28041 Maple St · Roseville, MI 48066

$99,900

2 bd · 1.0 ba · 745 sqft · SingleFamily public records · 15 Days on market

Built 1926 4,356 sqft lot Est $112k · 11% 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 +30.0/30.0
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity in Roseville! This ranch offers solid potential for investors or buyers looking to build sweat equity. Features include a functional layout with a spacious living room, large kitchen with dining area, covered front porch, and wood floors. Bring your vision and renovation ideas to make this property shine again. Convenient location near shopping, dining, schools, and major roadways. Property is being sold as-is.

Key facts

• Covered front porch
• Wood floors
• Large kitchen

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING ROOM
• LARGE KITCHEN
• COVERED FRONT PORCH
• WOOD FLOORS
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Crawl space foundation; Built area above grade approximately 745
• Exterior features: Front porch; Shed(s); Paved road access; Lot roughly 40 x 106 (approx. 0.1 acre)

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Eat-in kitchen; High-speed internet
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.8% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• At $3,096/mo this rent would consume 60% of the median local household income ($62k/yr) (locally 1712% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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 $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 3.10% ✓
• Cap rate: 26.84%
• Cash-on-cash: 73.38%
• DSCR: 4.26
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $111,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28311 Waverly St	0.17mi	2/1.0	696 (-7%)	2mo	$98,000	$141	79
28320 Waverly St	0.17mi	2/1.0	774 (+4%)	8mo	$105,000	$136	79
28336 Rosemont St	0.21mi	2/1.0	804 (+8%)	2mo	$125,000	$155	76
17253 Lowell St	0.15mi	2/1.0	700 (-6%)	10mo	$105,000	$150	75
28096 Waverly St	0.10mi	2/1.0	813 (+9%)	8mo	$135,750	$167	74
28648 Hillview St	0.31mi	2/1.0	688 (-8%)	4mo	$149,000	$217	70
17705 Longfellow St	0.39mi	3/1.0 (+1)	720 (-3%)	3mo	$30,000	$42	69
28065 Maple St	0.02mi	1/1.0 (-1)	650 (-13%)	5mo	$30,500	$47	68
28735 Maple St	0.33mi	2/1.0	688 (-8%)	5mo	$151,000	$219	68
28919 Essex St	0.44mi	2/1.0	700 (-6%)	4mo	$113,000	$161	66
18374 Mesle St	0.51mi	2/1.0	830 (+11%)	6mo	$55,000	$66	53
27869 Tighe St	0.75mi	3/1.0 (+1)	836 (+12%)	6mo	$93,000	$111	35

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: 70.1%
• Equity multiple: 4.04×
• Total profit: $84,900
• Equity at exit: $14,895

10-year hold

• IRR: 73.4%
• Equity multiple: 7.57×
• Total profit: $183,645
• Equity at exit: $8,638

Cash invested: $27,972 (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: 2.7×

Monthly cashflow live

• Estimated rent: $3,096 high
• Mortgage (P&I): −$524
• Tax from tax record: −$170 /mo · $2,042/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $1,710

Break-even live

Break-even rent $931

Max offer price $99,900

Occupancy floor 40%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	22d	1	0.22mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	2d	1	0.41mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	5d	1	0.45mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	15d	1	0.46mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$4,242	$5.72	44d	1	0.46mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,167	$4.27	10d	1	0.47mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,470	$4.68	17d	1	0.47mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,878	$5.23	12d	1	0.48mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,458	$4.66	15d	1	0.50mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	2d	1	0.50mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	15d	1	0.50mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	2d	1	0.51mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	17d	1	0.52mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,932	$5.30	15d	1	0.52mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,035	$4.09	12d	1	0.52mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	44d	1	0.80mi
16425 12 Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	44d	1	0.83mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	2d	16	1.43mi

Listing history 40 events

1. 2026-06-04
   status $99,900 Pending 15 DOM
2. 2026-06-03
   days on market $99,900 Active 15 DOM
3. 2026-06-02
   days on market $99,900 Active 14 DOM
4. 2026-06-01
   days on market $99,900 Active 13 DOM
5. 2026-05-31
   days on market $99,900 Active 12 DOM
6. 2026-05-19
   listed $99,900 Active

   Show marketing remark (426 chars)

   Opportunity in Roseville! This ranch offers solid potential for investors or buyers looking to build sweat equity. Features include a functional layout with a spacious living room, large kitchen with dining area, covered front porch, and wood floors. Bring your vision and renovation ideas to make this property shine again. Convenient location near shopping, dining, schools, and major roadways. Property is being sold as-is.

