Deep Dive into Warren, MI: A Detroit Ring City

Deep Dive into Warren, MI: A Detroit Ring City

Welcome to the City of Warren in Macomb County, Michigan.

This is just one of 185 cities and 290 neighborhoods in Metro Detroit.

(That’s a lot, we know.)

So if you’re looking to invest in rental property here, how does Warren stack up against all these other areas? Should it even be on a landlord’s radar?

We created this series to answer precisely that.

As locals who’ve been buying, flipping and managing properties in this corner of Michigan for over three decades, we’re going block by block to show you which are the best hidden gems for rental investors to focus on.

To get started, we literally hit the streets to show you what Warren really looks like (and some houses for sale there right now):

Once you’ve taken the video tour, we’re going to take you deeper into the numbers in this article.

We’ll give you all the data to make a smart investment decision, like:

• Sale Trends
• Rents Trends
• Properties on the Market Currently
• Tenant Demographics
• Neighborhood Livability
• …and more.

Stick around to the end, because we’ll also tell you exactly which streets we think are great for landlords to focus on (and which to maybe avoid).

That’s critical information in a place like Metro Detroit, where just one block in either direction can make a huge difference in terms of area and tenant quality.

We’ll also give Warren an overall grade for rental investment potential, so you can objectively compare it side-by-side with other Ring Cities and neighborhoods in Detroit.

We’re working our way through the whole Metro Detroit area, one zipcode at a time. Check out our past Deep Dives for all the data we’ve gathered so far:

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

But for now, let’s dive into Warren.

Overview of Warren, Michigan

Warren is what we call a Ring City–it’s one of about 20 cities that surround the City of Detroit, the suburban sprawl where commuters live.

These Ring Cities tend to be Class B, and are more desirable with families and professionals, so they’re often a bit pricier than Detroit itself, but still affordable when compared with the rest of the country.

And cities like Warren (as well as nearby Harper Woods and Eastpointe) are just a 20-minute drive from Downtown Detroit:

That makes Ring Cities the perfect choice for tenants who work in the city, but don’t want inner-city living.

Plus, being located near Lake St Clair and the upper-class areas of St Clair Shores and the Grosse Pointes is another big draw. Most investors (and renters) can’t afford those cities, but Warren is a great nearby alternative for a fraction of the cost.

Here’s the city at a glance:

Just looking at averages here can be deceiving, though.

Let’s explain why.

With a population of 137,107, Warren is the largest city in Macomb County and the biggest suburb of Metro Detroit. It’s also Michigan’s third-largest city.

Despite its size, Warren manages to keep things feeling considerably less urbanized than nearby Detroit, but there’s still a lot of variety here.

So here’s some more context:

North vs. South Warren

One thing that really splits Warren is Interstate 696, dividing the city into northern and southern halves that couldn’t feel more different.

North Warren leans toward Class A, white- and blue-collar neighborhoods, with home prices reflecting that separation. You’re unlikely to find anything under $200,000 here.

Meanwhile, South Warren is a Class B, more blue-collar area where 3-bedroom homes can often be snagged for $100-$150k (sometimes less), making it an ideal location for investors looking for affordable rentals with strong cash flow.

Jobs and Big Employers

What makes Warren truly interesting are its anchors to larger industries.

It’s home to the General Motors Technical Center and military research and operation facilities like the U.S. Army Detroit Arsenal and the Tank-Automotive and Armaments Command (TACOM).

These employers bring stability—and a steady influx of renters—to the area.

A Rental Opportunity?

The last time we did a Deep Dive into Warren was in 2021. Back then, we gave it an overall rental investment score of B, thanks to its:

• Reliable tenant pool—residents generally pay on time and in full.
• Strong appreciation—equity gains look promising.
• Thriving economy—set to attract higher-quality renters over time.

All of this begs the question: Is Warren still a great place for rental property investments?

Let’s take a deeper look at the data to see if this blue-collar-meets-midlevel-professional city could be where your next portfolio expansion happens.

Housing Market Analysis

To start, let’s look at property prices and rental trends in Warren over the past few years.

Sale Trends

Back in 2021, the median sale price of a home in Warren was $161,250.

As of January 2025, it’s $193,826, and still rising by 5.2% YoY, on average.

 

That’s an increase of over 100% since 2017.

The average home price in Detroit is currently $74,213, so at just shy of $200k, Warren may sound expensive to a rental investor’s ear nowadays.

