14323 Melva Dr · Warren, MI 48088

$259,900

3 bd · 1.5 ba · 1,578 sqft · SingleFamily public records · 69 Days on market

Built 1965 7,405 sqft lot $165/sqft · at area comps Est $298k · 13% under

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Why this score? — see what drove the D 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).

• ARV discount +13.2/15.0
• Cash flow +10.2/30.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW 2025 ROOF & GUTTERS + 2-YEAR HOME WARRANTY! Strategic Proximity & Unmatched Convenience: Ideally situated in a quiet, established neighborhood, this 1,828 sq. ft. home is perfectly positioned for professionals and families who value a rapid commute. You are just minutes or a short walk from: Major Employers: General Motors Technical Center, General Dynamics, BAE Systems, the U. S. Army Ground Vehicle Systems Center (GVSC), Stellantis Warren Truck Assembly, and Henry Ford Health (formerly Ascension Macomb-Oakland). Education: A short walk to Macomb Community College and "hop, skip, and jump" distance to Briarwood Elementary, Warren Woods Middle, and Warren Woods Tower High School. Transit: Immediate access to I-696 and I-94, with quick access to the I-75 corridor nearby, putting all of Metro Detroit within reach. Maintenance-Free Protection & Space: This rare 4-bedroom, 2-bathroom quad-level offers major structural peace of mind with a brand-new roof and gutters (2025) and an included 2-year home warranty. Versatile Quad-Level Living: The interior features a multi-level design providing natural separation of space—perfect for work-from-home privacy or effortless entertaining. Bedrooms: Four true bedrooms, including hardwood flooring in select rooms. Living Areas: Neutral carpeting throughout the main levels for a clean, move-in-ready feel. Outdoor Sanctuary: A spacious, fenced-in backyard offers ample room for summer gatherings, gardening, or pets. Don’t miss this opportunity to secure a high-value 4-bedroom home in a sought-after location. Schedule your private showing today!

Key facts

• Covered front porch
• Quad style home
• Extra wide driveway

Tags

• QUAD STYLE HOME
• ROOF AND GUTTERS 2025
• HARDWOOD FLOORS
• EXTRA WIDE DRIVEWAY
• COVERED FRONT PORCH
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (23.5% below list).
• Recommended offer: $199k (23.5% below list) — sets the bar for 1% rule.

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: amenities D, employment D, crime D-.
• Warren Woods Public Schools (urban): math 23% / reading 40% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Briarwood Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 332 students, 81% FRL); Warren Woods Middle School (math 22% / reading 41%, grade F, #323 of 493 statewide, top 66%, 707 students, 67% FRL); Warren Woods Tower High School (math 26% / reading 50%, grade F, #331 of 713 statewide, top 46%, 1,047 students, 59% FRL) — zoned schools average 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 112 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 69 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $184k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $198,789 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

• ARV (median comp): $297,966
• List price: $259,900
• Delta: -12.78%
• 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
28230 Armanda Dr	0.18mi	3/2.0	1,600 (+1%)	3mo	$315,000	$197	85
14311 Melva Dr	0.00mi	4/2.0 (+1)	1,600 (+1%)	8mo	$291,000	$182	84
28396 Armanda Dr	0.29mi	3/1.5	1,571 (-0%)	10mo	$300,000	$191	78
14260 Marino St	0.36mi	3/1.5	1,571 (-0%)	13mo	$265,000	$169	72
13644 Irvington Court Ct	0.42mi	3/1.5	1,700 (+8%)	7mo	$214,000	$126	62
27219 Sutherland Dr	0.43mi	4/1.5 (+1)	1,610 (+2%)	13mo	$272,000	$169	61
13620 Irvington Ct	0.44mi	3/1.5	1,506 (-5%)	15mo	$275,000	$183	60
29111 Malvina Dr	0.66mi	3/1.5	1,568 (-1%)	14mo	$239,000	$152	56
13262 Carol Ave	0.69mi	3/1.5	1,424 (-10%)	1mo	$262,900	$185	51
13342 De Mott Dr	0.62mi	3/1.5	1,421 (-10%)	6mo	$255,000	$179	50
27345 Broadmoor Dr	0.71mi	3/2.0	1,713 (+9%)	8mo	$250,000	$146	44
13626 Leisure Dr	0.50mi	4/2.0 (+1)	1,800 (+14%)	12mo	$222,000	$123	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-51,524
• Equity at exit: $38,752

