11108 Essex Ave · Warren, MI 48089

$114,900

3 bd · 1.5 ba · 946 sqft · SingleFamily public records · 26 Days on market

Built 1971 3,920 sqft lot Est $121k · 5% 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 +26.9/30.0
• ARV discount +9.8/15.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• 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

There is a dog living there and a family member may be at showings with the dog in the backyard.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1971

Property features AI

Finance

• Other: Directions: Take Essex from main road; Cross street: Essex
• Financial info: Annual tax: $1,389.50
• HOA & community: Subdivision: DALBY & CAMPBELL VAN DYKE

Exterior

• Parking: Detached 1-car garage
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding; Slab foundation; Built area above grade: 946 (square feet)
• Exterior features: Paved road access

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: 4 total rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+2.9%/yr); 160 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $794 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $115k implies a 238% gain — meaningful room to come down on a strong offer.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.19% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $121,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11108 Essex Ave	0.00mi	3/1.0	946 (0%)	0mo	$114,900	$121	98
8654 Continental Ave	0.28mi	3/1.0	1,008 (+7%)	1mo	$103,000	$102	73
8659 Essex Ave	0.19mi	3/1.0	1,034 (+9%)	2mo	$150,000	$145	72
11004 Republic Ave	0.18mi	2/1.0 (-1)	868 (-8%)	2mo	$94,000	$108	69
8420 Republic Ave	0.39mi	3/1.0	1,015 (+7%)	2mo	$150,000	$148	66
8725 Packard Ave	0.61mi	3/1.0	925 (-2%)	2mo	$135,000	$146	64
8620 Stephens Rd	0.28mi	2/1.0 (-1)	840 (-11%)	1mo	$107,000	$127	60
11276 Ocalla Dr	0.23mi	2/1.0 (-1)	1,064 (+12%)	2mo	$163,000	$153	60
24344 Rosemarie Ave	0.39mi	3/1.0	1,064 (+12%)	2mo	$148,000	$139	58
11339 Ford Ave	0.52mi	4/1.5 (+1)	1,015 (+7%)	2mo	$130,000	$128	57
11245 Hudson Ave	0.65mi	3/1.0	996 (+5%)	2mo	$72,500	$73	57
24894 Marigold Ave	0.62mi	3/1.0	888 (-6%)	2mo	$105,000	$118	57

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,468
• Equity at exit: $17,132

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $26,922
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$603
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $317

Break-even live

Break-even rent $970

Max offer price $114,900

Occupancy floor 72%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	43d	1	0.02mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	0.13mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	43d	1	0.16mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	0.24mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	0.24mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	0.25mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	14d	1	0.26mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	0.29mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	0.35mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	0.37mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	0.46mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	0.49mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	0.53mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	0.69mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	43d	1	0.74mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	0.77mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	0.78mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	0.80mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	0.81mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	24d	1	0.84mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	43d	1	0.85mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	2d	65	0.88mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.02mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	24d	1	1.07mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	1.09mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	1.11mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.12mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	22d	1	1.13mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	43d	1	1.16mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	43d	1	1.29mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.30mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	1.31mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	1.32mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	43d	1	1.35mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	1.35mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.38mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	43d	1	1.39mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	1.45mi

Listing history 16 events

1. 2026-04-29
   status Pending 96-char remark

   Show marketing remark (96 chars)

   There is a dog living there and a family member may be at showings with the dog in the backyard.

2. 2026-04-29
   status Pending

   Show marketing remark (96 chars)

   There is a dog living there and a family member may be at showings with the dog in the backyard.

3. 2026-04-27
   price $114,900 96-char remark

   Show marketing remark (96 chars)

   There is a dog living there and a family member may be at showings with the dog in the backyard.

4. 2026-04-27
   price $114,900

   Show marketing remark (96 chars)

   There is a dog living there and a family member may be at showings with the dog in the backyard.

5. 2026-04-04
   listed $130,000 Active 96-char remark

   Show marketing remark (96 chars)

   There is a dog living there and a family member may be at showings with the dog in the backyard.

6. 2026-04-04
   listed $130,000 Active

   Show marketing remark (96 chars)

   There is a dog living there and a family member may be at showings with the dog in the backyard.

7. 2026-04-02
   historical $130,000 96-char remark

   Show marketing remark (96 chars)

   There is a dog living there and a family member may be at showings with the dog in the backyard.

8. 2016-06-14
   soldstatus $34,000
9. 2016-02-25
   soldstatus $34,601
10. 2008-09-15
    historical
11. 2008-08-14
    historical
12. 2008-06-02
    historical
13. 2008-06-02
    listed $69,900
14. 2008-06-02
    listed $69,900
15. 2007-09-15
    listed $69,900
16. 1993-05-17
    soldstatus $37,000

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: +$190/yr (+$16/mo · 13.6%)

ⓘ 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) · 20% 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: $16,449
• − Mortgage interest: −$6,436
• − Property taxes: −$1,390
• − Insurance: −$574
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,343
• Taxable income: $2,074
• Est. tax owed @ 24.0%: −$498
• After-tax cash flow: $3,302/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

+210.5% since first listed

16 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-27 Price Changed $114,900 MiRealSource-MiMLS
• 2026-04-27 Price Changed $114,900 REALCOMP
• 2026-04-04 Listed $130,000 MiRealSource-MiMLS
• 2026-04-04 Listed $130,000 REALCOMP
• 2026-04-02 Coming Soon $130,000 MiRealSource-MiMLS
• 2016-06-14 Sold (Public Records) $34,000 Public Records
• 2016-02-25 Sold (Public Records) $34,601 Public Records
• 2008-09-15 Listing Removed — REALCOMP
• 2008-08-14 Listing Removed — MiRealSource-MiMLS
• 2008-06-02 Listed $69,900 REALCOMP
• 2008-06-02 Listed $69,900 MiRealSource-MiMLS
• 2008-06-02 Listing Removed — MiRealSource-MiMLS
• 2007-09-15 Listed $69,900 MiRealSource-MiMLS
• 1993-05-17 Sold (Public Records) $37,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,390 · +2.5% YoY. Source: county tax records.