3701 Berkshire Ave · Warren, MI 48091

$114,900

3 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 53 Days on market

Built 1939 0.46 ac lot $66/sqft · 34% below area Est $173k · 34% under

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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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this investor's special property! Featuring 4 bedrooms 2 full bath and a spacious backyard spanning half an acre, the possibilities are endless. with a 2 car garage and spacious driveway, you'll have ample space for your vehicles. Although the property needs some TLC, it has tremendous potential to become your perfect home. Property being sold as is. MOTIVATED SELLER!

Key facts

• Spacious backyard
• Half an acre
• 0.46 acre lot

Tags

• SPACIOUS BACKYARD
• HALF AN ACRE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single family residence; Two levels; Ground-level entry
• Construction: Aluminum siding
• Exterior features: Paved road access; Lot approximately 0.46 acres (74 x 269)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Fitzgerald Public Schools (urban): math 8% / reading 23% proficiency, ranked #503 of 540 in MI (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 168 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 $794 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

• It's been on market 53 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $115k implies a 474% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.60
• GRM: 6.4

CMA / ARV

• ARV (median comp): $172,787
• List price: $114,900
• Delta: -33.50%
• 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
3901 Berkshire Ave	0.10mi	3/1.0	1,639 (-6%)	9mo	$207,000	$126	74
3463 Poplar Ave	0.14mi	3/1.5	1,900 (+9%)	6mo	$220,000	$116	70
3110 Rome Ave	0.48mi	3/1.5	1,795 (+3%)	3mo	$155,000	$86	68
20401 Anglin St	0.64mi	3/1.5	1,700 (-2%)	10mo	$134,900	$79	56
20163 Wexford St	0.62mi	3/2.0	1,885 (+8%)	10mo	$114,000	$60	49
3519 Dallas Ave	0.61mi	3/2.0	1,904 (+10%)	9mo	$200,000	$105	48
20265 Yonka St	0.52mi	3/1.5	1,956 (+12%)	10mo	$105,000	$54	44
20829 Doepfer Rd	0.68mi	3/2.0	1,483 (-15%)	3mo	$105,500	$71	41
20811 Doepfer Rd	0.69mi	3/1.5	1,940 (+12%)	9mo	$182,000	$94	39
21505 Audrey Ave	0.71mi	3/1.5	1,982 (+14%)	4mo	$200,000	$101	38
2135 Jarvis Ave	0.72mi	3/1.0	1,480 (-15%)	2mo	$124,900	$84	36
2128 Garrick Ave	0.69mi	4/2.0 (+1)	1,500 (-14%)	7mo	$160,000	$107	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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-530
• Equity at exit: $17,132

10-year hold

• IRR: 8.5%
• Equity multiple: 1.63×
• Total profit: $20,360
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$603
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $298

Break-even live

Break-even rent $1,121

Max offer price $114,900

Occupancy floor 75%

Sensitivity live

Price	-10% $363	-5% $331	+0% $298	+5% $266	+10% $233
Rent	-10% $180	-5% $239	+0% $298	+5% $357	+10% $416
Rate	-1.0pp $356	-0.5pp $327	base $298	+0.5pp $268	+1.0pp $238

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	25d	1	0.70mi
3951 Los Angeles Ave Warren, MI	3.0	1.0	1258	$1,500	$1.19	25d	1	0.80mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	0.87mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	25d	1	0.94mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	4d	1	0.99mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	44d	1	1.00mi
23378 Cunningham Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	3d	1	1.03mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	1.06mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1152	$1,595	$1.38	2d	1	1.10mi
21456 Syracuse Ave Warren, MI	3.0	1.0	1160	$1,595	$1.38	44d	1	1.10mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	17d	1	1.12mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,364	$5.80	0d	1	1.18mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.20mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	1.21mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $114,900 Active 53 DOM
2. 2026-06-17
   days on market $114,900 Active 52 DOM
3. 2026-06-16
   days on market $114,900 Active 51 DOM
4. 2026-06-15
   days on market $114,900 Active 50 DOM
5. 2026-06-13
   days on market $114,900 Active 48 DOM
6. 2026-06-13
   days on market $114,900 Active 47 DOM
7. 2026-06-09
   days on market $114,900 Active 44 DOM
8. 2026-06-08
   days on market $114,900 Active 43 DOM
9. 2026-06-07
   days on market $114,900 Active 42 DOM
10. 2026-06-04
    days on market $114,900 Active 39 DOM
11. 2026-06-03
    days on market $114,900 Active 38 DOM
12. 2026-06-02
    days on market $114,900 Active 37 DOM
13. 2026-06-01
    days on market $114,900 Active 36 DOM
14. 2026-05-31
    days on market $114,900 Active 35 DOM
15. 2026-05-10
    price $114,900 381-char remark