10-year hold

• IRR: -13.5%
• Equity multiple: 0.22×
• Total profit: $-57,033
• Equity at exit: $22,471

Cash invested: $72,772 (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 48088

• Active inventory: 112
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$247 /mo · $2,960/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-147

Break-even live

Break-even rent $2,175

Max offer price $233,852

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-74	+0% $-147	+5% $-221	+10% $-295
Rent	-10% $-304	-5% $-226	+0% $-147	+5% $-69	+10% $10
Rate	-1.0pp $-17	-0.5pp $-81	base $-147	+0.5pp $-215	+1.0pp $-283

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27284 Bunert Rd Warren, MI	3.0	1.0	2209	$2,300	$1.04	0d	1	0.20mi
13250 De Mott Dr Warren, MI	3.0	1.5	1386	$1,900	$1.37	45d	1	0.67mi
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	13	0.92mi
15175 Raphael Ter Warren, MI	3.0	1.5	1250	$1,600	$1.28	14d	1	0.98mi
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	23d	1	0.98mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	26d	1	1.32mi

Listing history 28 events

1. 2026-06-15
   remarks 691-char remark
2. 2026-06-15
   pricestatusdays on market $259,900 Pending 69 DOM
3. 2026-06-13
   days on market $264,900 Active 68 DOM
4. 2026-06-13
   days on market $264,900 Active 67 DOM
5. 2026-06-09
   days on market $264,900 Active 64 DOM
6. 2026-06-08
   days on market $264,900 Active 63 DOM
7. 2026-06-07
   days on market $264,900 Active 62 DOM
8. 2026-06-04
   days on market $264,900 Active 59 DOM
9. 2026-06-03
   days on market $264,900 Active 58 DOM
10. 2026-06-02
    days on market $264,900 Active 57 DOM
11. 2026-06-01
    days on market $264,900 Active 56 DOM
12. 2026-05-31
    days on market $264,900 Active 55 DOM
13. 2026-04-22
    price $269,900 1652-char remark

    Show marketing remark (1652 chars)

    BRAND NEW 2025 ROOF & GUTTERS + 2-YEAR HOME WARRANTY! Strategic Proximity & Unmatched Convenience: Ideally situated in a quiet, established neighborhood, this 1,828 sq. ft. home is perfectly positioned for professionals and families who value a rapid commute. You are just minutes or a short walk from: Major Employers: General Motors Technical Center, General Dynamics, BAE Systems, the U. S. Army Ground Vehicle Systems Center (GVSC), Stellantis Warren Truck Assembly, and Henry Ford Health (formerly Ascension Macomb-Oakland). Education: A short walk to Macomb Community College and "hop, skip, and jump" distance to Briarwood Elementary, Warren Woods Middle, and Warren Woods Tower High School. Transit: Immediate access to I-696 and I-94, with quick access to the I-75 corridor nearby, putting all of Metro Detroit within reach. Maintenance-Free Protection & Space: This rare 4-bedroom, 2-bathroom quad-level offers major structural peace of mind with a brand-new roof and gutters (2025) and an included 2-year home warranty. Versatile Quad-Level Living: The interior features a multi-level design providing natural separation of space—perfect for work-from-home privacy or effortless entertaining. Bedrooms: Four true bedrooms, including hardwood flooring in select rooms. Living Areas: Neutral carpeting throughout the main levels for a clean, move-in-ready feel. Outdoor Sanctuary: A spacious, fenced-in backyard offers ample room for summer gatherings, gardening, or pets. Don’t miss this opportunity to secure a high-value 4-bedroom home in a sought-after location. Schedule your private showing today!

