7284 Orchard Ave · Warren, MI 48091

$111,500

3 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 134 Days on market

Built 1940 3,920 sqft lot $97/sqft · 11% below area Est $126k · 11% under

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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 +23.7/30.0
• ARV discount +12.6/15.0
• DSCR +7.6/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you're looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don't miss your chance to see it! BATVAI

Key facts

• Spacious yard
• Near schools
• Near dining

Tags

• QUIET ESTABLISHED NEIGHBORHOOD
• SPACIOUS YARD
• NEAR PARKS
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+2.4%/yr); 168 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $771 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 134 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 16y ago; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.22% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 6.8

CMA / ARV

• ARV (median comp): $125,638
• List price: $111,500
• Delta: -11.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7052 Studebaker Ave	0.18mi	3/2.0	1,242 (+8%)	1mo	$152,500	$123	74
7259 Packard Ave	0.28mi	3/1.5	1,089 (-6%)	2mo	$160,000	$147	74
7051 Maxwell Ave	0.49mi	3/1.0	1,234 (+7%)	3mo	$135,000	$109	63
7519 Packard Ave	0.29mi	3/2.0	1,291 (+12%)	3mo	$224,500	$174	60
8268 Hudson Ave	0.43mi	3/2.0	1,258 (+9%)	2mo	$145,000	$115	60
7035 Dodge Ave	0.54mi	3/1.0	1,056 (-9%)	1mo	$84,000	$80	59
7244 Fisher Ave	0.29mi	4/1.0 (+1)	1,014 (-12%)	3mo	$154,900	$153	59
8286 Westminster Ave	0.47mi	3/2.5	1,250 (+8%)	2mo	$250,000	$200	57
8316 Hudson Ave	0.47mi	3/1.0	1,300 (+13%)	1mo	$94,000	$72	56
8434 Orchard Ave	0.47mi	3/1.0	1,012 (-12%)	1mo	$125,000	$124	56
8441 Fisher Ave	0.56mi	3/1.0	992 (-14%)	2mo	$125,000	$126	48
20136 Helen St	0.74mi	3/1.0	1,000 (-13%)	1mo	$32,000	$32	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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,405
• Equity at exit: $16,625

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $9,372
• Equity at exit: $9,640

Cash invested: $31,220 (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: 168
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$585
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $211

Break-even live

Break-even rent $1,093

Max offer price $111,500

Occupancy floor 79%

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: $27,875
• Closing costs: $3,345
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	0.06mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.11mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	0.12mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	0.17mi
7568 Hudson Ave Unit 2 Warren, MI	2.0	1.0	1415	$900	$0.64	5d	1	0.20mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	0.20mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.23mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	43d	1	0.31mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.40mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	0.52mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.57mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	0.60mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.60mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.80mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	0.81mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.81mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	0.87mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.88mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	0.88mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.89mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	1d	1	0.90mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	0.90mi
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	0.90mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	14d	1	0.92mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	43d	1	0.93mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	0.93mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	0.93mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.94mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	17d	1	0.94mi
11099 Dodge Ave Warren, MI	2.0	1.0	1190	$1,150	$0.97	20d	1	0.95mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.01mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	24d	1	1.01mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	1.03mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	1.06mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	1.06mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	11d	1	1.08mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	43d	1	1.16mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	1.16mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.17mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	1.18mi

Listing history 50 events

1. 2026-06-18
   days on market $111,500 Active 134 DOM
2. 2026-06-17
   days on market $111,500 Active 133 DOM
3. 2026-06-16
   days on market $111,500 Active 132 DOM
4. 2026-06-15
   days on market $111,500 Active 131 DOM
5. 2026-06-13
   days on market $111,500 Active 129 DOM
6. 2026-06-13
   days on market $111,500 Active 128 DOM
7. 2026-06-09
   days on market $111,500 Active 125 DOM
8. 2026-06-08
   days on market $111,500 Active 124 DOM
9. 2026-06-07
   days on market $111,500 Active 123 DOM
10. 2026-06-04
    days on market $111,500 Active 120 DOM
11. 2026-06-03
    days on market $111,500 Active 119 DOM
12. 2026-06-02
    days on market $111,500 Active 118 DOM
13. 2026-06-01
    days on market $111,500 Active 117 DOM
14. 2026-05-31
    days on market $111,500 Active 116 DOM
15. 2026-05-07
    price $115,000 668-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

