7051 Hupp Ave · Warren, MI 48091

$114,000

3 bd · 1.0 ba · 885 sqft · SingleFamily public records · 6 Days on market

Built 1946 4,356 sqft lot Est $105k · 8% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• ARV discount +3.8/15.0
• 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

Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

Key facts

• Vinyl windows
• Newer furnace
• New flooring

Tags

• FRESHLY PAINTED INTERIOR
• NEW FLOORING
• NEWER FURNACE
• VINYL WINDOWS
• CONCRETE DRIVEWAY
• BASEMENT FOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Cap rate 9.4% 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: amenities D, employment D, crime 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.
• Zoned schools: Mark C Roose Elementary School (math 17% / reading 22%, grade F, #1,110 of 1,397 statewide, top 81%, 489 students, 84% FRL); Wolfe Middle School (math 13% / reading 31%, grade F, #408 of 493 statewide, top 84%, 500 students, 72% FRL); Center Line High School (math 12% / reading 37%, grade F, #481 of 713 statewide, top 81%, 663 students, 67% FRL).
• Market conditions: Rents rising (+2.4%/yr); 170 active listings in the ZIP; 40 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 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 $788 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,000

Questions for the listing agent

1. Built in 1946 — 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: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $105,315
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7027 Chalmers Ave	0.20mi	3/1.0	900 (+2%)	3mo	$79,000	$88	85
8249 Packard Ave	0.45mi	3/1.0	871 (-2%)	1mo	$68,000	$78	75
8251 Hudson Ave	0.46mi	3/1.0	908 (+3%)	4mo	$84,000	$93	71
7535 Meadow Ave	0.39mi	3/1.5	935 (+6%)	2mo	$125,000	$134	68
6871 Lozier Ave	0.46mi	3/1.0	930 (+5%)	2mo	$100,000	$108	68
8285 Packard Ave	0.49mi	3/1.0	944 (+7%)	3mo	$100,000	$106	64
7592 Ready Ave	0.62mi	3/1.0	925 (+4%)	4mo	$110,000	$119	60
7003 Rivard Ave	0.70mi	3/1.0	955 (+8%)	4mo	$102,000	$107	51
8434 Orchard Ave	0.66mi	3/1.0	1,012 (+14%)	1mo	$125,000	$124	44
7643 Rivard Ave	0.74mi	3/1.0	980 (+11%)	4mo	$124,900	$127	44
8420 Republic Ave	0.67mi	3/1.0	1,015 (+15%)	2mo	$150,000	$148	42
7244 Fisher Ave	0.63mi	4/1.0 (+1)	1,014 (+15%)	3mo	$154,900	$153	39

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-284
• Equity at exit: $16,998

10-year hold

• IRR: 8.8%
• Equity multiple: 1.65×
• Total profit: $20,768
• Equity at exit: $9,857

Cash invested: $31,920 (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: 170
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$598
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $299

Break-even live

Break-even rent $979

Max offer price $114,000

Occupancy floor 73%

Sensitivity live

Price	-10% $364	-5% $332	+0% $299	+5% $267	+10% $235
Rent	-10% $192	-5% $246	+0% $299	+5% $353	+10% $407
Rate	-1.0pp $357	-0.5pp $328	base $299	+0.5pp $270	+1.0pp $240

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.19mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	23d	1	0.25mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	45d	1	0.28mi
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	45d	1	0.33mi
6847 Continental Ave Warren, MI	4.0	1.0	1000	$1,595	$1.59	0d	1	0.40mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	13d	1	0.41mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	25d	1	0.44mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	45d	1	0.45mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	25d	1	0.46mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	45d	1	0.50mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.65mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	6d	1	0.66mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	25d	1	0.67mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	4d	1	0.69mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	25d	1	0.71mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	25d	1	0.71mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	25d	1	0.76mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	45d	1	0.79mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	16d	1	0.81mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	25d	1	0.81mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	0.84mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	6d	1	0.85mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	19d	1	0.85mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	4d	1	0.87mi
21465 Syracuse Ave Warren, MI	3.0	1.0	990	$1,375	$1.39	45d	1	0.90mi
22622 Panama Ave Warren, MI	3.0	1.5	920	$1,395	$1.52	12d	1	0.91mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	25d	1	0.93mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	45d	1	0.97mi
21410 Panama St Warren, MI	3.0	1.0	900	$1,600	$1.78	25d	1	1.00mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.03mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	45d	1	1.05mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	5d	1	1.07mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	14d	1	1.08mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	1.11mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	1.18mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	18d	1	1.27mi
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	45d	1	1.30mi
22580 Masch Ave Warren, MI	3.0	1.0	988	$1,450	$1.47	25d	1	1.30mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,000	$1.18	0d	1	1.31mi
19682 Rogge St Detroit, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	1.32mi

