I am very familiar with this area.
The reason this area is so cheap because starting back in 2008 when housing first started going down, everyone was doing a northward shift.
Detroit came to South Warren. South Warren went to Middle Warren, Middle Warren went to North Warren or even farther north. People were walking away from their homes in south warren, buying a new home, then filing bankruptcy. I know this for a fact because I personally know some people who did this.
It's not that the area was bad. Its that the drop in prices allowed people to move up. I was one of them that moved up. I had a 2 bedroom 650 sq.ft. house that I owed $75,000. I rented this one out and bought a 3 bedroom house, basement, gigantic yard and 620 sq.ft. garage in middle warren for $65,000.
And you are correct in the statement that Hardcore pawn is NOT in this area. They aren't too far away though. 10 minutes down 8 mile basically.
Times have changed. I personally started buying some of these homes in South Warren and rehab them. As long as people like me keep doing this, South Warren will come back.
The problem is that banks won't finance a distressed property, which the majority in this area are and that's putting it nicely. And people with $5000-$15000 can buy the house but now don't have the cash to do the rehab.
There are a few of us trying to bring South Warren back. Although I don't have the funds like a few other guys have, I try to do my share. I have lived in Warren since 2004. Areas get bad because the people living their allow it to.
So I hope this helps answer your question. Feel free to check out my website. I have one property for sale and will have another one available for rent in April and both are in South Warren.
"Giving You The Feeling of Home"