24541 Seaton Circuit Dr E · Warren, MI 48091

$144,000

2 bd · 1.5 ba · 1,600 sqft · Condo · 5 Days on market

Built 1971 Fair condition $266/mo HOA · 17% of rent

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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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

Key facts

• Stainless appliances
• Finished basement
• Updated kitchen

Tags

• FINISHED BASEMENT
• UPDATED KITCHEN
• STAINLESS APPLIANCES
• UPGRADED METAL BACKSPLASH
• UPGRADED LIGHTING FIXTURES
• CUSTOM 1/2 BATH

Property features AI

Finance

• Other: Pets allowed: contact management
• HOA & community: Homeowners association with monthly fee of $266.21; Community amenities include pool, clubhouse, park, and maintained grounds

Exterior

• Parking: Assigned parking; Lighted parking
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Condominium; Two levels
• Construction: Brick construction
• Exterior features: Patio; Community outdoor in-ground pool; Patio; Clubhouse and park in the community; Street lights; Private entrance

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: 8 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central air
• Interior features: Finished basement; Private entrance
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $144k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (1.8% below list).
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $141k (1.8% below list) — sets the bar for cash-flow.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 35% 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 $996 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $82k; list at $144k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $141,413 (1.8% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.09% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.35% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-25,309
• Equity at exit: $21,471

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-26,886
• Equity at exit: $12,450

Cash invested: $40,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$266
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-18

Break-even live

Break-even rent $1,596

Max offer price $141,413

Occupancy floor 96%

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2655 S Seaton Circuit St Warren, MI	3.0	1.5	1820	$1,650	$0.91	24d	1	0.07mi
25151 Dequindre Rd Madison Heights, MI	3.0	2.0	1088	$1,279	$1.18	24d	1	0.60mi
2709 Capitol Ave Warren, MI	3.0	2.0	1056	$1,649	$1.56	43d	1	0.62mi
3840 Bart Ave Warren, MI	3.0	1.0	1062	$1,350	$1.27	24d	1	0.68mi
4224 Frazho Rd Warren, MI	3.0	2.0	2052	$1,823	$0.89	12d	1	0.83mi
3951 Los Angeles Ave Warren, MI	3.0	1.0	1258	$1,500	$1.19	24d	1	0.83mi
23378 Cunningham Ave Warren, MI	3.0	1.0	1140	$1,500	$1.32	3d	1	1.05mi
959 E Shevlin Ave Hazel Park, MI	3.0	1.0	1419	$1,750	$1.23	14d	1	1.08mi
691 E Mapledale Ave Hazel Park, MI	2.0	1.0	1333	$1,500	$1.13	11d	1	1.16mi
23400 Reynolds Ave Hazel Park, MI	3.0	1.0	1305	$1,900	$1.46	5d	1	1.39mi
322 Jeff Keeton Dr Hazel Park, MI	2.0	2.5	1334	$2,350	$1.76	1d	1	1.42mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-21
   status Pending
2. 2026-05-16
   listed $144,000 Active
3. 2018-10-30
   soldstatus $82,000 Sold 308-char remark

   Show marketing remark (307 chars)

   A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

4. 2018-10-30
   soldstatus $82,000 Closed 307-char remark

   Show marketing remark (307 chars)

   A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

5. 2018-10-12
   status Pending 307-char remark

   Show marketing remark (308 chars)

   A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

6. 2018-10-12
   status Pending 308-char remark

   Show marketing remark (308 chars)

   A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

7. 2018-09-29
   price $87,900 307-char remark

   Show marketing remark (307 chars)

   A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

8. 2018-09-28
   status Active 307-char remark

   Show marketing remark (308 chars)

   A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

9. 2018-09-28
   status Active 308-char remark

   Show marketing remark (308 chars)

   A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

10. 2018-07-30
    status Pending 307-char remark

    Show marketing remark (308 chars)

    A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

11. 2018-07-30
    status Pending 308-char remark

    Show marketing remark (308 chars)

    A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

12. 2018-07-30
    price $87,900 308-char remark

    Show marketing remark (308 chars)

    A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

13. 2018-07-26
    listed $82,900 Active 308-char remark

    Show marketing remark (307 chars)

    A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

14. 2018-07-26
    listed $82,900 Active 307-char remark

    Show marketing remark (307 chars)

    A unique find ! unbelievable custom condo in warren , updated kitchen , floor , paint , new bathrooms , new furnace and A. C . private patio area , pool , parking front door . Association 211 include water , pool , clubhouse , all ouside maintenace . seller willing to sale furniture if the price is right .

15. 1999-08-05
    soldstatus $77,900
16. 1999-07-06
    historical
17. 1999-06-28
    listed $80,900
18. 1998-11-23
    soldstatus $74,000
19. 1998-11-16
    historical
20. 1998-09-22
    listed $74,900

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,885
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − HOA: −$3,192
• − Depreciation: −$4,189
• Taxable loss: −$2,464
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $377/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 · 1 photo

Fair 45/100 Moderate rehab

The property is in fair condition with moderate rehabilitation needs. Fresh paint and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Minor exterior paint — Slight discoloration on red siding
• Minor interior paint — Slight discoloration on interior walls

Value-add opportunities

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping improves curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Slight discoloration on red siding	Minor	$500–3,000
interior paint · Slight discoloration on interior walls	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and adds value ↑

ⓘ 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: 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

+92.3% since first listed

20 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-16 Listed $144,000 REALCOMP
• 2018-10-30 Sold (MLS) $82,000 MiRealSource-MiMLS
• 2018-10-30 Sold (MLS) $82,000 REALCOMP
• 2018-10-12 Pending — MiRealSource-MiMLS
• 2018-10-12 Pending — REALCOMP
• 2018-09-29 Price Changed $87,900 MiRealSource-MiMLS
• 2018-09-28 Relisted — MiRealSource-MiMLS
• 2018-09-28 Relisted — REALCOMP
• 2018-07-30 Pending — MiRealSource-MiMLS
• 2018-07-30 Pending — REALCOMP
• 2018-07-30 Price Changed $87,900 REALCOMP
• 2018-07-26 Listed $82,900 MiRealSource-MiMLS
• 2018-07-26 Listed $82,900 REALCOMP
• 1999-08-05 Sold (MLS) $77,900 MiRealSource-MiMLS
• 1999-07-06 Listing Removed — MiRealSource-MiMLS
• 1999-06-28 Listed $80,900 MiRealSource-MiMLS
• 1998-11-23 Sold (MLS) $74,000 MiRealSource-MiMLS
• 1998-11-16 Listing Removed — MiRealSource-MiMLS
• 1998-09-22 Listed $74,900 MiRealSource-MiMLS