6783 Chalmers Ave · Warren, MI 48091

$55,000

1 bd · 1.0 ba · 784 sqft · SingleFamily public records · 140 Days on market

Built 1946 4,356 sqft lot $70/sqft · 15% below area Est $81k · 32% under

---

Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Short Sale Opportunity in Warren Move In Ready & Fully Renovated! 6783 Chalmers is a fully renovated 3 bedroom, 1 bath home featuring brand new floors throughout and an updated kitchen with new cabinets and quartz countertops. The layout is bright and functional, and the lofted second floor area adds flexible bonus space ideal for a home office, lounge, or play area. Enjoy the convenience of a 1 car garage and a fenced in yard perfect for pets, entertaining, or relaxing. Great location near shopping, dining, and major roadways. Sold as is via short sale; Seller to make no repairs. Sale contingent upon bank approval. BATVAI. Schedule your showing today!

Key facts

• Fully renovated
• Quartz countertops
• Lofted second floor

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• NEW CABINETS
• QUARTZ COUNTERTOPS
• LOFTED SECOND FLOOR
• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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.
• 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.
• Market conditions: Rents rising (+2.4%/yr); 168 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $380 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 + 2.4% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 4y ago; this cycle's ask has dropped $61k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1946 — 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: 2.07% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.52%
• DSCR: 2.40
• GRM: 4.0

CMA / ARV

• ARV (median comp): $80,926
• List price: $55,000
• Delta: -32.04%
• 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
7251 Hudson Ave	0.20mi	2/1.0 (+1)	800 (+2%)	7mo	$80,000	$100	76
7020 Packard Ave	0.15mi	2/1.0 (+1)	840 (+7%)	7mo	$99,000	$118	70
7275 Chalmers Ave	0.20mi	2/1.0 (+1)	703 (-10%)	7mo	$76,000	$108	62
7576 Ford Ave	0.37mi	2/1.5 (+1)	740 (-6%)	6mo	$70,100	$95	61
7212 Hupp Ave	0.22mi	2/1.0 (+1)	696 (-11%)	7mo	$122,000	$175	60
7044 Westminster Ave	0.32mi	2/1.0 (+1)	700 (-11%)	4mo	$103,000	$147	59
7204 Continental Ave	0.55mi	2/1.5 (+1)	732 (-7%)	1mo	$82,500	$113	55
7084 Rivard Ave	0.53mi	2/1.0 (+1)	698 (-11%)	3mo	$54,500	$78	49
7251 Yacht Ave	0.39mi	2/1.0 (+1)	670 (-14%)	6mo	$38,500	$57	48
7036 Lozier Ave	0.65mi	2/1.0 (+1)	696 (-11%)	1mo	$82,500	$119	45
8255 Meadow Ave	0.61mi	2/1.0 (+1)	884 (+13%)	4mo	$82,000	$93	42
8477 Prospect Ave	0.74mi	2/1.0 (+1)	696 (-11%)	1mo	$90,000	$129	41

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: 25.7%
• Equity multiple: 2.05×
• Total profit: $16,200
• Equity at exit: $8,201

10-year hold

• IRR: 32.9%
• Equity multiple: 3.90×
• Total profit: $44,642
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$288
• Tax from tax record: −$185 /mo · $2,215/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $405

Break-even live

Break-even rent $628

Max offer price $55,000

Occupancy floor 60%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7043 Meadow Ave Warren, MI	2.0	1.0	911	$1,274	$1.40	44d	1	0.15mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.20mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.25mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.44mi
8065 Meadow Ave Warren, MI	2.0	1.0	800	$1,050	$1.31	24d	1	0.44mi
8162 Orchard Ave Warren, MI	2.0	1.0	900	$1,000	$1.11	44d	1	0.52mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	0.52mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	0.83mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	0.90mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	1.01mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	1.07mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.10mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	1.12mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	3d	1	1.22mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	1.29mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	1.40mi

Listing history 49 events

1. 2026-06-18
   days on market $55,000 Active 140 DOM
2. 2026-06-17
   days on market $55,000 Active 139 DOM
3. 2026-06-16
   days on market $55,000 Active 138 DOM
4. 2026-06-15
   days on market $55,000 Active 137 DOM
5. 2026-06-13
   days on market $55,000 Active 135 DOM
6. 2026-06-10
   price $55,000 Active 131 DOM
7. 2026-06-09
   days on market $116,000 Active 131 DOM
8. 2026-06-08
   days on market $116,000 Active 130 DOM
9. 2026-06-07
   days on market $116,000 Active 129 DOM
10. 2026-06-04
    days on market $116,000 Active 126 DOM
11. 2026-06-03
    days on market $116,000 Active 125 DOM
12. 2026-06-02
    days on market $116,000 Active 124 DOM
13. 2026-06-01
    days on market $116,000 Active 123 DOM
14. 2026-05-31
    days on market $116,000 Active 122 DOM
15. 2026-01-29
    listed $116,000 Active 666-char remark

    Show marketing remark (667 chars)

    Short Sale Opportunity in Warren Move In Ready & Fully Renovated! 6783 Chalmers is a fully renovated 3 bedroom, 1 bath home featuring brand new floors throughout and an updated kitchen with new cabinets and quartz countertops. The layout is bright and functional, and the lofted second floor area adds flexible bonus space ideal for a home office, lounge, or play area. Enjoy the convenience of a 1 car garage and a fenced in yard perfect for pets, entertaining, or relaxing. Great location near shopping, dining, and major roadways. Sold as is via short sale; Seller to make no repairs. Sale contingent upon bank approval. BATVAI. Schedule your showing today!