But the Ring Cities are not Detroit. They have higher property values, better quality tenants, and more desirable neighborhoods.

And, compared with the rest of Macomb County and Michigan as a whole, Warren is still more affordable than most:

But, crucially, you have to take North and South Warren into account when looking at these averages.

North of 696, you’re going to be lucky to find anything under $200k. But in South Warren, the majority of properties are.

You’ll see the same pattern across rental properties here, too.

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

Rent Trends

Back in 2021, the average rent in Warren was $1,232. Now, it’s increased by 9.6%, up to $1,350.

Here’s a before-and-after view of the housing market in Warren since our last Deep Dive:

If you’re thinking it won’t be possible to find a unit that fits the 1% Rule for Rent-to-Price (RTP) ratio in Warren, think again.

We know these averages can be misleading, so let’s take you through some real-life examples to show you how the numbers work.

Investment Opportunities in Warren

We’ve scoured Zillow for the best rental investment-worthy properties on the market in Warren right now, which can be tricky because of the amount of options in this fairly large city.

Just take a look at the listings in January 2025 (all 276 of them!):

As you can see, that 696 dividing line in the middle represents two pretty different markets:

• There are a lot fewer homes for sale in North Warren, and;
• South Warren is up to 50% cheaper (or more) than North Warren.

And when you compare that to the rental market, we see the same price disparity playing out pretty obviously on the map:

Properties in North Warren tend to rent for $2,000 or above, while south of 696 the range is more like $1,200-$1,400. And again, there are a lot more options in the South.

So while we might not advise rental investors to look north of 696-I, there are tons of great opportunities in South Warren.

Let’s zoom in on a couple of these units on the market right now to show you how an investment in Warren might add up.

Example Investment Properties

We’re going to focus on potential rental properties in South Warren, rather than North Warren, where prices are lower and the housing stock is mostly Class B.

All of the houses we’ve chosen are 3-bedroom, 2-bathroom homes on the same street (Cunningham Ave), to give you an accurate comparison.

1. The Fixer-Upper

The first option is for those who aren’t afraid of a little renovation project to get maximum returns from your investment.

This house has had some minor improvements already, but could benefit from some additional TLC to maximize rental cash flow:

This also just had a significant price reduction ($16,000), so the sellers could be motivated to take a lower offer.

So, assuming you could negotiate down to at least $110,000 and put a little work into it, here’s how the math would work:

Purchase Price: $110,000

Repair Costs: $20,000

After-Repair Value: $130,000

Monthly Rent: $1,700

RTP Ratio: 1.3%

That’s a great potential return.

But if you’re an out-of-state investor (or you just don’t relish getting the contractors in), here’s another option.

1. The Turnkey Rental

This is a house for sale just a block away that’s already had a complete refurb, and is already in perfect turnkey condition for renting out:

This home is a little larger (1,500 sq. ft. vs. 1,200 sq. ft.), so you could expect a slightly higher rental return here, as well:

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

Monthly Rent: $1,850

RTP Ratio: 1.02%

So even with the turnkey option, it’s possible to achieve strong rental cash flow in Warren.

To give you an idea of the competition, here’s a 1,145-square foot rental on the same street that’s had a basic refurb (new flooring, paint, new countertops), and is currently renting for $1,700/month:

This is a little smaller than both of our examples, but it’s been presented very attractively, so we recommend using this as a benchmark for any renovation projects of your own in Warren.

Area and Tenant Quality

Now that we’ve looked at the numbers, let’s move on to a more qualitative analysis.

 

We’re going to analyze Warren’s:

1. Housing Stock Quality
2. Tenant Quality
3. Area Development
4. Crime & Safety

 

To give an overall view of the liveability of the area, and what kinds of tenants it attracts.

 

We just wanted to start by saying that it’s always best to explore the area yourself before investing. And if you do take a tour of Warren, make sure you stop at Tringali’s Bakery, and try their famous cannoli.

 

Just trust us on this. (House hunting is hungry work, after all!)

Housing Stock

The City of Warren was founded in 1957, so most of the housing stock here was constructed in the 50’s and 60’s (like Tringali’s, which has been here since 1961). You’ll find a lot of brick architecture, and many of the properties here are single-story, ranch-style homes.

About 71% of homes in Warren are owner-occupied, which tends to mean better maintenance overall, and that’s certainly reflected in many of the neighborhoods here.