14. 2026-04-21
    price $269,900 1640-char remark

    Show marketing remark (1640 chars)

    BRAND NEW 2025 ROOF & GUTTERS + 2-YEAR HOME WARRANTY! Strategic Proximity & Unmatched Convenience: Ideally situated in a quiet, established neighborhood, this 1,828 sq. ft. home is perfectly positioned for professionals and families who value a rapid commute. You are just minutes or a short walk from: Major Employers: General Motors Technical Center, General Dynamics, BAE Systems, the U. S. Army Ground Vehicle Systems Center (GVSC), Stellantis Warren Truck Assembly, and Henry Ford Health (formerly Ascension Macomb-Oakland). Education: A short walk to Macomb Community College and "hop, skip, and jump" distance to Briarwood Elementary, Warren Woods Middle, and Warren Woods Tower High School. Transit: Immediate access to I-696 and I-94, with quick access to the I-75 corridor nearby, putting all of Metro Detroit within reach. Maintenance-Free Protection & Space: This rare 4-bedroom, 2-bathroom quad-level offers major structural peace of mind with a brand-new roof and gutters (2025) and an included 2-year home warranty. Versatile Quad-Level Living: The interior features a multi-level design providing natural separation of space-perfect for work-from-home privacy or effortless entertaining. Bedrooms: Four true bedrooms, including hardwood flooring in select rooms. Living Areas: Neutral carpeting throughout the main levels for a clean, move-in-ready feel. Outdoor Sanctuary: A spacious, fenced-in backyard offers ample room for summer gatherings, gardening, or pets. Don't miss this opportunity to secure a high-value 4-bedroom home in a sought-after location. Schedule your private showing today!

15. 2026-04-06
    listed $274,900 Active 1640-char remark

    Show marketing remark (1652 chars)

    BRAND NEW 2025 ROOF & GUTTERS + 2-YEAR HOME WARRANTY! Strategic Proximity & Unmatched Convenience: Ideally situated in a quiet, established neighborhood, this 1,828 sq. ft. home is perfectly positioned for professionals and families who value a rapid commute. You are just minutes or a short walk from: Major Employers: General Motors Technical Center, General Dynamics, BAE Systems, the U. S. Army Ground Vehicle Systems Center (GVSC), Stellantis Warren Truck Assembly, and Henry Ford Health (formerly Ascension Macomb-Oakland). Education: A short walk to Macomb Community College and "hop, skip, and jump" distance to Briarwood Elementary, Warren Woods Middle, and Warren Woods Tower High School. Transit: Immediate access to I-696 and I-94, with quick access to the I-75 corridor nearby, putting all of Metro Detroit within reach. Maintenance-Free Protection & Space: This rare 4-bedroom, 2-bathroom quad-level offers major structural peace of mind with a brand-new roof and gutters (2025) and an included 2-year home warranty. Versatile Quad-Level Living: The interior features a multi-level design providing natural separation of space—perfect for work-from-home privacy or effortless entertaining. Bedrooms: Four true bedrooms, including hardwood flooring in select rooms. Living Areas: Neutral carpeting throughout the main levels for a clean, move-in-ready feel. Outdoor Sanctuary: A spacious, fenced-in backyard offers ample room for summer gatherings, gardening, or pets. Don’t miss this opportunity to secure a high-value 4-bedroom home in a sought-after location. Schedule your private showing today!

