19405 Opal St · Roseville, MI 48035

$135,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 18 Days on market

Built 1963 6,098 sqft lot $161/sqft · 25% below area Est $181k · 25% under ↓ 17% since listing

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Why this score? — see what drove the C- 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out the price on this all-brick home! Looking to flip, this one just needs cosmetics and cleaning! Updated furnace, vinyl windows, updated electrical, roof 2005 approx. Huge 2.5 car garage with 2 overhead doors. Nice size fenced yard! Close to parks, schools and shopping. Investor Special! Check out the comparables in the neighborhood.

Key facts

• Vinyl windows
• Updated electrical
• Fenced yard

Tags

• ALL BRICK HOME
• UPDATED FURNACE
• VINYL WINDOWS
• UPDATED ELECTRICAL
• HUGE GARAGE
• FENCED YARD

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Garage with automatic opener; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Porch; Fenced yard; Paved road access

Interior

• Kitchen: Disposal
• Bedrooms: Total rooms: 5
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Humidity control; Natural gas heating
• Interior features: Eat-in kitchen; Concrete basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (1.7% below list).
• Recommended offer: $133k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 6.0% in Roseville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Clintondale Community Schools (suburban): math 7% / reading 20% proficiency, ranked #506 of 540 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.2%/yr); 169 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $132,735 (1.7% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $180,559
• List price: $135,000
• Delta: -25.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19405 Opal St	0.00mi	3/1.0	840 (0%)	1mo	$133,000	$158	100
19430 Heckman St	0.08mi	3/1.0	875 (+4%)	1mo	$175,000	$200	88
19557 Webster St	0.19mi	3/1.0	875 (+4%)	2mo	$138,000	$158	83
19573 Heckman St	0.12mi	3/1.0	875 (+4%)	8mo	$154,000	$176	81
19646 Gaynon Dr	0.16mi	3/1.0	888 (+6%)	7mo	$165,000	$186	77
19630 Webster St	0.24mi	2/1.0 (-1)	875 (+4%)	8mo	$175,000	$200	70
34740 Beaconsfield St	0.50mi	3/1.0	816 (-3%)	2mo	$120,000	$147	70
33329 Cheryl St	0.31mi	3/1.0	921 (+10%)	3mo	$215,000	$233	67
20222 Abrahm St	0.66mi	3/1.0	864 (+3%)	9mo	$155,000	$179	57
20415 Nicke St	0.63mi	3/1.0	884 (+5%)	8mo	$175,000	$198	55
20158 Williamson St	0.52mi	3/1.0	925 (+10%)	8mo	$145,000	$157	52
20171 Voiland St	0.74mi	3/1.0	960 (+14%)	6mo	$202,000	$210	37

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 · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-12,691
• Equity at exit: $20,129

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $5,766
• Equity at exit: $11,672

Cash invested: $37,800 (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 48035

• Home prices YoY: -29.1%
• Rents YoY: 4.2%
• Active inventory: 169
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$708
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $117

Break-even live

Break-even rent $1,179

Max offer price $135,000

Occupancy floor 86%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	24d	1	0.65mi
20235 Abrahm St Clinton Twp, MI	3.0	1.5	978	$1,600	$1.64	1d	1	0.67mi
35431 Hickory Woods Dr #8 Clinton Township, MI	2.0	1.0	786	$1,250	$1.59	24d	1	0.71mi
34895 Heathmore Dr Clinton Twp, MI	2.0	1.0	864	$925	$1.07	43d	1	0.76mi
35401 Hickory Woods Dr #3 Clinton Township, MI	2.0	1.0	775	$1,250	$1.61	22d	1	0.77mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	2d	12	1.04mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	16d	1	1.14mi
16950 Kennedy Dr E Fraser, MI	1.0–2.0	1.0	755	$1,125	$1.49	15d	2	1.30mi
16951 General Ave Fraser, MI	2.0	1.0	900	$1,250	$1.39	5d	1	1.45mi

Listing history 2 events

1. 2026-05-08
   listed $160,000 Active 343-char remark

   Show marketing remark (343 chars)

   Check out the price on this all-brick home! Looking to flip, this one just needs cosmetics and cleaning! Updated furnace, vinyl windows, updated electrical, roof 2005 approx. Huge 2.5 car garage with 2 overhead doors. Nice size fenced yard! Close to parks, schools and shopping. Investor Special! Check out the comparables in the neighborhood.

2. 2026-05-08
   listed $160,000 Active 343-char remark

   Show marketing remark (343 chars)

   Check out the price on this all-brick home! Looking to flip, this one just needs cosmetics and cleaning! Updated furnace, vinyl windows, updated electrical, roof 2005 approx. Huge 2.5 car garage with 2 overhead doors. Nice size fenced yard! Close to parks, schools and shopping. Investor Special! Check out the comparables in the neighborhood.

ⓘ 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: $2,004 · $167/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$37/yr (+$3/mo · 1.9%)

ⓘ 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: $15,928
• − Mortgage interest: −$7,562
• − Property taxes: −$2,004
• − Insurance: −$675
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,927
• Taxable loss: −$789
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $1,598/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: Clintondale Community Schools
• NCES district ID: 2610080
• Math proficiency: 7% ▼ -6.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $43,253
• Composite: 11.83/100
• National rank: #9675
• State rank: #506 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

• County: Macomb County · 638,552 people
• City population: 47,123
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 33,569
• Household income: $73,015
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 978.0

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 (68%)
• Race & ethnicity: White 68% Black 21% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 14% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -148.36%
• Current HPI: 362.1471
• Rent YoY: ▲ 4.25%
• 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

-16.9% since first listed

8 events — show timeline

• 2026-06-03 Sold (MLS) $133,000 MiRealSource-MiMLS
• 2026-06-03 Sold (MLS) $133,000 REALCOMP
• 2026-05-27 Pending — REALCOMP
• 2026-05-25 Pending — MiRealSource-MiMLS
• 2026-05-22 Price Changed $135,000 MiRealSource-MiMLS
• 2026-05-22 Price Changed $135,000 REALCOMP
• 2026-05-08 Listed $160,000 MiRealSource-MiMLS
• 2026-05-08 Listed $160,000 REALCOMP

Property tax history

+0.9%/yr

Latest (2025): $2,004 · +2.9% YoY. Source: county tax records.