Driving through the city, you see lots of large, nicely-landscaped front yards, freshly-refurbished houses, and tree-lined sidewalks.

That being said, the perfect investment opportunities are the older homes here that haven’t been renovated yet, so keep an eye out for common issues you might find in mid-century properties, like:

1. Outdated electrical and plumbing systems
2. Roof and foundation issues
3. Inefficient windows and insulation
4. Asbestos and lead paint
5. Structural integrity concerns

Mostly, though, these will be relatively small fixes when compared to the older housing stock we find in the City of Detroit.

Tenant Stock

After you’ve considered the location and the property, the most important factor when evaluating a rental investment is: Tenants.

So, what kind of tenants are drawn to Warren?

Here’s an overview:

To quote one current resident:

“Warren is a family city. It is surrounded with middle-age individuals who have families. The surrounding area is full of schools, department stores, and restaurants to fill whatever need. There are job opportunities in the surrounding cities with commute times of about 20 minutes on average.”

We couldn’t have said it better ourselves! As the largest city in Macomb County, Warren attracts renters with families who want convenient access to amenities and an easy commute to local industries. They have healthy salaries, stable jobs, and often 1-2 children.

Going on the general rule of “Rent should = 3x monthly salary”, Warren residents should be capable of paying rent consistently:

• Average Monthly Household Income: $5,023.75
• Average Monthly Rent: $1,350
• Income = 7x Monthly Rent

So, with proper tenant screening, it’s fairly easy to find Class B tenants here who will pay on time, consistently each month, and treat your rental like it’s their own home.

Economic Development

Detroit is seeing a huge renaissance right now. Billions of dollars of investment is coming in, businesses are moving in, and the population is finally on the rise once more.

And that resurgence is starting to be felt in the greater Metro Detroit area, too.

Here’s just a few projects on the horizon for Warren in the upcoming years:

• General Motors is investing $145 million to build a battery cell prototype center in Warren, Michigan, to accelerate electric vehicle battery development and reduce costs. This investment could enhance the area’s economic development, potentially influencing local property values positively over time.
• The City of Warren’s Housing and Community Development Plan for 2025-2026 includes approximately $1,000,000 in Community Development Block Grant (CDBG) funds and $500,000 in Home Investment Partnerships (HOME) funds. These are earmarked for improving local areas and adding affordable housing.
• There are talks of a $170 million dollar downtown area being developed with retail spaces, apartments, and a hotel next to City Hall, but the project is currently stalled.

As long as the GM Tech Center calls Warren home, you can rest assured that projects like these will keep happening, further driving the city’s development.

Crime and Safety

Crime rates here are generally at or slightly above the national average, according to Census data. These figures are slightly skewed along the North-South Warren divide, and closer to 8 Mile you will see higher incidences of crime.

But overall, Warren is a fairly safe city.

According to Niche.com, most residents give it positive reviews and say that its range of parks and amenities provide a “welcoming environment” for families and professionals alike.

Investment Report Card

Now it’s time to add it up and see how Warren performs.

We’ve created this standardized Report Card for each city we cover, so you can understand how we evaluate and determine the overall scores:

In summary, this is a Class B area that’s firmly middle class, with a very healthy property market. While prices are higher here than other Metro Detroit cities, there are still plenty of opportunities for investors to pick up rental properties under $150k.

And, as an added bonus, we’ll even tell you some good streets to focus on (and avoid) in Warren:

Streets to Focus On:

1. Syracuse Street, near 8 Mile and the border of Detroit. There are lots of attractive brick houses on this block, but as you move further down the street, they become less attractive timber frame buildings.
2. Champaign Avenue, just south of 696, is lined with charming brick bungalow-style homes mostly built in the 1960s. This is a solid Class B area, and houses here go for $220,000-$275,000, so not cheap, but ideal if you can find a motivated seller.

But you do have to be careful on certain streets in Warren, too.

Streets to Avoid:

1. Generally 8 Mile and the surrounding areas are seen as less desirable, due to their proximity to Detroit. You’ll find boarded-up houses on streets like Buffalo, but as we noted with Syracuse Street above, there are always some exceptions, so do your on-the-ground research if you can.

We hope this series helps you get an idea for the area, but nothing can replace the real thing. If you want to schedule a 1-on-1 tour, we can take you through any Metro Detroit area you’re interested in (either 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? Contact us for a list of our available units.