16. 2026-05-07
    price $115,000 681-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

17. 2026-05-05
    status Active 681-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

18. 2026-05-04
    historical 681-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

19. 2026-03-13
    status Active 668-char remark

    Show marketing remark (668 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you're looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don't miss your chance to see it! BATVAI

20. 2026-03-09
    historical 668-char remark

    Show marketing remark (668 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you're looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don't miss your chance to see it! BATVAI

21. 2026-03-07
    price $119,000 668-char remark

    Show marketing remark (668 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you're looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don't miss your chance to see it! BATVAI

22. 2026-03-07
    price $120,000 668-char remark

    Show marketing remark (668 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you're looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don't miss your chance to see it! BATVAI

23. 2026-03-06
    price $119,000 681-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

24. 2026-03-06
    price $120,000 681-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

25. 2026-02-21
    price $127,400 668-char remark

    Show marketing remark (668 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you're looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don't miss your chance to see it! BATVAI

26. 2026-02-20
    price $127,400 681-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

27. 2026-02-04
    listed $129,900 Active 668-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

28. 2026-02-04
    listed $129,900 Active 681-char remark

    Show marketing remark (681 chars)

    Welcome home to this well-maintained property located in a quiet, established neighborhood of Warren. Featuring new carpet and fresh paint throughout, this home is move-in ready while still offering great potential to add your personal touch. The functional layout provides comfortable living spaces filled with natural light, and the spacious yard is ideal for entertaining, gardening, or relaxing outdoors. Conveniently located near parks, schools, shopping, dining, and major freeways for an easy commute. Whether you’re looking for a great investment opportunity or a place to call home, this property checks all the boxes. Don’t miss your chance to see it! BATVAI

29. 2025-08-26
    historical
30. 2025-08-12
    price $100,000
31. 2025-08-12
    price $100,000
32. 2025-08-12
    listed $125,000 Active
33. 2025-08-12
    listed $125,000 Active
34. 2023-01-10
    soldstatus $102,000
35. 2023-01-06
    soldstatus $102,000 Sold
36. 2023-01-06
    soldstatus $102,000 Closed
37. 2022-12-08
    status Pending
38. 2022-12-08
    status Pending
39. 2022-11-14
    status Active
40. 2022-11-14
    status Active
41. 2022-09-08
    status Pending
42. 2022-09-08
    status Pending
43. 2022-08-09
    status Active
44. 2022-08-09
    status Active
45. 2022-08-08
    status Pending
46. 2022-08-08
    status Pending
47. 2022-07-28
    price $104,500
48. 2022-07-28
    price $104,500
49. 2022-07-22
    status Active
50. 2022-07-05
    historical

ⓘ 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: $2,788 · $232/mo
• Projected year-2 tax: $2,788 · $232/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 2/10 Low FEMA zone X (unshaded) · 7% 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: $16,329
• − Mortgage interest: −$6,246
• − Property taxes: −$2,788
• − Insurance: −$558
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$3,244
• Taxable income: $881
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,326/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): 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

