch has been completely remodeled and is move-in ready. The home features a brand new kitchen with updated cabinets and granite countertops, new flooring throughout, an updated bathroom, and fresh paint, creating a modern and inviting living space. Additional improvements include all new, certified plumbing and updated windows throughout, offering added value and peace of mind. Enjoy a spacious fenced-in backyard, perfect for entertaining, pets, or future possibilities. This property also presents a great investment opportunity, with strong rental potential of approximately $1,350 per month. Whether you're looking for a primary residence or a turnkey rental, this home checks all the boxes. Don't miss out - schedule your showing today!

2. 2026-04-10
   listed $100,000 Active 811-char remark

   Show marketing remark (811 chars)

   Welcome to 22447 Sharrow Ave! This beautifully updated 2-bedroom ranch has been completely remodeled and is move-in ready. The home features a brand new kitchen with updated cabinets and granite countertops, new flooring throughout, an updated bathroom, and fresh paint, creating a modern and inviting living space. Additional improvements include all new, certified plumbing and updated windows throughout, offering added value and peace of mind. Enjoy a spacious fenced-in backyard, perfect for entertaining, pets, or future possibilities. This property also presents a great investment opportunity, with strong rental potential of approximately $1,350 per month. Whether you're looking for a primary residence or a turnkey rental, this home checks all the boxes. Don't miss out - schedule your showing today!

3. 2026-04-09
   historical $100,000 811-char remark

   Show marketing remark (811 chars)

   Welcome to 22447 Sharrow Ave! This beautifully updated 2-bedroom ranch has been completely remodeled and is move-in ready. The home features a brand new kitchen with updated cabinets and granite countertops, new flooring throughout, an updated bathroom, and fresh paint, creating a modern and inviting living space. Additional improvements include all new, certified plumbing and updated windows throughout, offering added value and peace of mind. Enjoy a spacious fenced-in backyard, perfect for entertaining, pets, or future possibilities. This property also presents a great investment opportunity, with strong rental potential of approximately $1,350 per month. Whether you're looking for a primary residence or a turnkey rental, this home checks all the boxes. Don't miss out - schedule your showing today!

4. 2025-11-18
   soldstatus $48,000
5. 2025-11-17
   soldstatus $48,000 Closed
6. 2025-11-17
   soldstatus $48,000 Closed
7. 2025-11-09
   historical
8. 2025-11-09
   historical
9. 2025-11-08
   listed $50,000
10. 2025-11-08
    listed $50,000

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,433 · $119/mo
• Expected delta: +$107/yr (+$9/mo · 8.1%)

ⓘ 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: $15,140
• − Mortgage interest: −$5,602
• − Property taxes: −$1,326
• − Insurance: −$500
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,909
• Taxable income: $2,382
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,271/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

+100.0% since first listed

10 events — show timeline

• 2026-04-10 Listed $100,000 REALCOMP
• 2026-04-10 Listed $100,000 MiRealSource-MiMLS
• 2026-04-09 Coming Soon $100,000 MiRealSource-MiMLS
• 2025-11-18 Sold (Public Records) $48,000 Public Records
• 2025-11-17 Sold (MLS) $48,000 MiRealSource-MiMLS
• 2025-11-17 Sold (MLS) $48,000 REALCOMP
• 2025-11-09 Listing Removed — MiRealSource-MiMLS
• 2025-11-09 Listing Removed — REALCOMP
• 2025-11-08 Listed $50,000 MiRealSource-MiMLS
• 2025-11-08 Listed $50,000 REALCOMP

Property tax history

+5.4%/yr

Latest (2025): $1,326 · +2.6% YoY. Source: county tax records.