Posted 17 days ago

Deep Dive into Metro Detroit Ring Citiess: Warren

Thinking about investing in rental properties in Warren, Michigan?

With over 185 cities and nearly 300 neighborhoods in Metro Detroit, finding the right spot can feel overwhelming.

That’s where we come in.

With decades of experience buying, flipping, and managing properties in this region, we’re breaking down Warren block by block to uncover the best opportunities for landlords.

To kick things off, we hit the streets to give you a real look at Warren—and some homes currently for sale here:

Once you’ve watched the video, we’ll take you through the numbers, covering everything from sale trends and rental rates to tenant demographics and neighborhood livability.

Stick with us to the end, where we’ll highlight the top streets landlords should target and which areas to avoid—a crucial edge in a market like Metro Detroit, where one block can make all the difference.

We’ll also provide Warren’s overall rental investment grade so you can compare it with other areas we’ve covered.

Don’t miss our other Deep Dives across the Metro Detroit market for even more insights:

Interested in an area that’s not listed here? Please ! We’d be happy to share our data with you, and we’re always open to suggestions on which neighborhood to cover next.

Overview

Warren is one of Detroit’s Ring Cities—a suburban hub just 20 minutes from Downtown.

These areas, including nearby Harper Woods and Eastpointe, appeal to families and professionals with their Class B neighborhoods.

While slightly pricier than Detroit, they remain budget-friendly compared to the national average, offering a balance of affordability and livability close to the city center:

Source: Google Maps

Warren is a top choice for tenants who work in Detroit but prefer the comfort of suburban living.

Just minutes from Lake St. Clair and close to upscale areas like St. Clair Shores and the Grosse Pointes, it offers an affordable alternative to pricier neighborhoods.

Here’s a quick snapshot of the city:

Warren’s layout is shaped by I-696, splitting it into two very different halves. North Warren features more upscale, Class A neighborhoods, with home prices starting around $200,000.

South Warren, on the other hand, offers a more affordable, blue-collar vibe, with 3-bedroom homes often ranging between $100,000 and $150,000—making it a strong option for cash-flow-focused investors.

Adding to its appeal are major employers like General Motors’ Technical Center and military hubs like TACOM and the U.S. Army Detroit Arsenal, ensuring economic stability and a continuous stream of renters.

Because of that, we gave the city a “B” score in our last Deep Dive, back in 2021. But in 2025, is Warren still a strong rental market with room for portfolio growth?

Let's dig into the data and find out if this city’s balance of affordability and opportunity makes it the right move for you.

Housing Market Analysis

Now let’s have a look at the data for property prices and rental trends in Warren.

Sale Trends

Warren’s housing market has seen steady growth in recent years.

The median home price rose from $161,250 in 2021 to $193,826 by January 2025, climbing at an average annual rate of 5.2%.

Source: Zillow

This upward trend suggests increasing property values, making it a market worth watching.

While the average home price in Detroit is $74,213, Warren’s nearly $200,000 figure might seem high to rental investors.

However, Ring Cities like Warren offer more—better property values, quality tenants, and sought-after neighborhoods. Even with these perks, Warren remains more affordable than most of Macomb County and Michigan:

When evaluating Warren’s averages, it’s essential to consider the sharp divide between North and South Warren.

North of I-696, homes under $200,000 are rare, while in South Warren, most properties fall below that mark.

This pricing trend extends to rental properties, with affordability more prominent in the southern half of the city.

Want more info on specific investment opportunities in Warren, Metro Detroit, or Michigan? for a free consultation.

Rent Trends

Since 2021, average rent in Warren has risen by 9.6%, climbing from $1,232 to $1,350.

This increase, combined with rising home values, paints a clear picture of how Warren’s housing market has evolved since our last analysis:

Source: Zumper.com and Zillow.com

Think finding a property in Warren that meets the 1% Rent-to-Price (RTP) Rule is out of reach? Think again.

While averages can sometimes distort the full picture, real-world examples tell a different story. Let’s break down the numbers to show you what’s possible.

Investment Opportunities

Searching Zillow for prime rental investment properties in Warren can be a challenge, given the city’s size and variety.

With 276 listings available in January 2025 alone, it takes effort to uncover the best opportunities—but we’ve done the hard work for you.

The I-696 divide splits Warren into two distinct markets. North Warren has far fewer homes for sale and comes with higher price tags, while homes in South Warren are often 50% or more cheaper.

This stark contrast is just as evident in the rental market, where the price gap remains clear:

Rent prices in Warren show a clear north-south divide. Rentals in North Warren typically go for $2,000 or more, while South Warren offers a wider range of options priced around $1,200-$1,400.

With more availability and affordability in the South, it’s an ideal spot for rental investors.

Let’s take a closer look at some current listings to see the potential for investment in this market.

Example Investment Properties

We’re narrowing in on South Warren for rental investment opportunities, where prices are lower and the housing stock leans toward Class B.

To ensure a fair comparison, we’ve selected 3-bedroom, 2-bathroom homes—all located on Cunningham Ave.

The Fixer-Upper

If you’re up for a renovation project to boost your investment returns, this property could be your perfect match.