16. 2026-01-29
    listed $116,000 Active 667-char remark

    Show marketing remark (667 chars)

    Short Sale Opportunity in Warren Move In Ready & Fully Renovated! 6783 Chalmers is a fully renovated 3 bedroom, 1 bath home featuring brand new floors throughout and an updated kitchen with new cabinets and quartz countertops. The layout is bright and functional, and the lofted second floor area adds flexible bonus space ideal for a home office, lounge, or play area. Enjoy the convenience of a 1 car garage and a fenced in yard perfect for pets, entertaining, or relaxing. Great location near shopping, dining, and major roadways. Sold as is via short sale; Seller to make no repairs. Sale contingent upon bank approval. BATVAI. Schedule your showing today!

17. 2026-01-29
    listed $116,000 Active

    Show marketing remark (667 chars)

    Short Sale Opportunity in Warren Move In Ready & Fully Renovated! 6783 Chalmers is a fully renovated 3 bedroom, 1 bath home featuring brand new floors throughout and an updated kitchen with new cabinets and quartz countertops. The layout is bright and functional, and the lofted second floor area adds flexible bonus space ideal for a home office, lounge, or play area. Enjoy the convenience of a 1 car garage and a fenced in yard perfect for pets, entertaining, or relaxing. Great location near shopping, dining, and major roadways. Sold as is via short sale; Seller to make no repairs. Sale contingent upon bank approval. BATVAI. Schedule your showing today!

18. 2025-08-08
    soldstatus $114,900 Closed
19. 2025-08-08
    soldstatus $114,900 Closed
20. 2025-07-16
    status Pending
21. 2025-07-15
    status Pending
22. 2025-07-01
    status Active
23. 2025-06-30
    status Active
24. 2025-06-20
    status Pending
25. 2025-06-20
    status Pending
26. 2025-05-17
    price $114,900
27. 2025-05-16
    price $114,900
28. 2025-04-11
    listed $129,900 Active
29. 2025-04-11
    listed $129,900 Active
30. 2023-10-25
    soldstatus $125,000
31. 2023-10-20
    soldstatus $125,000 Sold
32. 2023-10-20
    soldstatus $125,000 Closed
33. 2023-09-05
    listed $130,000 Active
34. 2023-09-05
    listed $130,000 Active
35. 2023-06-10
    historical
36. 2023-06-10
    historical
37. 2023-05-22
    price $60,000
38. 2023-05-22
    price $60,000
39. 2023-05-16
    price $72,500
40. 2023-05-16
    listed $100,000 Active
41. 2023-05-16
    listed $72,500 Active
42. 2023-03-01
    historical
43. 2023-02-28
    historical
44. 2022-12-17
    price $82,500
45. 2022-12-16
    price $82,500
46. 2022-11-07
    listed $99,000 Active
47. 2022-11-07
    listed $99,000 Active
48. 2022-04-12
    soldstatus $300,000
49. 1998-04-07
    soldstatus $12,500

ⓘ 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: $2,215 · $185/mo
• Projected year-2 tax: $2,215 · $185/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 5/10 Major FEMA zone X (unshaded) · 48% 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: $13,677
• − Mortgage interest: −$3,081
• − Property taxes: −$2,215
• − Insurance: −$275
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$1,600
• Taxable income: $4,318
• Est. tax owed @ 24.0%: −$1,036
• After-tax cash flow: $3,818/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

+828.0% since first listed

35 events — show timeline

• 2026-01-29 Listed $116,000 SW Michigan MLS
• 2026-01-29 Listed $116,000 REALCOMP
• 2026-01-29 Listed $116,000 MiRealSource-MiMLS
• 2025-08-08 Sold (MLS) $114,900 MiRealSource-MiMLS
• 2025-08-08 Sold (MLS) $114,900 REALCOMP
• 2025-07-16 Pending — MiRealSource-MiMLS
• 2025-07-15 Pending — REALCOMP
• 2025-07-01 Relisted — MiRealSource-MiMLS
• 2025-06-30 Relisted — REALCOMP
• 2025-06-20 Pending — MiRealSource-MiMLS
• 2025-06-20 Pending — REALCOMP
• 2025-05-17 Price Changed $114,900 MiRealSource-MiMLS
• 2025-05-16 Price Changed $114,900 REALCOMP
• 2025-04-11 Listed $129,900 MiRealSource-MiMLS
• 2025-04-11 Listed $129,900 REALCOMP
• 2023-10-25 Sold (Public Records) $125,000 Public Records
• 2023-10-20 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2023-10-20 Sold (MLS) $125,000 REALCOMP
• 2023-09-05 Listed $130,000 MiRealSource-MiMLS
• 2023-09-05 Listed $130,000 REALCOMP
• 2023-06-10 Listing Removed — MiRealSource-MiMLS
• 2023-06-10 Listing Removed — REALCOMP
• 2023-05-22 Price Changed $60,000 MiRealSource-MiMLS
• 2023-05-22 Price Changed $60,000 REALCOMP
• 2023-05-16 Price Changed $72,500 REALCOMP
• 2023-05-16 Listed $72,500 MiRealSource-MiMLS
• 2023-05-16 Listed $100,000 REALCOMP
• 2023-03-01 Listing Removed — MiRealSource-MiMLS
• 2023-02-28 Listing Removed — REALCOMP
• 2022-12-17 Price Changed $82,500 MiRealSource-MiMLS
• 2022-12-16 Price Changed $82,500 REALCOMP
• 2022-11-07 Listed $99,000 MiRealSource-MiMLS
• 2022-11-07 Listed $99,000 REALCOMP
• 2022-04-12 Sold (Public Records) $300,000 Public Records
• 1998-04-07 Sold (Public Records) $12,500 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,215 · +2.5% YoY. Source: county tax records.