25287 Leach St · Roseville, MI 48066

$110,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 26 Days on market

Built 1950 4,356 sqft lot $159/sqft · 14% above area Est $150k · 26% under

---

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 +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +7.1/10.0
• 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

To FOLOOW

Key facts

• 4,356 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.0% 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; 265 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $761 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

• It's been on market 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $110k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 6.8

CMA / ARV

• ARV (median comp): $149,630
• List price: $110,000
• Delta: -26.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25247 Lehner St	0.11mi	2/1.0	690 (0%)	17mo	$143,000	$207	81
25241 Rosenbusch Blvd	0.22mi	2/1.0	725 (+5%)	3mo	$127,000	$175	79
26211 Clancy St	0.42mi	2/1.0	700 (+1%)	7mo	$119,900	$171	72
25119 Leach St	0.16mi	2/1.0	700 (+1%)	22mo	$118,000	$169	72
26301 Clancy St	0.48mi	2/1.0	720 (+4%)	3mo	$111,000	$154	68
25224 Send St	0.07mi	2/1.0	792 (+15%)	9mo	$126,000	$159	65
26760 Lehner St	0.74mi	2/1.0	672 (-3%)	2mo	$105,000	$156	60
25296 Send St	0.03mi	2/1.0	784 (+14%)	20mo	$128,000	$163	59
26093 Nagel St	0.46mi	2/1.0	672 (-3%)	21mo	$130,000	$193	57
26333 Belanger St	0.50mi	1/1.0 (-1)	650 (-6%)	11mo	$42,000	$65	52
25680 Dodge St	0.62mi	2/1.0	762 (+10%)	4mo	$90,000	$118	50

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-9,881
• Equity at exit: $16,401

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-7,078
• Equity at exit: $9,511

Cash invested: $30,800 (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 48066

• Rents YoY: 0.4%
• Active inventory: 265
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$263 /mo · $3,150/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $177

Break-even live

Break-even rent $1,121

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26160 Regency Club Dr Warren, MI	1.0–3.0	1.0–2.0	1011	$1,470	$1.45	2d	15	0.43mi

Listing history 25 events

1. 2026-05-11
   status Pending 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

2. 2026-05-11
   status Pending 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

3. 2026-05-02
   price $110,000 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

4. 2026-05-02
   price $110,000 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

5. 2026-04-27
   price $115,000 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

6. 2026-04-27
   price $115,000 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

7. 2026-04-15
   listed $120,000 Active 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

8. 2026-04-15
   listed $120,000 Active 9-char remark

   Show marketing remark (9 chars)

   To FOLOOW

9. 2019-12-04
   soldstatus $72,000
10. 2019-11-20
    soldstatus $72,000 Sold
11. 2019-11-20
    soldstatus $72,000 Closed
12. 2019-10-22
    status Pending
13. 2019-10-22
    status Pending
14. 2019-10-17
    listed $65,000 Active
15. 2019-10-17
    listed $65,000 Active
16. 1999-01-08
    soldstatus $67,000
17. 1998-10-09
    soldstatus $67,000
18. 1997-09-17
    historical
19. 1997-06-02
    listed $68,500
20. 1996-04-01
    soldstatus $59,600
21. 1996-03-15
    soldstatus $59,000
22. 1996-02-02
    historical
23. 1996-01-20
    listed $60,000
24. 1990-08-01
    soldstatus $46,250
25. 1979-09-12
    soldstatus $31,000

ⓘ 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: $3,150 · $263/mo
• Projected year-2 tax: $3,150 · $263/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,139
• − Mortgage interest: −$6,162
• − Property taxes: −$3,150
• − Insurance: −$550
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,200
• Taxable income: $494
• Est. tax owed @ 24.0%: −$119
• After-tax cash flow: $2,008/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

+254.8% since first listed

25 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-02 Price Changed $110,000 MiRealSource-MiMLS
• 2026-05-02 Price Changed $110,000 REALCOMP
• 2026-04-27 Price Changed $115,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $115,000 REALCOMP
• 2026-04-15 Listed $120,000 REALCOMP
• 2026-04-15 Listed $120,000 MiRealSource-MiMLS
• 2019-12-04 Sold (Public Records) $72,000 Public Records
• 2019-11-20 Sold (MLS) $72,000 MiRealSource-MiMLS
• 2019-11-20 Sold (MLS) $72,000 REALCOMP
• 2019-10-22 Pending — MiRealSource-MiMLS
• 2019-10-22 Pending — REALCOMP
• 2019-10-17 Listed $65,000 MiRealSource-MiMLS
• 2019-10-17 Listed $65,000 REALCOMP
• 1999-01-08 Sold (Public Records) $67,000 Public Records
• 1998-10-09 Sold (MLS) $67,000 MiRealSource-MiMLS
• 1997-09-17 Listing Removed — MiRealSource-MiMLS
• 1997-06-02 Listed $68,500 MiRealSource-MiMLS
• 1996-04-01 Sold (Public Records) $59,600 Public Records
• 1996-03-15 Sold (MLS) $59,000 MiRealSource-MiMLS
• 1996-02-02 Listing Removed — MiRealSource-MiMLS
• 1996-01-20 Listed $60,000 MiRealSource-MiMLS
• 1990-08-01 Sold (Public Records) $46,250 Public Records
• 1979-09-12 Sold (Public Records) $31,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,150 · +4.0% YoY. Source: county tax records.