7259 Paige Ave · Warren, MI 48091

$164,999

4 bd · 2.0 ba · 1,500 sqft · MultiFamily · 75 Days on market

Built 1940 Fair condition 4,792 sqft lot $110/sqft · 32% above area Est $125k · 32% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss this fantastic investment opportunity in the heart of Warren! This well-maintained 2-unit property is perfect for both owner-occupants and savvy investors looking to generate strong rental income. Each unit features 2 spacious bedrooms, 1 full bathroom, a comfortable living area, and a functional kitchen layout - ideal for everyday living. The property also includes a full basement, offering ample storage space or potential for additional use. With separate utility meters for each unit, managing expenses is simple and efficient. Located in an excellent, convenient area close to grocery stores, schools, shopping, and more, this property offers both comfort and accessibility for tenants. Whether you're looking to expand your rental portfolio or live in one unit while renting the other, this property is a great opportunity for steady cash flow and long-term value!

Key facts

• Full basement
• Convenient area
• 4,792 sq ft lot

Tags

• WELL MAINTAINED PROPERTY
• FULL BASEMENT
• SEPARATE UTILITY METERS
• CONVENIENT AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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 (+2.4%/yr); 168 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• At $2,489/mo this rent would consume 55% of the median local household income ($54k/yr) (locally 1296% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $50k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,099 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $124,997
• List price: $164,999
• Delta: 32.00%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7068 Ford Ave	0.28mi	4/2.0	1,410 (-6%)	1mo	$218,000	$155	76
7543 Paige Ave	0.08mi	3/2.5 (-1)	1,361 (-9%)	14mo	$98,500	$72	62
8452 Timken Ave	0.54mi	3/2.0 (-1)	1,588 (+6%)	16mo	$155,000	$98	46
7568 Hudson Ave	0.44mi	3/3.0 (-1)	1,416 (-6%)	23mo	$71,100	$50	42
8264 Toepfer Rd	0.70mi	4/2.0	1,361 (-9%)	21mo	$127,500	$94	34

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $24,294
• Equity at exit: $24,602

10-year hold

• IRR: 21.6%
• Equity multiple: 2.79×
• Total profit: $82,502
• Equity at exit: $14,266

Cash invested: $46,200 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $826

Break-even live

Break-even rent $1,443

Max offer price $164,999

Occupancy floor 62%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,488
Total (2 units)			$2,489

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7256 Ready Ave Warren, MI	3.0	2.0	1300	$1,500	$1.15	24d	1	0.28mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	0.44mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	4d	1	0.45mi
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	24d	1	0.45mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	4d	1	0.69mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	43d	1	0.84mi
11332 Republic Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	24d	1	0.98mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	1d	1	1.12mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	43d	1	1.12mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.32mi
25125 Campbell Ave Warren, MI	3.0	1.5	2086	$2,000	$0.96	1d	1	1.35mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.43mi
23378 Cunningham Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	2d	1	1.45mi

Listing history 14 events

1. 2026-05-31
   days on market $164,999 Active 75 DOM
2. 2026-04-29
   price $164,999 884-char remark

   Show marketing remark (884 chars)

   Don't miss this fantastic investment opportunity in the heart of Warren! This well-maintained 2-unit property is perfect for both owner-occupants and savvy investors looking to generate strong rental income. Each unit features 2 spacious bedrooms, 1 full bathroom, a comfortable living area, and a functional kitchen layout - ideal for everyday living. The property also includes a full basement, offering ample storage space or potential for additional use. With separate utility meters for each unit, managing expenses is simple and efficient. Located in an excellent, convenient area close to grocery stores, schools, shopping, and more, this property offers both comfort and accessibility for tenants. Whether you're looking to expand your rental portfolio or live in one unit while renting the other, this property is a great opportunity for steady cash flow and long-term value!

3. 2026-04-28
   price $164,999 900-char remark

   Show marketing remark (900 chars)

   Don’t miss this fantastic investment opportunity in the heart of Warren! This well-maintained 2-unit property is perfect for both owner-occupants and savvy investors looking to generate strong rental income. Each unit features 2 spacious bedrooms, 1 full bathroom, a comfortable living area, and a functional kitchen layout—ideal for everyday living. The property also includes a full basement, offering ample storage space or potential for additional use. With separate utility meters for each unit, managing expenses is simple and efficient. Located in an excellent, convenient area close to grocery stores, schools, shopping, and more, this property offers both comfort and accessibility for tenants. Whether you’re looking to expand your rental portfolio or live in one unit while renting the other, this property is a great opportunity for steady cash flow and long-term value!

4. 2026-03-31
   price $190,000 884-char remark

   Show marketing remark (884 chars)

   Don't miss this fantastic investment opportunity in the heart of Warren! This well-maintained 2-unit property is perfect for both owner-occupants and savvy investors looking to generate strong rental income. Each unit features 2 spacious bedrooms, 1 full bathroom, a comfortable living area, and a functional kitchen layout - ideal for everyday living. The property also includes a full basement, offering ample storage space or potential for additional use. With separate utility meters for each unit, managing expenses is simple and efficient. Located in an excellent, convenient area close to grocery stores, schools, shopping, and more, this property offers both comfort and accessibility for tenants. Whether you're looking to expand your rental portfolio or live in one unit while renting the other, this property is a great opportunity for steady cash flow and long-term value!

