8087 Continental Ave · Warren, MI 48089

$85,000

2 bd · 1.5 ba · 748 sqft · SingleFamily public records · 264 Days on market

Built 1946 4,792 sqft lot $114/sqft · 16% below area Est $102k · 17% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in clean charming 2-bedroom ranch. New carpeting and paint. 2 car garage with a fenced in backyard. Central air to keep you cool during those hot days. Get ready to make this house your home.

Key facts

• Fenced in backyard
• Central air
• 4,792 sq ft lot

Tags

• FENCED IN BACKYARD
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $588 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 264 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $85k implies a 750% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.23% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $101,986
• List price: $85,000
• Delta: -16.66%
• 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
7204 Continental Ave	0.30mi	2/1.5	732 (-2%)	1mo	$82,500	$113	82
8284 Dodge Ave	0.23mi	3/1.0 (+1)	740 (-1%)	2mo	$100,000	$135	79
8636 Lozier Ave	0.38mi	2/1.0	728 (-3%)	3mo	$124,900	$172	74
7220 Stephens St	0.47mi	2/1.0	720 (-4%)	1mo	$118,000	$164	69
7036 Lozier Ave	0.34mi	2/1.0	696 (-7%)	1mo	$82,500	$119	69
11228 Lozier Ave	0.63mi	2/1.0	720 (-4%)	1mo	$82,500	$115	61
8712 Ford Ave	0.54mi	2/1.0	704 (-6%)	3mo	$85,000	$121	60
11011 Hupp Ave	0.61mi	2/1.0	792 (+6%)	2mo	$90,000	$114	58
11108 Continental Ave	0.57mi	2/1.0	680 (-9%)	3mo	$55,000	$81	54
8620 Stephens Rd	0.50mi	2/1.0	840 (+12%)	1mo	$107,000	$127	53
8701 Toepfer Rd	0.75mi	3/1.0 (+1)	720 (-4%)	3mo	$80,000	$111	49
11259 Chapp Ave	0.74mi	2/1.0	814 (+9%)	4mo	$65,000	$80	46

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-947
• Equity at exit: $12,674

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $15,619
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$446
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $202

Break-even live

Break-even rent $789

Max offer price $85,000

Occupancy floor 76%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	43d	1	0.10mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	43d	1	0.40mi
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	24d	1	0.62mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	43d	1	0.69mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	43d	1	0.84mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	43d	1	0.92mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.02mi
7212 Helen St Unit 7212 Center Line, MI	1.0	1.0	650	$1,000	$1.54	43d	1	1.36mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	1d	65	1.38mi

Listing history 35 events

1. 2026-06-18
   days on market $85,000 Active 264 DOM
2. 2026-06-17
   days on market $85,000 Active 263 DOM
3. 2026-06-16
   days on market $85,000 Active 262 DOM
4. 2026-06-15
   days on market $85,000 Active 261 DOM
5. 2026-06-13
   days on market $85,000 Active 259 DOM
6. 2026-06-13
   days on market $85,000 Active 258 DOM
7. 2026-06-09
   days on market $85,000 Active 255 DOM
8. 2026-06-08
   days on market $85,000 Active 254 DOM
9. 2026-06-07
   days on market $85,000 Active 253 DOM
10. 2026-06-04
    days on market $85,000 Active 250 DOM
11. 2026-06-03
    days on market $85,000 Active 249 DOM
12. 2026-06-02
    days on market $85,000 Active 248 DOM
13. 2026-06-01
    days on market $85,000 Active 247 DOM
14. 2026-05-31
    days on market $85,000 Active 246 DOM
15. 2025-11-19
    price $85,000 205-char remark

    Show marketing remark (205 chars)

    Ready to move in clean charming 2-bedroom ranch. New carpeting and paint. 2 car garage with a fenced in backyard. Central air to keep you cool during those hot days. Get ready to make this house your home.

16. 2025-11-19
    price $85,000 205-char remark

    Show marketing remark (205 chars)

    Ready to move in clean charming 2-bedroom ranch. New carpeting and paint. 2 car garage with a fenced in backyard. Central air to keep you cool during those hot days. Get ready to make this house your home.

17. 2025-09-28
    listed $90,000 Active 205-char remark

    Show marketing remark (205 chars)

    Ready to move in clean charming 2-bedroom ranch. New carpeting and paint. 2 car garage with a fenced in backyard. Central air to keep you cool during those hot days. Get ready to make this house your home.

18. 2025-09-27
    listed $90,000 Active 205-char remark

    Show marketing remark (205 chars)

    Ready to move in clean charming 2-bedroom ranch. New carpeting and paint. 2 car garage with a fenced in backyard. Central air to keep you cool during those hot days. Get ready to make this house your home.

19. 2025-04-16
    historical
20. 2025-04-15
    historical
21. 2025-01-14
    price $95,000
22. 2025-01-13
    price $95,000
23. 2024-12-04
    price $98,999
24. 2024-12-04
    price $98,999
25. 2024-11-21
    price $99,000
26. 2024-11-21
    price $99,000
27. 2024-10-16
    listed $100,000 Active
28. 2024-10-16
    listed $100,000 Active
29. 2024-10-15
    historical
30. 2024-10-15
    historical
31. 2010-11-28
    historical
32. 2010-11-27
    historical
33. 2010-04-27
    listed $32,000
34. 2010-04-27
    listed $32,000
35. 1989-08-09
    soldstatus $10,000

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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 ≥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: $12,537
• − Mortgage interest: −$4,761
• − Property taxes: −$1,709
• − Insurance: −$425
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$2,473
• Taxable income: $1,163
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,142/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

+750.0% since first listed

21 events — show timeline

• 2025-11-19 Price Changed $85,000 MiRealSource-MiMLS
• 2025-11-19 Price Changed $85,000 REALCOMP
• 2025-09-28 Listed $90,000 REALCOMP
• 2025-09-27 Listed $90,000 MiRealSource-MiMLS
• 2025-04-16 Listing Removed — MiRealSource-MiMLS
• 2025-04-15 Listing Removed — REALCOMP
• 2025-01-14 Price Changed $95,000 MiRealSource-MiMLS
• 2025-01-13 Price Changed $95,000 REALCOMP
• 2024-12-04 Price Changed $98,999 MiRealSource-MiMLS
• 2024-12-04 Price Changed $98,999 REALCOMP
• 2024-11-21 Price Changed $99,000 MiRealSource-MiMLS
• 2024-11-21 Price Changed $99,000 REALCOMP
• 2024-10-16 Listed $100,000 MiRealSource-MiMLS
• 2024-10-16 Listed $100,000 REALCOMP
• 2024-10-15 Coming Soon — MiRealSource-MiMLS
• 2024-10-15 Coming Soon — REALCOMP
• 2010-11-28 Listing Removed — MiRealSource-MiMLS
• 2010-11-27 Listing Removed — REALCOMP
• 2010-04-27 Listed $32,000 REALCOMP
• 2010-04-27 Listed $32,000 MiRealSource-MiMLS
• 1989-08-09 Sold (Public Records) $10,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,709 · +58.0% YoY. Source: county tax records.