7559 Toepfer Rd · Warren, MI 48091

$74,900

2 bd · 1.5 ba · 680 sqft · SingleFamily public records · 101 Days on market

Built 1940 4,356 sqft lot $110/sqft · 12% below area Est $93k · 20% 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 +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 +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement!!!Step into the character and warmth of this classic 1940 bungalow featuring 2 bedrooms and 1 bathroom. This cozy home blends vintage charm with important modern improvements, making it a great opportunity for homeowners, investors, or anyone looking to add their personal style. Inside, you'll find a comfortable layout with plenty of natural light and the timeless appeal that bungalow homes are known for. Many of the major mechanicals have already been updated within the last 10 years, and the roof is newer, giving peace of mind on some of the biggest home expenses. While the heavy lifting has been done, the home has room for improvement and personal touches, offering a great chance to customize finishes and build equity.

Key facts

• Classic bungalow
• Modern improvements
• Vintage charm

Tags

• CLASSIC BUNGALOW
• VINTAGE CHARM
• MODERN IMPROVEMENTS
• COMFORTABLE LAYOUT
• NATURAL LIGHT
• UPDATED MECHANICALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 (+2.4%/yr); 169 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $518 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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 $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.60% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.37%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (median comp): $93,376
• List price: $74,900
• Delta: -19.79%
• 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 Yacht Ave	0.30mi	2/1.0	670 (-2%)	6mo	$38,500	$57	77
7044 Westminster Ave	0.32mi	2/1.0	700 (+3%)	4mo	$103,000	$147	75
8477 Prospect Ave	0.46mi	2/1.0	696 (+2%)	1mo	$90,000	$129	71
7084 Rivard Ave	0.49mi	2/1.0	698 (+3%)	3mo	$54,500	$78	68
7036 Lozier Ave	0.71mi	2/1.0	696 (+2%)	1mo	$82,500	$119	60
21832 Conners Ave	0.35mi	2/1.0	600 (-12%)	3mo	$84,000	$140	60
8712 Ford Ave	0.65mi	2/1.0	704 (+4%)	3mo	$85,000	$121	59
8101 Rivard Ave	0.50mi	2/2.0	616 (-9%)	0mo	$75,000	$122	58
7204 Continental Ave	0.60mi	2/1.5	732 (+8%)	1mo	$82,500	$113	58
11084 Studebaker Ave	0.72mi	2/1.0	700 (+3%)	6mo	$53,000	$76	55
8701 Toepfer Rd	0.58mi	3/1.0 (+1)	720 (+6%)	3mo	$80,000	$111	54
8284 Dodge Ave	0.53mi	3/1.0 (+1)	740 (+9%)	2mo	$100,000	$135	52

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: 18.2%
• Equity multiple: 1.73×
• Total profit: $15,332
• Equity at exit: $11,168

10-year hold

• IRR: 26.2%
• Equity multiple: 3.22×
• Total profit: $46,598
• Equity at exit: $6,476

Cash invested: $20,972 (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: 169
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$393
• Tax from tax record: −$77 /mo · $930/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $443

Break-even live

Break-even rent $635

Max offer price $74,900

Occupancy floor 58%

Sensitivity live

Price	-10% $486	-5% $465	+0% $443	+5% $422	+10% $401
Rent	-10% $349	-5% $396	+0% $443	+5% $491	+10% $538
Rate	-1.0pp $481	-0.5pp $462	base $443	+0.5pp $424	+1.0pp $404

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7275 Chalmers Ave Warren, MI	2.0	1.0	703	$1,200	$1.71	25d	1	0.07mi
8036 Hupp Ave Warren, MI	2.0	1.0	680	$1,150	$1.69	44d	1	0.25mi
7033 Westminster Ave Warren, MI	2.0	1.0	561	$1,050	$1.87	44d	1	0.30mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	25d	1	0.41mi
8103 Lozier Ave Unit 2 Warren, MI	1.0	1.0	600	$650	$1.08	44d	1	0.74mi
11236 Studebaker Ave Warren, MI	2.0	1.0	672	$1,175	$1.75	44d	1	0.82mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,275	$1.70	0d	1	1.23mi

Listing history 26 events

1. 2026-06-21
   days on market $74,900 Active 101 DOM
2. 2026-06-18
   days on market $74,900 Active 98 DOM
3. 2026-06-17
   days on market $74,900 Active 97 DOM
4. 2026-06-16
   days on market $74,900 Active 96 DOM
5. 2026-06-15
   days on market $74,900 Active 95 DOM
6. 2026-06-13
   days on market $74,900 Active 93 DOM
7. 2026-06-13
   days on market $74,900 Active 92 DOM
8. 2026-06-09
   days on market $74,900 Active 89 DOM
9. 2026-06-08
   days on market $74,900 Active 88 DOM
10. 2026-06-07
    days on market $74,900 Active 87 DOM
11. 2026-06-04
    days on market $74,900 Active 84 DOM
12. 2026-06-03
    days on market $74,900 Active 83 DOM
13. 2026-06-02
    days on market $74,900 Active 82 DOM
14. 2026-06-01
    days on market $74,900 Active 81 DOM
15. 2026-05-31
    days on market $74,900 Active 80 DOM
16. 2026-04-20
    price $74,900 749-char remark

    Show marketing remark (749 chars)

    Price Improvement!!!Step into the character and warmth of this classic 1940 bungalow featuring 2 bedrooms and 1 bathroom. This cozy home blends vintage charm with important modern improvements, making it a great opportunity for homeowners, investors, or anyone looking to add their personal style. Inside, you'll find a comfortable layout with plenty of natural light and the timeless appeal that bungalow homes are known for. Many of the major mechanicals have already been updated within the last 10 years, and the roof is newer, giving peace of mind on some of the biggest home expenses. While the heavy lifting has been done, the home has room for improvement and personal touches, offering a great chance to customize finishes and build equity.

