8044 Hudson Ave · Warren, MI 48089

$80,000

3 bd · 1.0 ba · 956 sqft · SingleFamily · 4 Days on market

Built 1935 5,663 sqft lot Est $119k · 33% under

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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

Great opportunity to make this home your own! This one-story ranch offers 3 bedrooms and 1 bathroom and just needs a little TLC to shine. Features include a spacious kitchen, extra roomy laundry/mudroom, formal dining room, and a comfortable living area. Exterior offers vinyl siding, a fenced-in yard, a shed, and a two-car detached garage that is currently framed for one car but could be converted back. Major updates including the furnace, windows, roof, and siding were completed approximately in 2007. Home is currently occupied. Sale is subject to probate court approval.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 13.9% 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); 168 active listings in the ZIP; 39 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 ($52k/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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.68% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.22%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $118,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7535 Meadow Ave	0.28mi	3/1.5	935 (-2%)	2mo	$125,000	$134	79
8249 Packard Ave	0.17mi	3/1.0	871 (-9%)	1mo	$68,000	$78	76
8434 Orchard Ave	0.34mi	3/1.0	1,012 (+6%)	1mo	$125,000	$124	73
8725 Packard Ave	0.49mi	3/1.0	925 (-3%)	2mo	$135,000	$146	71
8441 Fisher Ave	0.55mi	3/1.0	992 (+4%)	2mo	$125,000	$126	66
7259 Packard Ave	0.23mi	3/1.5	1,089 (+14%)	2mo	$160,000	$147	62
6871 Lozier Ave	0.69mi	3/1.0	930 (-3%)	2mo	$100,000	$108	62
8420 Republic Ave	0.58mi	3/1.0	1,015 (+6%)	2mo	$150,000	$148	61
8654 Continental Ave	0.63mi	3/1.0	1,008 (+5%)	1mo	$103,000	$102	61
7035 Dodge Ave	0.45mi	3/1.0	1,056 (+10%)	2mo	$84,000	$80	60
11245 Hudson Ave	0.68mi	3/1.0	996 (+4%)	2mo	$72,500	$73	60
11004 Republic Ave	0.74mi	2/1.0 (-1)	868 (-9%)	2mo	$94,000	$108	44

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $19,333
• Equity at exit: $11,928

10-year hold

• IRR: 29.2%
• Equity multiple: 3.60×
• Total profit: $58,251
• Equity at exit: $6,917

Cash invested: $22,400 (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: 168
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $508

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 57%

Sensitivity live

Price	-10% $563	-5% $536	+0% $508	+5% $480	+10% $453
Rent	-10% $402	-5% $455	+0% $508	+5% $561	+10% $614
Rate	-1.0pp $548	-0.5pp $528	base $508	+0.5pp $487	+1.0pp $466

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	45d	1	0.09mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.13mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.23mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	0.24mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	45d	1	0.24mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	0.25mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	4d	1	0.38mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	0.40mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	45d	1	0.41mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	13d	1	0.46mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	45d	1	0.50mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	0.53mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.54mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	0.56mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	45d	1	0.59mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.60mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	25d	1	0.62mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	0d	1	0.62mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	0.62mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	16d	1	0.63mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	6d	1	0.64mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	6d	1	0.65mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	19d	1	0.65mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	25d	1	0.66mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	45d	1	0.66mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	0.72mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	25d	1	0.77mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	14d	1	0.78mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	5d	1	0.79mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	45d	1	0.87mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	0.87mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	1.03mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	45d	1	1.17mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	1.23mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,000	$1.18	0d	1	1.25mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.26mi
19682 Rogge St Detroit, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	1.27mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	45d	1	1.42mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	18d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $80,000 Active 4 DOM
2. 2026-06-18
   remarks 578-char remark
3. 2026-06-18
   listed $80,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,115
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,327
• Taxable income: $5,128
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $4,866/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