Listing history 33 events

1. 2025-04-17
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

2. 2025-02-04
   soldstatus $117,000
3. 2024-12-18
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

4. 2024-12-18
   status Pending 169-char remark

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

5. 2024-12-18
   status Pending

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

6. 2024-12-18
   historical 169-char remark

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

7. 2024-12-12
   listed $114,000 Active 169-char remark

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

8. 2024-12-12
   listed $114,000 Active 169-char remark

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

9. 2024-12-12
   listed $114,000 Active

   Show marketing remark (169 chars)

   Move-in condition home that is affordably priced. Freshly painted interior, new flooring, newer furnace, vinyl windows, concrete driveway, basement for storage and more.

10. 2022-09-20
    soldstatus $95,000
11. 2022-09-14
    soldstatus $95,000 Sold
12. 2022-09-14
    soldstatus $95,000 Closed
13. 2022-09-06
    status Pending
14. 2022-09-06
    status Pending
15. 2022-09-02
    listed $89,900 Active
16. 2022-09-02
    listed $89,900 Active
17. 2012-03-09
    soldstatus $13,000
18. 2012-03-09
    soldstatus $13,000
19. 2012-02-22
    historical
20. 2011-11-18
    listed $12,000
21. 2011-11-18
    listed $12,000
22. 2006-11-13
    historical
23. 2006-11-13
    historical
24. 2006-11-13
    historical
25. 2006-05-27
    listed $85,000
26. 2006-05-13
    listed $85,000
27. 2006-05-13
    listed $85,000
28. 2005-01-10
    historical
29. 2004-10-14
    listed $89,900
30. 2002-08-28
    soldstatus $60,000
31. 2002-08-24
    soldstatus $60,000
32. 2002-08-06
    historical
33. 2002-07-30
    listed $65,000

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$107/yr (+$9/mo · 7.0%)

ⓘ 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 ≥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: $16,299
• − Mortgage interest: −$6,386
• − Property taxes: −$1,541
• − Insurance: −$570
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,316
• Taxable income: $1,878
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $3,140/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

+80.0% since first listed

33 events — show timeline

• 2025-04-17 Pending — REALCOMP
• 2025-02-04 Sold (Public Records) $117,000 Public Records
• 2024-12-18 Pending — REALCOMP
• 2024-12-18 Pending — MiRealSource-MiMLS
• 2024-12-18 Pending — SW Michigan MLS
• 2024-12-18 Listing Removed — REALCOMP
• 2024-12-12 Listed $114,000 SW Michigan MLS
• 2024-12-12 Listed $114,000 MiRealSource-MiMLS
• 2024-12-12 Listed $114,000 REALCOMP
• 2022-09-20 Sold (Public Records) $95,000 Public Records
• 2022-09-14 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2022-09-14 Sold (MLS) $95,000 REALCOMP
• 2022-09-06 Pending — MiRealSource-MiMLS
• 2022-09-06 Pending — REALCOMP
• 2022-09-02 Listed $89,900 MiRealSource-MiMLS
• 2022-09-02 Listed $89,900 REALCOMP
• 2012-03-09 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2012-03-09 Sold (MLS) $13,000 REALCOMP
• 2012-02-22 Listing Removed — MiRealSource-MiMLS
• 2011-11-18 Listed $12,000 MiRealSource-MiMLS
• 2011-11-18 Listed $12,000 REALCOMP
• 2006-11-13 Listing Removed — MiRealSource-MiMLS
• 2006-11-13 Listing Removed — MiRealSource-MiMLS
• 2006-11-13 Listing Removed — REALCOMP
• 2006-05-27 Listed $85,000 MiRealSource-MiMLS
• 2006-05-13 Listed $85,000 MiRealSource-MiMLS
• 2006-05-13 Listed $85,000 REALCOMP
• 2005-01-10 Listing Removed — MiRealSource-MiMLS
• 2004-10-14 Listed $89,900 MiRealSource-MiMLS
• 2002-08-28 Sold (Public Records) $60,000 Public Records
• 2002-08-24 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2002-08-06 Listing Removed — MiRealSource-MiMLS
• 2002-07-30 Listed $65,000 MiRealSource-MiMLS

Property tax history

+7.0%/yr

Latest (2025): $1,541 · -9.1% YoY. Source: county tax records.