    Show marketing remark (381 chars)

    Welcome to this investor's special property! Featuring 4 bedrooms 2 full bath and a spacious backyard spanning half an acre, the possibilities are endless. with a 2 car garage and spacious driveway, you'll have ample space for your vehicles. Although the property needs some TLC, it has tremendous potential to become your perfect home. Property being sold as is. MOTIVATED SELLER!

16. 2026-05-09
    price $114,900 381-char remark
17. 2026-04-23
    listed $134,500 Active 381-char remark

    Show marketing remark (381 chars)

    Welcome to this investor's special property! Featuring 4 bedrooms 2 full bath and a spacious backyard spanning half an acre, the possibilities are endless. with a 2 car garage and spacious driveway, you'll have ample space for your vehicles. Although the property needs some TLC, it has tremendous potential to become your perfect home. Property being sold as is. MOTIVATED SELLER!

18. 2026-04-23
    listed $134,500 Active 381-char remark

    Show marketing remark (381 chars)

    Welcome to this investor's special property! Featuring 4 bedrooms 2 full bath and a spacious backyard spanning half an acre, the possibilities are endless. with a 2 car garage and spacious driveway, you'll have ample space for your vehicles. Although the property needs some TLC, it has tremendous potential to become your perfect home. Property being sold as is. MOTIVATED SELLER!

19. 2026-04-04
    historical
20. 2026-04-03
    historical
21. 2025-10-03
    listed $179,000 Active
22. 2025-10-03
    listed $179,000 Active
23. 2018-03-02
    historical
24. 2018-03-01
    historical
25. 2017-08-31
    listed $69,900 Active
26. 2017-08-31
    listed $69,900
27. 2012-05-22
    soldstatus $20,000
28. 2012-05-22
    soldstatus $20,000
29. 2012-02-03
    historical
30. 2011-11-23
    listed $24,900
31. 2011-11-23
    listed $24,900
32. 2000-09-27
    soldstatus $85,000

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,020 · $168/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,974
• − Mortgage interest: −$6,436
• − Property taxes: −$2,020
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,343
• Taxable income: $1,927
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,114/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: Fitzgerald Public Schools
• NCES district ID: 2614460
• Math proficiency: 8% ▼ -8.00%
• Reading proficiency: 23% ▼ -11.00%
• Median HH income: $34,828
• Composite: 12.67/100
• National rank: #9608
• State rank: #503 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

+35.2% since first listed

18 events — show timeline

• 2026-05-10 Price Changed $114,900 MiRealSource-MiMLS
• 2026-05-09 Price Changed $114,900 REALCOMP
• 2026-04-23 Listed $134,500 REALCOMP
• 2026-04-23 Listed $134,500 MiRealSource-MiMLS
• 2026-04-04 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Listing Removed — REALCOMP
• 2025-10-03 Listed $179,000 REALCOMP
• 2025-10-03 Listed $179,000 MiRealSource-MiMLS
• 2018-03-02 Listing Removed — REALCOMP
• 2018-03-01 Listing Removed — MiRealSource-MiMLS
• 2017-08-31 Listed $69,900 MiRealSource-MiMLS
• 2017-08-31 Listed $69,900 REALCOMP
• 2012-05-22 Sold (MLS) $20,000 REALCOMP
• 2012-05-22 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2012-02-03 Listing Removed — MiRealSource-MiMLS
• 2011-11-23 Listed $24,900 REALCOMP
• 2011-11-23 Listed $24,900 MiRealSource-MiMLS
• 2000-09-27 Sold (Public Records) $85,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,020 · +2.6% YoY. Source: county tax records.