25101 Masch Ave · Warren, MI 48091

$149,999

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 4 Days on market

Built 1995 10,454 sqft lot Est $167k · 10% under

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Why this score? — see what drove the D+ 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 +13.8/30.0
• ARV discount +12.0/15.0
• 1% rule +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom brick ranch needs alittle work bur priced accordingly. Appears to have good bones. Located at end of cul-de-sac & close to elementary school. Nice sized yard! Ask your agent about Homesteps buyers incentives!!!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1995

Property features AI

Finance

• Other: Lot acreage about 0.24 acre; Frontage approx. 81 feet; Subdivision: Sharon Sub; Located in Warren (city)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer at street; Natural gas; Electric service (standard)
• Home design: Residential property; One-story structure; Built in 1995; Entry-level living areas
• Construction: Brick construction; Basement foundation; 1995 construction
• Exterior features: Brick exterior; Paved street frontage

Interior

• Kitchen: Kitchen on entry level (15 x 13)
• Bedrooms: Bedroom 1 on entry level (13 x 12); Bedroom 2 on entry level (12 x 11); Bedroom 3 on entry level (approx. 11 wide)
• Bathrooms: 1 full bathroom on entry level (approx. 8 x 7)
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat/fuel
• Interior features: 6 total rooms; Partially finished basement
• Laundry & utility: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $15 ($181/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (6.6% below list).
• Recommended offer: $140k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.2% in Warren — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Center Line Public Schools (suburban): math 14% / reading 29% proficiency, ranked #459 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 169 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y ago; this cycle's ask is 201% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $150k implies a 216% gain — meaningful room to come down on a strong offer.

Recommended offer $140,169 (6.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $166,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24849 Curie St	0.33mi	3/1.0	1,018 (+3%)	11mo	$195,000	$192	71
4251 Dolores Ave	0.57mi	3/1.0	960 (-3%)	3mo	$161,000	$168	65
26379 Audrey Ave	0.59mi	3/2.0	1,000 (+1%)	3mo	$215,000	$215	65
24596 Eureka Ave	0.37mi	2/1.0 (-1)	1,005 (+1%)	13mo	$139,000	$138	65
24746 Cunningham Ave	0.27mi	3/1.5	1,105 (+11%)	4mo	$138,200	$125	63
25838 Masch Ave	0.32mi	3/1.0	1,115 (+12%)	7mo	$216,000	$194	58
24044 Cunningham Ave	0.60mi	3/1.0	1,050 (+6%)	9mo	$145,000	$138	54
5234 Andriths Ave	0.63mi	3/1.0	1,037 (+4%)	13mo	$230,000	$222	52
23930 Eureka Ave	0.70mi	3/1.5	1,037 (+4%)	10mo	$200,000	$193	50
4259 Stephens Rd	0.68mi	2/1.0 (-1)	950 (-4%)	14mo	$128,800	$136	45
4144 Norbert Ave	0.68mi	3/1.0	1,080 (+9%)	13mo	$152,000	$141	43
24248 Cunningham Ave	0.47mi	2/1.0 (-1)	845 (-15%)	7mo	$99,000	$117	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 · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-24,204
• Equity at exit: $22,365

10-year hold

• IRR: -9.2%
• Equity multiple: 0.45×
• Total profit: $-23,306
• Equity at exit: $12,969

Cash invested: $42,000 (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 48091

• Rents YoY: 2.4%
• Active inventory: 169
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$787
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $15

Break-even live

Break-even rent $1,383

Max offer price $149,999

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $58	+0% $15	+5% $-27	+10% $-70
Rent	-10% $-96	-5% $-40	+0% $15	+5% $70	+10% $126
Rate	-1.0pp $91	-0.5pp $53	base $15	+0.5pp $-24	+1.0pp $-63

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4652 E 10 Mile Rd Warren, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.20mi
4385 Frazho Rd Warren, MI	1.0–2.0	1.0	825	$1,305	$1.58	4d	6	0.45mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	25d	1	1.08mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	1.24mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	45d	1	1.25mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	1.33mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	45d	1	1.39mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	25d	1	1.48mi

Listing history 5 events

1. 2026-06-15
   statusdays on market $149,999 Pending 4 DOM
2. 2026-06-13
   statusdays on marketlisting id $149,999 Active 3 DOM
3. 2026-06-09
   days on market $149,999 Coming Soon 2 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   listed $149,999 Coming Soon 1 DOM

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/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 3/10 Moderate FEMA zone X (unshaded) · 16% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,820
• − Mortgage interest: −$8,402
• − Property taxes: −$2,918
• − Insurance: −$750
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,364
• Taxable loss: −$2,305
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $734/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: Center Line Public Schools
• NCES district ID: 2608580
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $38,011
• Composite: 17.95/100
• National rank: #8992
• State rank: #459 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): 30,696
• Household income: $54,230
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1296.0

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 0.68)
• Race & ethnicity: White 47% Black 25% Asian 19% Two or more races 5% Hispanic / Latino 3% Native American 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Other Indo-European 14% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

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: ▼ -199.66%
• Current HPI: 177.9273
• Rent YoY: ▲ 2.35%
• 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

+900.0% since first listed

22 events — show timeline

• 2026-06-07 Coming Soon $149,999 MiRealSource-MiMLS
• 2010-04-30 Sold (MLS) $47,500 MiRealSource-MiMLS
• 2010-04-30 Sold (MLS) $47,500 REALCOMP
• 2010-04-02 Listing Removed — MiRealSource-MiMLS
• 2010-02-26 Listed $49,900 MiRealSource-MiMLS
• 2010-02-26 Listed $49,900 REALCOMP
• 2005-02-14 Sold (Public Records) $142,000 Public Records
• 2005-02-04 Sold (MLS) $142,000 REALCOMP
• 2005-02-04 Sold (MLS) $142,000 MiRealSource-MiMLS
• 2005-01-25 Listing Removed — MiRealSource-MiMLS
• 2005-01-03 Listed $149,900 REALCOMP
• 2005-01-03 Listed $149,900 MiRealSource-MiMLS
• 2004-12-30 Listing Removed — REALCOMP
• 2004-12-28 Listing Removed — MiRealSource-MiMLS
• 2004-11-08 Listed $149,900 REALCOMP
• 2004-11-02 Listed $149,900 MiRealSource-MiMLS
• 2004-02-25 Sold (Public Records) $144,000 Public Records
• 2004-02-10 Sold (MLS) $144,000 MiRealSource-MiMLS
• 2004-01-09 Listing Removed — MiRealSource-MiMLS
• 2003-12-30 Listed $149,900 MiRealSource-MiMLS
• 1995-01-31 Sold (Public Records) $89,900 Public Records
• 1994-07-12 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,918 · +2.5% YoY. Source: county tax records.