25616 Hoffmeyer St · Roseville, MI 48066

$160,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 48 Days on market

Built 1940 6,970 sqft lot $118/sqft · 15% below area Est $188k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.3/15.0
• Cash flow +9.7/30.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• 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

Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home. A/c Unit new 2025 Furnace new 2024 roof 6-8 years old

Key facts

• 6,970 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (10.7% below list).
• Recommended offer: $142k (11.5% below list) — sets the bar for cash-flow.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,525 (11.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 9.3

CMA / ARV

• ARV (median comp): $188,450
• List price: $160,000
• Delta: -15.10%
• 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
17921 Oakdale St	0.28mi	3/1.0	1,312 (-3%)	3mo	$235,000	$179	79
25334 Barbara St	0.12mi	3/1.0	1,479 (+9%)	1mo	$147,000	$99	79
18239 Glendale St	0.52mi	3/2.0	1,376 (+2%)	0mo	$204,000	$148	69
25560 Bellaire St	0.41mi	3/1.0	1,463 (+8%)	7mo	$175,000	$120	62
26261 Linwood St	0.37mi	3/1.5	1,170 (-14%)	6mo	$142,000	$121	53
26095 Pattow St	0.57mi	3/1.0	1,180 (-13%)	1mo	$112,500	$95	51
25158 Arlington St	0.71mi	3/1.0	1,499 (+10%)	1mo	$197,500	$132	48
25914 Normandy St	0.59mi	3/1.5	1,161 (-14%)	2mo	$105,500	$91	45
25133 Blair St	0.51mi	3/2.0	1,192 (-12%)	9mo	$182,000	$153	44
26671 Belleair St	0.69mi	3/2.0	1,218 (-10%)	3mo	$154,900	$127	44
26031 Parkington St	0.63mi	3/1.0	1,185 (-13%)	8mo	$160,000	$135	43
25334 Waldorf St	0.64mi	3/1.5	1,200 (-12%)	8mo	$206,000	$172	43

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: -24.2%
• Equity multiple: 0.19×
• Total profit: $-36,144
• Equity at exit: $23,857

10-year hold

• IRR: -30.8%
• Equity multiple: -0.20×
• Total profit: $-53,885
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$839
• Tax from tax record: −$327 /mo · $3,929/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-105

Break-even live

Break-even rent $1,561

Max offer price $141,525

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	0.42mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.43mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	43d	1	0.89mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	0.91mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.95mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	0.95mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	0.96mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	21d	3	0.96mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	0.96mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	1.08mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.10mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.16mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	1.17mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	1.26mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	1.32mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	1.34mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	14d	1	1.39mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	3d	1	1.44mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	21d	1	1.44mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	1d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $160,000 Active 48 DOM
2. 2026-06-17
   days on market $160,000 Active 47 DOM
3. 2026-06-16
   days on market $160,000 Active 46 DOM
4. 2026-06-15
   days on market $160,000 Active 45 DOM
5. 2026-06-13
   days on market $160,000 Active 43 DOM
6. 2026-06-09
   days on market $160,000 Active 39 DOM
7. 2026-06-08
   days on market $160,000 Active 38 DOM
8. 2026-06-07
   days on market $160,000 Active 37 DOM
9. 2026-06-04
   days on market $160,000 Active 34 DOM
10. 2026-06-03
    days on market $160,000 Active 33 DOM
11. 2026-06-02
    days on market $160,000 Active 32 DOM
12. 2026-06-02
    status $160,000 Active 31 DOM
13. 2026-05-18
    status Pending 434-char remark

    Show marketing remark (380 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home.

14. 2026-05-18
    status Pending 380-char remark

    Show marketing remark (380 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home.

15. 2026-05-18
    status Pending

    Show marketing remark (380 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home.

16. 2026-04-17
    listed $160,000 Active 380-char remark

    Show marketing remark (434 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home. A/c Unit new 2025 Furnace new 2024 roof 6-8 years old

17. 2026-04-17
    listed $160,000 Active 434-char remark

    Show marketing remark (434 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home. A/c Unit new 2025 Furnace new 2024 roof 6-8 years old

18. 2026-04-17
    listed $160,000 Active

    Show marketing remark (434 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home. A/c Unit new 2025 Furnace new 2024 roof 6-8 years old

19. 2026-04-12
    historical $160,000 380-char remark

    Show marketing remark (380 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home.

20. 2026-04-12
    historical $160,000

    Show marketing remark (380 chars)

    Step into comfort and charm at 25616 Hoffmeyer Street! This inviting home offers a cozy yet functional layout, perfect for everyday living. Sun-filled rooms create a welcoming atmosphere, while the outdoor space provides plenty of room to relax or entertain. Nestled in a quiet neighborhood with easy access to local amenities and freeways, this is the perfect place to call home.

