13444 Prospect Ave · Warren, MI 48089

$81,000

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 9 Days on market

Built 1942 4,356 sqft lot Est $60k · 36% over

---

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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom Vinyl Sided Bungalow! All Vinyl Windows. Kitchen and Bath have been Remodeled. .. just need some Finishing Touches. Kitchen has Newer Ceramic backsplash, Newer Ceramic Tub Surround. Vinyl Laminate Plank Flooring throughout. Large main floor bedroom. Carpeted bedrooms. ROOF '16, Furnace '16, Hot Water Tank '16, Circuit Breakers, Front Porch. Fenced Yard with Patio, Shed

Key facts

• Vinyl windows
• Vinyl sided bungalow
• Remodeled kitchen

Tags

• VINYL SIDED BUNGALOW
• VINYL WINDOWS
• REMODELED KITCHEN
• REMODELED BATH
• NEWER CERAMIC BACKSPLASH
• NEWER CERAMIC TUB SURROUND

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding
• Construction: Built with vinyl siding; Asphalt roof
• Exterior features: Patio; Front porch; Paved road access; Lot approximately 0.1 acre (40 x 106)

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator; Stainless steel appliances
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfurnished; Crawl space basement; Seven total rooms
• Laundry & utility: Dedicated laundry room; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Cap rate 12.8% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $560 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 $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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 $19k; list at $81k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,000

Questions for the listing agent

1. Built in 1942 — 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: 1.59% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.30%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $59,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20541 Barlow St	0.64mi	2/1.0	980 (+0%)	2mo	$60,000	$61	68
20300 Hickory St	0.46mi	3/1.0 (+1)	918 (-6%)	1mo	$31,000	$34	62
12416 Vernon Ave	0.55mi	3/1.0 (+1)	944 (-4%)	2mo	$128,000	$136	62
20218 Goulburn St	0.65mi	3/1.0 (+1)	965 (-1%)	1mo	$12,000	$12	62
20218 Hickory St	0.54mi	3/1.0 (+1)	930 (-5%)	1mo	$26,000	$28	60
14068 Carlisle St	0.57mi	3/1.0 (+1)	1,020 (+4%)	2mo	$55,000	$54	60
12753 Georgiana Ave	0.41mi	3/1.0 (+1)	888 (-9%)	2mo	$120,000	$135	59
20577 Fairport St	0.44mi	3/1.0 (+1)	1,078 (+10%)	1mo	$65,000	$60	56
20020 Pelkey St	0.66mi	3/1.0 (+1)	1,020 (+4%)	2mo	$75,000	$74	56
20543 Waltham St	0.60mi	3/1.0 (+1)	890 (-9%)	1mo	$50,000	$56	52
21022 Helle Ave	0.61mi	3/1.0 (+1)	1,120 (+14%)	2mo	$135,000	$121	41
14078 Bringard Dr	0.72mi	3/1.5 (+1)	1,110 (+14%)	2mo	$76,000	$68	35

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: 16.3%
• Equity multiple: 1.66×
• Total profit: $14,872
• Equity at exit: $12,077

10-year hold

• IRR: 24.9%
• Equity multiple: 3.15×
• Total profit: $48,869
• Equity at exit: $7,003

Cash invested: $22,680 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$425
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $440

Break-even live

Break-even rent $732

Max offer price $81,000

Occupancy floor 61%

Sensitivity live

Price	-10% $486	-5% $463	+0% $440	+5% $417	+10% $394
Rent	-10% $338	-5% $389	+0% $440	+5% $491	+10% $542
Rate	-1.0pp $481	-0.5pp $461	base $440	+0.5pp $419	+1.0pp $398

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	0.14mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	25d	1	0.24mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	0.37mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	0.41mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	44d	1	0.43mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.52mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.54mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.55mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.57mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.63mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.64mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.68mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	0.70mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.79mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	1.12mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.21mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	25d	1	1.24mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	1.28mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.30mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.30mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.30mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.31mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	1.34mi
11076 Hudson Ave Warren, MI	3.0	1.0	936	$1,395	$1.49	3d	1	1.41mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	1.43mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	25d	1	1.45mi

Listing history 18 events

1. 2026-06-07
   days on market $81,000 Active 9 DOM
2. 2026-06-04
   days on market $81,000 Active 6 DOM
3. 2026-06-03
   days on market $81,000 Active 5 DOM
4. 2026-06-02
   days on market $81,000 Active 4 DOM
5. 2026-06-01
   days on market $81,000 Active 3 DOM
6. 2026-05-31
   days on market $81,000 Active 2 DOM
7. 2026-05-29
   listed $81,000 Active 381-char remark

   Show marketing remark (381 chars)

   3 Bedroom Vinyl Sided Bungalow! All Vinyl Windows. Kitchen and Bath have been Remodeled. .. just need some Finishing Touches. Kitchen has Newer Ceramic backsplash, Newer Ceramic Tub Surround. Vinyl Laminate Plank Flooring throughout. Large main floor bedroom. Carpeted bedrooms. ROOF '16, Furnace '16, Hot Water Tank '16, Circuit Breakers, Front Porch. Fenced Yard with Patio, Shed

8. 2026-05-29
   listed $81,000 Active

   Show marketing remark (381 chars)

   3 Bedroom Vinyl Sided Bungalow! All Vinyl Windows. Kitchen and Bath have been Remodeled. .. just need some Finishing Touches. Kitchen has Newer Ceramic backsplash, Newer Ceramic Tub Surround. Vinyl Laminate Plank Flooring throughout. Large main floor bedroom. Carpeted bedrooms. ROOF '16, Furnace '16, Hot Water Tank '16, Circuit Breakers, Front Porch. Fenced Yard with Patio, Shed

9. 2019-01-11
   historical
10. 2019-01-11
    historical
11. 2018-12-04
    price $49,900
12. 2018-11-09
    listed $55,000 Active
13. 2018-11-09
    listed $49,900
14. 2017-05-18
    historical
15. 2017-05-18
    historical
16. 2017-04-02
    listed $25,000 Active
17. 2017-04-02
    listed $25,000 Active
18. 1999-08-17
    soldstatus $18,900

ⓘ 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: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/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 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: $15,470
• − Mortgage interest: −$4,537
• − Property taxes: −$1,435
• − Insurance: −$405
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,356
• Taxable income: $4,261
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,261/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

+328.6% since first listed

12 events — show timeline

• 2026-05-29 Listed $81,000 REALCOMP
• 2026-05-29 Listed $81,000 MiRealSource-MiMLS
• 2019-01-11 Listing Removed — REALCOMP
• 2019-01-11 Listing Removed — MiRealSource-MiMLS
• 2018-12-04 Price Changed $49,900 MiRealSource-MiMLS
• 2018-11-09 Listed $49,900 REALCOMP
• 2018-11-09 Listed $55,000 MiRealSource-MiMLS
• 2017-05-18 Listing Removed — REALCOMP
• 2017-05-18 Listing Removed — MiRealSource-MiMLS
• 2017-04-02 Listed $25,000 MiRealSource-MiMLS
• 2017-04-02 Listed $25,000 REALCOMP
• 1999-08-17 Sold (Public Records) $18,900 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,435 · -8.7% YoY. Source: county tax records.