17. 2026-04-19
    price $74,900 749-char remark

    Show marketing remark (749 chars)

    Price Improvement!!!Step into the character and warmth of this classic 1940 bungalow featuring 2 bedrooms and 1 bathroom. This cozy home blends vintage charm with important modern improvements, making it a great opportunity for homeowners, investors, or anyone looking to add their personal style. Inside, you'll find a comfortable layout with plenty of natural light and the timeless appeal that bungalow homes are known for. Many of the major mechanicals have already been updated within the last 10 years, and the roof is newer, giving peace of mind on some of the biggest home expenses. While the heavy lifting has been done, the home has room for improvement and personal touches, offering a great chance to customize finishes and build equity.

18. 2026-04-19
    price $74,900

    Show marketing remark (749 chars)

    Price Improvement!!!Step into the character and warmth of this classic 1940 bungalow featuring 2 bedrooms and 1 bathroom. This cozy home blends vintage charm with important modern improvements, making it a great opportunity for homeowners, investors, or anyone looking to add their personal style. Inside, you'll find a comfortable layout with plenty of natural light and the timeless appeal that bungalow homes are known for. Many of the major mechanicals have already been updated within the last 10 years, and the roof is newer, giving peace of mind on some of the biggest home expenses. While the heavy lifting has been done, the home has room for improvement and personal touches, offering a great chance to customize finishes and build equity.

19. 2026-03-11
    listed $79,900 Active 749-char remark

    Show marketing remark (749 chars)

    Price Improvement!!!Step into the character and warmth of this classic 1940 bungalow featuring 2 bedrooms and 1 bathroom. This cozy home blends vintage charm with important modern improvements, making it a great opportunity for homeowners, investors, or anyone looking to add their personal style. Inside, you'll find a comfortable layout with plenty of natural light and the timeless appeal that bungalow homes are known for. Many of the major mechanicals have already been updated within the last 10 years, and the roof is newer, giving peace of mind on some of the biggest home expenses. While the heavy lifting has been done, the home has room for improvement and personal touches, offering a great chance to customize finishes and build equity.

20. 2026-03-11
    listed $79,900 Active 749-char remark

    Show marketing remark (749 chars)

    Price Improvement!!!Step into the character and warmth of this classic 1940 bungalow featuring 2 bedrooms and 1 bathroom. This cozy home blends vintage charm with important modern improvements, making it a great opportunity for homeowners, investors, or anyone looking to add their personal style. Inside, you'll find a comfortable layout with plenty of natural light and the timeless appeal that bungalow homes are known for. Many of the major mechanicals have already been updated within the last 10 years, and the roof is newer, giving peace of mind on some of the biggest home expenses. While the heavy lifting has been done, the home has room for improvement and personal touches, offering a great chance to customize finishes and build equity.

21. 2026-03-11
    listed $79,900 Active

    Show marketing remark (749 chars)

    Price Improvement!!!Step into the character and warmth of this classic 1940 bungalow featuring 2 bedrooms and 1 bathroom. This cozy home blends vintage charm with important modern improvements, making it a great opportunity for homeowners, investors, or anyone looking to add their personal style. Inside, you'll find a comfortable layout with plenty of natural light and the timeless appeal that bungalow homes are known for. Many of the major mechanicals have already been updated within the last 10 years, and the roof is newer, giving peace of mind on some of the biggest home expenses. While the heavy lifting has been done, the home has room for improvement and personal touches, offering a great chance to customize finishes and build equity.

22. 2001-06-11
    soldstatus $55,000
23. 1994-06-03
    soldstatus $21,500
24. 1994-05-31
    historical
25. 1994-05-27
    soldstatus $21,500
26. 1994-04-08
    listed $25,000

ⓘ 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: $930 · $77/mo
• Projected year-2 tax: $1,042 · $87/mo
• Expected delta: +$112/yr (+$9/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,352
• − Mortgage interest: −$4,196
• − Property taxes: −$930
• − Insurance: −$374
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,179
• Taxable income: $4,377
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $4,270/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): 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

+199.6% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $74,900 MiRealSource-MiMLS
• 2026-04-19 Price Changed $74,900 REALCOMP
• 2026-04-19 Price Changed $74,900 SW Michigan MLS
• 2026-03-11 Listed $79,900 SW Michigan MLS
• 2026-03-11 Listed $79,900 REALCOMP
• 2026-03-11 Listed $79,900 MiRealSource-MiMLS
• 2001-06-11 Sold (Public Records) $55,000 Public Records
• 1994-06-03 Sold (Public Records) $21,500 Public Records
• 1994-05-31 Listing Removed — MiRealSource-MiMLS
• 1994-05-27 Sold (MLS) $21,500 MiRealSource-MiMLS
• 1994-04-08 Listed $25,000 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $930 · +63.2% YoY. Source: county tax records.