11330 Chalmers Ave · Warren, MI 48089

$120,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 323 Days on market

Built 1952 4,356 sqft lot $172/sqft · 24% above area Est $97k · 24% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2-Bedroom Home with 2-Car Garage – Ideal for Investors or a someone looking to downsize This thoughtfully maintained 2-bedroom, 1-bath home offers comfort, convenience, and long-term value—perfect for investors or those looking to downsize. The home features a functional floor plan, a spacious 2-car garage, and a low-maintenance yard. Recent updates include a tankless water heater, stainless steel refrigerator/stove , and a stackable washer and dryer—all included with the sale. Located in a quiet, established neighborhood close to schools, shopping, and major commuter routes, this turnkey property is move-in ready and full of potential. The home is occupied with a tenant until June 2026.

Key facts

• Low maintenance yard
• 4,356 sq ft lot
• 2 garage spots

Tags

• TANKLESS WATER HEATER
• STAINLESS STEEL REFRIGERATOR
• STACKABLE WASHER AND DRYER
• LOW MAINTENANCE YARD
• FUNCTIONAL FLOOR PLAN
• QUIET ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $118k (1.5% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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); 160 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $830 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

• It's been on market 323 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago 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 $65k; list at $120k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.99% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $96,684
• List price: $120,000
• Delta: 24.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11310 Chalmers Ave	0.02mi	2/1.0	696 (0%)	2mo	$97,000	$139	98
11280 Chalmers Ave	0.04mi	2/1.0	696 (0%)	3mo	$94,000	$135	96
11123 Hudson Ave	0.18mi	2/1.0	696 (0%)	5mo	$64,000	$92	87
11319 Studebaker Ave	0.09mi	2/1.0	672 (-3%)	4mo	$110,000	$164	87
8712 Ford Ave	0.39mi	2/1.0	704 (+1%)	3mo	$85,000	$121	78
8477 Prospect Ave	0.47mi	2/1.0	696 (0%)	1mo	$90,000	$129	77
8701 Toepfer Rd	0.29mi	3/1.0 (+1)	720 (+3%)	3mo	$80,000	$111	73
11108 Continental Ave	0.58mi	2/1.0	680 (-2%)	3mo	$55,000	$81	67
11228 Lozier Ave	0.69mi	2/1.0	720 (+3%)	1mo	$82,500	$115	61
11011 Hupp Ave	0.33mi	2/1.0	792 (+14%)	2mo	$90,000	$114	60
12426 Sidonie Ave	0.69mi	2/1.0	750 (+8%)	4mo	$131,000	$175	52
8284 Dodge Ave	0.70mi	3/1.0 (+1)	740 (+6%)	2mo	$100,000	$135	50

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-11,543
• Equity at exit: $17,892

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-62
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$629
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $125

Break-even live

Break-even rent $1,024

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $193	-5% $159	+0% $125	+5% $91	+10% $57
Rent	-10% $32	-5% $78	+0% $125	+5% $172	+10% $218
Rate	-1.0pp $186	-0.5pp $156	base $125	+0.5pp $94	+1.0pp $62

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.11mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.78mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.81mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.89mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.93mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	1.00mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	1.00mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	1.07mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	18d	1	1.36mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	1.36mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.36mi

Listing history 23 events

1. 2026-06-18
   days on market $120,000 Active 323 DOM
2. 2026-06-17
   days on market $120,000 Active 322 DOM
3. 2026-06-16
   days on market $120,000 Active 321 DOM
4. 2026-06-15
   days on market $120,000 Active 320 DOM
5. 2026-06-13
   days on market $120,000 Active 318 DOM
6. 2026-06-13
   days on market $120,000 Active 317 DOM
7. 2026-06-09
   days on market $120,000 Active 314 DOM
8. 2026-06-08
   days on market $120,000 Active 313 DOM
9. 2026-06-07
   days on market $120,000 Active 312 DOM
10. 2026-06-04
    days on market $120,000 Active 309 DOM
11. 2026-06-03
    days on market $120,000 Active 308 DOM
12. 2026-06-02
    days on market $120,000 Active 307 DOM
13. 2026-06-01
    days on market $120,000 Active 306 DOM
14. 2026-05-31
    days on market $120,000 Active 305 DOM
15. 2025-07-30
    listed $120,000 Active 722-char remark

    Show marketing remark (727 chars)

    Updated 2-Bedroom Home with 2-Car Garage – Ideal for Investors or a someone looking to downsize This thoughtfully maintained 2-bedroom, 1-bath home offers comfort, convenience, and long-term value - perfect for investors or those looking to downsize. The home features a functional floor plan, a spacious 2-car garage, and a low-maintenance yard. Recent updates include a tankless water heater, stainless steel refrigerator/stove , and a stackable washer and dryer - all included with the sale. Located in a quiet, established neighborhood close to schools, shopping, and major commuter routes, this turnkey property is move-in ready and full of potential. The home is occupied with a tenant until June 2026.

16. 2025-07-30
    listed $120,000 Active 727-char remark

    Show marketing remark (727 chars)

    Updated 2-Bedroom Home with 2-Car Garage – Ideal for Investors or a someone looking to downsize This thoughtfully maintained 2-bedroom, 1-bath home offers comfort, convenience, and long-term value - perfect for investors or those looking to downsize. The home features a functional floor plan, a spacious 2-car garage, and a low-maintenance yard. Recent updates include a tankless water heater, stainless steel refrigerator/stove , and a stackable washer and dryer - all included with the sale. Located in a quiet, established neighborhood close to schools, shopping, and major commuter routes, this turnkey property is move-in ready and full of potential. The home is occupied with a tenant until June 2026.

17. 2019-10-16
    soldstatus $65,000
18. 2019-10-11
    soldstatus $65,000 Sold
19. 2019-10-11
    soldstatus $65,000 Closed
20. 2019-09-16
    status Pending
21. 2019-09-16
    listed $65,000 Active
22. 2019-09-16
    listed $65,000
23. 2019-09-16
    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: $1,554 · $129/mo
• Projected year-2 tax: $1,701 · $142/mo
• Expected delta: +$147/yr (+$12/mo · 9.5%)

ⓘ 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: $14,186
• − Mortgage interest: −$6,722
• − Property taxes: −$1,554
• − Insurance: −$600
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,491
• Taxable loss: −$451
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $1,609/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

+84.6% since first listed

9 events — show timeline

• 2025-07-30 Listed $120,000 REALCOMP
• 2025-07-30 Listed $120,000 MiRealSource-MiMLS
• 2019-10-16 Sold (Public Records) $65,000 Public Records
• 2019-10-11 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2019-10-11 Sold (MLS) $65,000 REALCOMP
• 2019-09-16 Pending — REALCOMP
• 2019-09-16 Listing Removed — MiRealSource-MiMLS
• 2019-09-16 Listed $65,000 MiRealSource-MiMLS
• 2019-09-16 Listed $65,000 REALCOMP

Property tax history

+6.2%/yr

Latest (2025): $1,554 · +6.6% YoY. Source: county tax records.