+155.6% since first listed

63 events — show timeline

• 2026-05-07 Price Changed $115,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $115,000 REALCOMP
• 2026-05-05 Relisted — REALCOMP
• 2026-05-04 Listing Removed — REALCOMP
• 2026-03-13 Relisted — MiRealSource-MiMLS
• 2026-03-09 Listing Removed — MiRealSource-MiMLS
• 2026-03-07 Price Changed $119,000 MiRealSource-MiMLS
• 2026-03-07 Price Changed $120,000 MiRealSource-MiMLS
• 2026-03-06 Price Changed $119,000 REALCOMP
• 2026-03-06 Price Changed $120,000 REALCOMP
• 2026-02-21 Price Changed $127,400 MiRealSource-MiMLS
• 2026-02-20 Price Changed $127,400 REALCOMP
• 2026-02-04 Listed $129,900 REALCOMP
• 2026-02-04 Listed $129,900 MiRealSource-MiMLS
• 2025-08-26 Listing Removed — MiRealSource-MiMLS
• 2025-08-12 Price Changed $100,000 MiRealSource-MiMLS
• 2025-08-12 Price Changed $100,000 REALCOMP
• 2025-08-12 Listed $125,000 REALCOMP
• 2025-08-12 Listed $125,000 MiRealSource-MiMLS
• 2023-01-10 Sold (Public Records) $102,000 Public Records
• 2023-01-06 Sold (MLS) $102,000 MiRealSource-MiMLS
• 2023-01-06 Sold (MLS) $102,000 REALCOMP
• 2022-12-08 Pending — MiRealSource-MiMLS
• 2022-12-08 Pending — REALCOMP
• 2022-11-14 Relisted — MiRealSource-MiMLS
• 2022-11-14 Relisted — REALCOMP
• 2022-09-08 Pending — MiRealSource-MiMLS
• 2022-09-08 Pending — REALCOMP
• 2022-08-09 Relisted — MiRealSource-MiMLS
• 2022-08-09 Relisted — REALCOMP
• 2022-08-08 Pending — MiRealSource-MiMLS
• 2022-08-08 Pending — REALCOMP
• 2022-07-28 Price Changed $104,500 MiRealSource-MiMLS
• 2022-07-28 Price Changed $104,500 REALCOMP
• 2022-07-22 Relisted — REALCOMP
• 2022-07-05 Listing Removed — REALCOMP
• 2022-05-15 Price Changed $116,000 MiRealSource-MiMLS
• 2022-05-14 Price Changed $116,000 REALCOMP
• 2022-02-25 Listed $124,000 MiRealSource-MiMLS
• 2022-02-25 Listed $124,000 REALCOMP
• 2021-09-21 Sold (Public Records) $1,094,080 Public Records
• 2021-04-16 Sold (Public Records) $62,000 Public Records
• 2016-01-04 Sold (MLS) $775 MiRealSource-MiMLS
• 2015-12-18 Listing Removed — MiRealSource-MiMLS
• 2015-11-23 Listed $775 MiRealSource-MiMLS
• 2015-08-05 Listing Removed — REALCOMP
• 2015-08-05 Listing Removed — MiRealSource-MiMLS
• 2015-07-08 Listing Removed — MiRealSource-MiMLS
• 2015-03-13 Listed $750 MiRealSource-MiMLS
• 2015-03-04 Listing Removed — MiRealSource-MiMLS
• 2015-02-06 Listed $850 MiRealSource-MiMLS
• 2014-08-24 Listed $39,000 MiRealSource-MiMLS
• 2014-08-24 Listed $39,000 REALCOMP
• 2014-06-05 Listing Removed — MiRealSource-MiMLS
• 2014-05-02 Listed $725 MiRealSource-MiMLS
• 2013-12-18 Listing Removed — MiRealSource-MiMLS
• 2012-09-23 Listed $775 MiRealSource-MiMLS
• 2010-07-20 Sold (MLS) $8,900 REALCOMP
• 2010-07-20 Sold (MLS) $8,900 MiRealSource-MiMLS
• 2010-06-16 Listing Removed — MiRealSource-MiMLS
• 2010-01-17 Listed $8,900 REALCOMP
• 2010-01-17 Listed $8,900 MiRealSource-MiMLS
• 2002-09-05 Sold (Public Records) $45,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,788 · +2.6% YoY. Source: county tax records.