5. 2026-03-30
   price $190,000 900-char remark

   Show marketing remark (900 chars)

   Don’t miss this fantastic investment opportunity in the heart of Warren! This well-maintained 2-unit property is perfect for both owner-occupants and savvy investors looking to generate strong rental income. Each unit features 2 spacious bedrooms, 1 full bathroom, a comfortable living area, and a functional kitchen layout—ideal for everyday living. The property also includes a full basement, offering ample storage space or potential for additional use. With separate utility meters for each unit, managing expenses is simple and efficient. Located in an excellent, convenient area close to grocery stores, schools, shopping, and more, this property offers both comfort and accessibility for tenants. Whether you’re looking to expand your rental portfolio or live in one unit while renting the other, this property is a great opportunity for steady cash flow and long-term value!

6. 2026-03-17
   listed $215,000 Active 900-char remark

   Show marketing remark (884 chars)

   Don't miss this fantastic investment opportunity in the heart of Warren! This well-maintained 2-unit property is perfect for both owner-occupants and savvy investors looking to generate strong rental income. Each unit features 2 spacious bedrooms, 1 full bathroom, a comfortable living area, and a functional kitchen layout - ideal for everyday living. The property also includes a full basement, offering ample storage space or potential for additional use. With separate utility meters for each unit, managing expenses is simple and efficient. Located in an excellent, convenient area close to grocery stores, schools, shopping, and more, this property offers both comfort and accessibility for tenants. Whether you're looking to expand your rental portfolio or live in one unit while renting the other, this property is a great opportunity for steady cash flow and long-term value!

7. 2026-03-17
   listed $215,000 Active 884-char remark

   Show marketing remark (884 chars)

   Don't miss this fantastic investment opportunity in the heart of Warren! This well-maintained 2-unit property is perfect for both owner-occupants and savvy investors looking to generate strong rental income. Each unit features 2 spacious bedrooms, 1 full bathroom, a comfortable living area, and a functional kitchen layout - ideal for everyday living. The property also includes a full basement, offering ample storage space or potential for additional use. With separate utility meters for each unit, managing expenses is simple and efficient. Located in an excellent, convenient area close to grocery stores, schools, shopping, and more, this property offers both comfort and accessibility for tenants. Whether you're looking to expand your rental portfolio or live in one unit while renting the other, this property is a great opportunity for steady cash flow and long-term value!

8. 2024-02-05
   soldstatus $160,000
9. 2023-12-19
   listed $169,900
10. 2023-10-26
    status Pending
11. 2023-10-26
    historical
12. 2023-10-26
    historical
13. 2023-10-12
    listed $159,000 Active
14. 2023-10-12
    listed $159,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $29,868
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$4,800
• Taxable income: $7,747
• Est. tax owed @ 24.0%: −$1,859
• After-tax cash flow: $8,053/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to improve its condition and value. Immediate attention to electrical and plumbing issues is necessary for safety. Painting and updating the kitchen and bathrooms will enhance its appeal and functionality.

Repairs flagged

• Major Exposed wiring — Safety hazard
• Major Exposed plumbing — Safety hazard
• Major Peeling paint — Aesthetic and safety hazard
• Major Worn carpet — Safety hazard and comfort
• Major Worn paint — Aesthetic and safety hazard

Value-add opportunities

• Both Painting and updating the kitchen and bathrooms — Improves aesthetics and safety
• Both Flooring replacement — Enhances comfort and safety
• Both Electrical and plumbing repairs — Ensures safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring · Safety hazard	Major	$15,000–50,000
Exposed plumbing · Safety hazard	Major	$15,000–50,000
Peeling paint · Aesthetic and safety hazard	Major	$15,000–50,000
Worn carpet · Safety hazard and comfort	Major	$15,000–50,000
Worn paint · Aesthetic and safety hazard	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and updating the kitchen and bathrooms — Improves aesthetics and safety ↑
• Both Flooring replacement — Enhances comfort and safety ↑
• Both Electrical and plumbing repairs — Ensures safety and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

+3.8% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $164,999 MiRealSource-MiMLS
• 2026-04-28 Price Changed $164,999 REALCOMP
• 2026-03-31 Price Changed $190,000 MiRealSource-MiMLS
• 2026-03-30 Price Changed $190,000 REALCOMP
• 2026-03-17 Listed $215,000 REALCOMP
• 2026-03-17 Listed $215,000 MiRealSource-MiMLS
• 2024-02-05 Sold (MLS) $160,000 REALCOMP
• 2023-12-19 Listed $169,900 REALCOMP
• 2023-10-26 Pending — MiRealSource-MiMLS
• 2023-10-26 Listing Removed — REALCOMP
• 2023-10-26 Listing Removed — MiRealSource-MiMLS
• 2023-10-12 Listed $159,000 REALCOMP
• 2023-10-12 Listed $159,000 MiRealSource-MiMLS