16. 2026-04-06
    listed $274,900 Active 1652-char remark

    Show marketing remark (1652 chars)

    BRAND NEW 2025 ROOF & GUTTERS + 2-YEAR HOME WARRANTY! Strategic Proximity & Unmatched Convenience: Ideally situated in a quiet, established neighborhood, this 1,828 sq. ft. home is perfectly positioned for professionals and families who value a rapid commute. You are just minutes or a short walk from: Major Employers: General Motors Technical Center, General Dynamics, BAE Systems, the U. S. Army Ground Vehicle Systems Center (GVSC), Stellantis Warren Truck Assembly, and Henry Ford Health (formerly Ascension Macomb-Oakland). Education: A short walk to Macomb Community College and "hop, skip, and jump" distance to Briarwood Elementary, Warren Woods Middle, and Warren Woods Tower High School. Transit: Immediate access to I-696 and I-94, with quick access to the I-75 corridor nearby, putting all of Metro Detroit within reach. Maintenance-Free Protection & Space: This rare 4-bedroom, 2-bathroom quad-level offers major structural peace of mind with a brand-new roof and gutters (2025) and an included 2-year home warranty. Versatile Quad-Level Living: The interior features a multi-level design providing natural separation of space—perfect for work-from-home privacy or effortless entertaining. Bedrooms: Four true bedrooms, including hardwood flooring in select rooms. Living Areas: Neutral carpeting throughout the main levels for a clean, move-in-ready feel. Outdoor Sanctuary: A spacious, fenced-in backyard offers ample room for summer gatherings, gardening, or pets. Don’t miss this opportunity to secure a high-value 4-bedroom home in a sought-after location. Schedule your private showing today!

17. 2005-07-20
    soldstatus $183,500
18. 2005-06-23
    soldstatus $183,500
19. 2005-06-22
    soldstatus $183,500
20. 2005-05-24
    historical
21. 2005-05-11
    listed $189,900
22. 2005-05-09
    listed $189,900
23. 2003-08-07
    soldstatus $175,000
24. 2003-06-26
    soldstatus $175,000
25. 2003-06-26
    soldstatus $175,000
26. 2003-05-23
    historical
27. 2003-04-16
    listed $174,900
28. 2003-04-16
    listed $174,900

ⓘ 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: $2,960 · $247/mo
• Projected year-2 tax: $3,481 · $290/mo
• Expected delta: +$521/yr (+$43/mo · 17.6%)

ⓘ 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 ≥96°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: $23,855
• − Mortgage interest: −$14,558
• − Property taxes: −$2,960
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$7,561
• Taxable loss: −$6,341
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $-248/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: Warren Woods Public Schools
• NCES district ID: 2635220
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $49,013
• Composite: 27.29/100
• National rank: #7003
• State rank: #336 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
• City population: 114,937
• Population (ZIP): 23,443

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Arabic 4% Other Indo-European 3% Spanish 3%

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: ▼ -213.65%
• Current HPI: 206.4018
• Rent YoY: —
• Metro: —
• 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

+54.3% since first listed

16 events — show timeline

• 2026-04-22 Price Changed $269,900 MiRealSource-MiMLS
• 2026-04-21 Price Changed $269,900 REALCOMP
• 2026-04-06 Listed $274,900 REALCOMP
• 2026-04-06 Listed $274,900 MiRealSource-MiMLS
• 2005-07-20 Sold (Public Records) $183,500 Public Records
• 2005-06-23 Sold (MLS) $183,500 MiRealSource-MiMLS
• 2005-06-22 Sold (MLS) $183,500 REALCOMP
• 2005-05-24 Listing Removed — MiRealSource-MiMLS
• 2005-05-11 Listed $189,900 MiRealSource-MiMLS
• 2005-05-09 Listed $189,900 REALCOMP
• 2003-08-07 Sold (Public Records) $175,000 Public Records
• 2003-06-26 Sold (MLS) $175,000 MiRealSource-MiMLS
• 2003-06-26 Sold (MLS) $175,000 REALCOMP
• 2003-05-23 Listing Removed — MiRealSource-MiMLS
• 2003-04-16 Listed $174,900 MiRealSource-MiMLS
• 2003-04-16 Listed $174,900 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $2,960 · +2.5% YoY. Source: county tax records.