21. 2025-11-21
    historical
22. 2025-10-17
    listed $160,000 Active
23. 2025-10-17
    listed $160,000 Active
24. 2025-10-15
    historical
25. 2025-09-29
    historical
26. 2025-09-29
    historical
27. 2025-08-15
    listed $155,000 Active
28. 2025-08-15
    listed $155,000 Active
29. 2025-08-10
    historical
30. 2025-07-18
    price $154,900
31. 2025-07-18
    price $154,900
32. 2025-06-18
    listed $160,000 Active
33. 2025-06-18
    listed $160,000 Active
34. 2025-02-24
    historical
35. 2025-02-24
    historical
36. 2025-01-10
    listed $174,000 Active
37. 2025-01-10
    listed $174,000 Active
38. 2023-05-16
    soldstatus $145,000
39. 2023-05-11
    soldstatus $145,000
40. 2023-05-11
    soldstatus $145,000 Closed
41. 2023-04-05
    status Pending
42. 2023-03-28
    listed $135,000
43. 2023-03-28
    listed $135,000 Active
44. 2023-03-28
    historical
45. 2023-03-28
    historical
46. 2022-12-05
    listed $149,900 Active
47. 2022-11-28
    historical
48. 2022-11-28
    listed $149,900
49. 2000-09-05
    soldstatus $55,000
50. 1999-07-29
    soldstatus $55,000

ⓘ 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: $3,929 · $327/mo
• Projected year-2 tax: $3,929 · $327/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: $17,143
• − Mortgage interest: −$8,962
• − Property taxes: −$3,929
• − Insurance: −$800
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,655
• Taxable loss: −$3,946
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $-308/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

+167.1% since first listed

41 events — show timeline

• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — SW Michigan MLS
• 2026-04-17 Listed $160,000 MiRealSource-MiMLS
• 2026-04-17 Listed $160,000 REALCOMP
• 2026-04-17 Listed $160,000 SW Michigan MLS
• 2026-04-12 Coming Soon $160,000 MiRealSource-MiMLS
• 2026-04-12 Coming Soon $160,000 SW Michigan MLS
• 2025-11-21 Listing Removed — MiRealSource-MiMLS
• 2025-10-17 Listed $160,000 REALCOMP
• 2025-10-17 Listed $160,000 MiRealSource-MiMLS
• 2025-10-15 Coming Soon — MiRealSource-MiMLS
• 2025-09-29 Listing Removed — MiRealSource-MiMLS
• 2025-09-29 Listing Removed — REALCOMP
• 2025-08-15 Listed $155,000 MiRealSource-MiMLS
• 2025-08-15 Listed $155,000 REALCOMP
• 2025-08-10 Listing Removed — MiRealSource-MiMLS
• 2025-07-18 Price Changed $154,900 MiRealSource-MiMLS
• 2025-07-18 Price Changed $154,900 REALCOMP
• 2025-06-18 Listed $160,000 REALCOMP
• 2025-06-18 Listed $160,000 MiRealSource-MiMLS
• 2025-02-24 Listing Removed — REALCOMP
• 2025-02-24 Listing Removed — MiRealSource-MiMLS
• 2025-01-10 Listed $174,000 REALCOMP
• 2025-01-10 Listed $174,000 MiRealSource-MiMLS
• 2023-05-16 Sold (Public Records) $145,000 Public Records
• 2023-05-11 Sold (MLS) $145,000 MiRealSource-MiMLS
• 2023-05-11 Sold (MLS) $145,000 REALCOMP
• 2023-04-05 Pending — MiRealSource-MiMLS
• 2023-03-28 Listing Removed — MiRealSource-MiMLS
• 2023-03-28 Listing Removed — REALCOMP
• 2023-03-28 Listed $135,000 MiRealSource-MiMLS
• 2023-03-28 Listed $135,000 REALCOMP
• 2022-12-05 Listed $149,900 MiRealSource-MiMLS
• 2022-11-28 Coming Soon — MiRealSource-MiMLS
• 2022-11-28 Listed $149,900 REALCOMP
• 2000-09-05 Sold (Public Records) $55,000 Public Records
• 1999-07-29 Sold (Public Records) $55,000 Public Records
• 1997-09-19 Sold (MLS) $55,000 MiRealSource-MiMLS
• 1997-08-26 Listing Removed — MiRealSource-MiMLS
• 1997-05-14 Listed $59,900 MiRealSource-MiMLS

Property tax history

+6.8%/yr

Latest (2025): $3,929 · +9.2% YoY. Source: county tax records.