While it’s seen a few minor upgrades, some extra care and improvements could unlock its full rental income potential:

This property recently dropped $16,000 in price, signaling motivated sellers who might accept an offer as low as $110,000.

With a bit of extra work, it’s a compelling opportunity to maximize your investment potential:

Purchase Price: $110,000

Repair Costs: $20,000

After-Repair Value: $130,000

Monthly Rent: $1,700

RTP Ratio: 1.3%

The first property offers a promising return, but if you're an out-of-state investor or prefer to avoid renovation hassles, there's another choice.

The Turnkey Rental

Just a block away, this turnkey rental is fully refurbished and ready to generate income from day one:

This home stands out with its larger size—1,500 sq. ft. compared to 1,200 sq. ft.—which means it could bring in a higher rental return:

Purchase Price: $181,500 (according to the Zestimate)

Monthly Rent: $1,850

RTP Ratio: 1.02%

The turnkey option in Warren offers a solid opportunity for strong rental cash flow.

For comparison, there’s a 1,145 sq. ft. rental on the same street, beautifully updated with new flooring, fresh paint, and modern countertops, currently renting for $1,700/month:

While smaller than our examples, its polished presentation makes it an ideal benchmark for any renovation projects you consider.

Area and Tenant Quality

Now that we’ve crunched the numbers, it’s time to take a closer look at the bigger picture. We’ll be examining Warren’s housing stock quality, tenant demographics, area development, and crime & safety to assess the overall livability and what kind of tenants it draws.

We always recommend exploring the area firsthand before making an investment.

And while you’re in Warren, don’t miss stopping by Tringali’s Bakery for their legendary cannoli. Trust us—house hunting can work up quite an appetite!

Housing Stock

Established in 1957, Warren showcases mid-century charm with its 1950s and 60s brick, ranch-style homes. Around 71% of properties are owner-occupied, resulting in well-maintained neighborhoods featuring manicured lawns, updated homes, and tree-lined streets.

For investors, the standout opportunities lie in older homes needing renovations. Common issues in these properties include outdated electrical and plumbing, roof or foundation concerns, inefficient insulation or windows, and potential asbestos or lead paint.

However, these are usually smaller fixes compared to the challenges seen in nearby Detroit housing stock.

Tenant Stock

When evaluating a rental property, one key factor outweighs the rest: tenants.

What type of tenants are drawn to Warren?

Here’s a quick breakdown:

In short, Warren, the largest city in Macomb County, attracts family-oriented renters seeking proximity to schools, amenities, and short commutes to stable, well-paying jobs.

With an average household income of $5,023.75 per month and a rent-to-income ratio of 3.7x, most renters here can comfortably afford the average rent of $1,350.

This provides a strong foundation to find Class B tenants who are financially stable, pay on time, and treat your property with care.

Economic Development

Detroit is experiencing a remarkable renaissance, with billions in investments, new businesses moving in, and a growing population. This resurgence is making waves across Metro Detroit, including Warren.

Warren has several exciting projects in the pipeline:

General Motors is dedicating $145 million to create a battery cell prototype center in the city, accelerating EV advancements and boosting local economic growth.
The City’s Housing and Community Development Plan for 2025-2026 is allocating $1.5 million toward enhancing neighborhoods and expanding affordable housing.
There’s also a proposed $170 million downtown development project featuring retail, apartments, and a hotel near City Hall, though it remains on hold for now.

With the GM Tech Center anchored in Warren, these initiatives are just the beginning, ensuring continued growth and development for the area.

Crime and Safety

Crime rates in Warren are generally near or slightly above the national average, with higher incidents closer to 8 Mile due to the North-South divide.

However, the city remains relatively safe overall. Residents on Niche.com highlight its variety of parks and amenities, describing Warren as a welcoming place for both families and professionals.

Investment Report Card

Now it’s time to see how Warren stacks up.

Here’s the standardized Report Card we use to evaluate and score each city:

Warren earns its place as a solid Class B area, representing a stable middle-class community with a strong property market. While home prices here tend to be higher than in other Metro Detroit cities, there are still great opportunities for investors to find rental properties under $150k.

For the most promising areas, focus on spots like Syracuse Street near 8 Mile, where you’ll find appealing brick homes—just be cautious of properties further down the street that transition to less-desirable timber frame buildings.

Champaign Avenue, just south of 696, is another standout. Lined with charming brick bungalows from the 1960s, this area remains a solid Class B choice, with homes priced between $220,000 and $275,000. If you can negotiate with a motivated seller, it could be a winner.

However, some streets are best avoided. The vicinity around 8 Mile, including Buffalo Street, is often less desirable due to its proximity to Detroit. While some exceptions exist, such as standout properties on Syracuse Street, thorough on-the-ground research is essential.

We aim to provide a helpful overview, but nothing beats seeing the area for yourself.

If you’d like a 1-on-1 tour, we’re available to guide you through any Metro Detroit neighborhood—in-person or virtually.

Stay tuned for our upcoming Deep Dives into other Metro Detroit cities. If you have a specific area in mind, leave a comment, and we'll be sure to cover it in one of our next installments.

Want to explore investment properties in Warren, Michigan? for a list of our available units.