27056 Lawnwood St · Roseville, MI 48066

$114,900

3 bd · 1.0 ba · 955 sqft · SingleFamily public records

Built 1991 4,792 sqft lot Est $159k · 28% under

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.5/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Twp cans of elbow grease and a good attitude you are all set! 3 bedroom, updated kitchen and a 2 car garage.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.4% vs local median 5.9% in Roseville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#258 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: health & safety D+, employment D, schools F.
• Roseville Community Schools (suburban): math 11% / reading 24% proficiency, ranked #483 of 540 in MI (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 270 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $794 of loan paydown is wiped out by about $3k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $73k; list at $115k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $114,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $159,485
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27056 Lawnwood St	0.00mi	3/1.0	955 (0%)	1mo	$105,000	$110	100
27141 Maywood St	0.07mi	3/1.0	960 (+0%)	2mo	$160,000	$167	94
19331 Meier St	0.34mi	3/1.0	960 (+0%)	0mo	$154,000	$160	83
27518 Lasslett St	0.24mi	3/1.0	1,032 (+8%)	2mo	$163,000	$158	73
20119 Meier Rd	0.58mi	3/1.0	990 (+4%)	2mo	$225,000	$227	66
27520 Bohnhoff St	0.25mi	3/2.0	1,064 (+11%)	1mo	$242,000	$227	65
28021 Rockwood St	0.73mi	3/1.0	966 (+1%)	2mo	$220,000	$228	62
27540 KAUFMAN St	0.31mi	3/1.0	1,092 (+14%)	1mo	$160,000	$147	61
27540 Kaufman St	0.31mi	3/1.0	1,092 (+14%)	1mo	$160,000	$147	61
18305 Marquette St	0.58mi	3/1.0	1,026 (+7%)	2mo	$172,000	$168	58
28110 Garfield St	0.59mi	3/1.5	1,070 (+12%)	1mo	$245,000	$229	50
28441 Jahns Dr	0.65mi	3/1.0	1,092 (+14%)	2mo	$145,000	$133	44

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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,513
• Equity at exit: $17,132

10-year hold

• IRR: 3.4%
• Equity multiple: 1.22×
• Total profit: $6,952
• Equity at exit: $9,934

Cash invested: $32,172 (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 48066

• Rents YoY: 0.4%
• Active inventory: 270
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$603
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $294

Break-even live

Break-even rent $1,063

Max offer price $114,900

Occupancy floor 75%

Sensitivity live

Price	-10% $359	-5% $327	+0% $294	+5% $262	+10% $229
Rent	-10% $181	-5% $237	+0% $294	+5% $351	+10% $408
Rate	-1.0pp $352	-0.5pp $323	base $294	+0.5pp $264	+1.0pp $234

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	45d	1	0.00mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	5d	1	0.28mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	25d	1	0.37mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.82mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	0d	1	0.83mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	3d	1	0.92mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	0.93mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	1.11mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	1.18mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	1.18mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	1.18mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	1.18mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	1.18mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	1.18mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	23d	1	1.20mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	1.27mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	25d	1	1.45mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	25d	1	1.45mi

Listing history 9 events

1. 2026-05-21
   listed $114,900 108-char remark

   Show marketing remark (108 chars)

   Twp cans of elbow grease and a good attitude you are all set! 3 bedroom, updated kitchen and a 2 car garage.

2. 2026-05-21
   historical 108-char remark

   Show marketing remark (108 chars)

   Twp cans of elbow grease and a good attitude you are all set! 3 bedroom, updated kitchen and a 2 car garage.

3. 2026-05-21
   listed $114,900

   Show marketing remark (108 chars)

   Twp cans of elbow grease and a good attitude you are all set! 3 bedroom, updated kitchen and a 2 car garage.

4. 2026-05-21
   historical

   Show marketing remark (108 chars)

   Twp cans of elbow grease and a good attitude you are all set! 3 bedroom, updated kitchen and a 2 car garage.

5. 1998-11-18
   soldstatus $73,000
6. 1998-11-11
   soldstatus $73,000 139-char remark

   Show marketing remark (139 chars)

   7yr old narrow front ranch, has 2yr old 2 cargarage, sharp open kitchen, freshly painted, Some newer carpeting, new furnace, imm. occupancy

7. 1998-09-23
   historical 139-char remark

   Show marketing remark (139 chars)

   7yr old narrow front ranch, has 2yr old 2 cargarage, sharp open kitchen, freshly painted, Some newer carpeting, new furnace, imm. occupancy

8. 1998-07-29
   listed $76,900 139-char remark

   Show marketing remark (139 chars)

   7yr old narrow front ranch, has 2yr old 2 cargarage, sharp open kitchen, freshly painted, Some newer carpeting, new furnace, imm. occupancy

9. 1992-05-22
   soldstatus $49,900

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,277 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,229
• − Mortgage interest: −$6,436
• − Property taxes: −$2,277
• − Insurance: −$574
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$3,343
• Taxable income: $1,842
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $3,087/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: Roseville Community Schools
• NCES district ID: 2630210
• Math proficiency: 11% ▼ -8.00%
• Reading proficiency: 24% ▼ -7.00%
• Median HH income: $41,590
• Composite: 14.98/100
• National rank: #9363
• State rank: #483 of 540 in MI

Livability — Roseville

• Score: 72/100
• State rank: #258
• US rank: #6400

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety D+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, MI
• County: Macomb County · 638,552 people
• City population: 47,123
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 47,123
• Household income: $62,182
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1712.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 23% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -232.95%
• Current HPI: 217.4171
• Rent YoY: ▲ 0.39%
• 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

+130.3% since first listed

9 events — show timeline

• 2026-05-21 Listing Removed — REALCOMP
• 2026-05-21 Listed $114,900 REALCOMP
• 2026-05-21 Listing Removed — MiRealSource-MiMLS
• 2026-05-21 Listed $114,900 MiRealSource-MiMLS
• 1998-11-18 Sold (Public Records) $73,000 Public Records
• 1998-11-11 Sold (MLS) $73,000 MiRealSource-MiMLS
• 1998-09-23 Listing Removed — MiRealSource-MiMLS
• 1998-07-29 Listed $76,900 MiRealSource-MiMLS
• 1992-05-22 Sold (Public Records) $49,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,277 · +4.3% YoY. Source: county tax records.