7. 2026-05-19
   listed $99,900 Active 426-char remark

   Show marketing remark (426 chars)

   Opportunity in Roseville! This ranch offers solid potential for investors or buyers looking to build sweat equity. Features include a functional layout with a spacious living room, large kitchen with dining area, covered front porch, and wood floors. Bring your vision and renovation ideas to make this property shine again. Convenient location near shopping, dining, schools, and major roadways. Property is being sold as-is.

8. 2022-01-05
   soldstatus $85,000
9. 2021-12-22
   soldstatus $85,000 Sold 343-char remark

   Show marketing remark (343 chars)

   Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

10. 2021-12-22
    soldstatus $85,000 Closed

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

11. 2021-11-18
    status Pending

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

12. 2021-11-18
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

13. 2021-11-15
    status Active

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

14. 2021-11-15
    status Active 343-char remark

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

15. 2021-11-13
    status Pending

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

16. 2021-11-13
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

17. 2021-11-09
    listed $79,900 Active 343-char remark

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

18. 2021-11-09
    listed $79,900 Active

    Show marketing remark (343 chars)

    Come see this cute ranch for sale. Large kitchen with oak cabinets and eating area, spacious living room with wood floors, covered porch and much more! Stove, refrigerator, microwave, washer, dryer, large tv in family to stay! Great for first time home buyers or a rental property. Licensed agent to be present for all showings. No exceptions.

19. 2018-06-18
    soldstatus $54,000
20. 2018-06-08
    soldstatus $54,000 Sold
21. 2018-06-08
    soldstatus $54,000 Closed
22. 2018-04-30
    status Pending
23. 2018-04-30
    status Pending
24. 2018-04-23
    listed $59,900 Active
25. 2018-04-23
    listed $59,900 Active
26. 2017-05-09
    soldstatus $45,000
27. 2017-05-02
    soldstatus $45,000
28. 2017-05-02
    soldstatus $45,000 Closed
29. 2017-03-29
    status Pending
30. 2017-03-21
    price $48,400
31. 2016-12-07
    price $49,900
32. 2016-10-18
    price $50,900
33. 2016-09-28
    listed $53,900 Active
34. 2016-09-28
    listed $48,400
35. 2006-01-10
    soldstatus $77,500
36. 2005-12-22
    soldstatus $77,500
37. 2005-12-07
    historical
38. 2005-10-24
    listed $79,900
39. 2005-10-19
    historical
40. 2005-04-19
    listed $81,900

ⓘ 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: $2,042 · $170/mo
• Projected year-2 tax: $2,042 · $170/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: $37,157
• − Mortgage interest: −$5,596
• − Property taxes: −$2,042
• − Insurance: −$500
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − Depreciation: −$2,906
• Taxable income: $20,168
• Est. tax owed @ 24.0%: −$4,840
• After-tax cash flow: $15,685/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

+22.0% since first listed

35 events — show timeline

• 2026-05-19 Listed $99,900 MiRealSource-MiMLS
• 2026-05-19 Listed $99,900 REALCOMP
• 2022-01-05 Sold (Public Records) $85,000 Public Records
• 2021-12-22 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2021-12-22 Sold (MLS) $85,000 REALCOMP
• 2021-11-18 Pending — MiRealSource-MiMLS
• 2021-11-18 Pending — REALCOMP
• 2021-11-15 Relisted — MiRealSource-MiMLS
• 2021-11-15 Relisted — REALCOMP
• 2021-11-13 Pending — MiRealSource-MiMLS
• 2021-11-13 Pending — REALCOMP
• 2021-11-09 Listed $79,900 MiRealSource-MiMLS
• 2021-11-09 Listed $79,900 REALCOMP
• 2018-06-18 Sold (Public Records) $54,000 Public Records
• 2018-06-08 Sold (MLS) $54,000 MiRealSource-MiMLS
• 2018-06-08 Sold (MLS) $54,000 REALCOMP
• 2018-04-30 Pending — MiRealSource-MiMLS
• 2018-04-30 Pending — REALCOMP
• 2018-04-23 Listed $59,900 MiRealSource-MiMLS
• 2018-04-23 Listed $59,900 REALCOMP
• 2017-05-09 Sold (Public Records) $45,000 Public Records
• 2017-05-02 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2017-05-02 Sold (MLS) $45,000 REALCOMP
• 2017-03-29 Pending — MiRealSource-MiMLS
• 2017-03-21 Price Changed $48,400 MiRealSource-MiMLS
• 2016-12-07 Price Changed $49,900 MiRealSource-MiMLS
• 2016-10-18 Price Changed $50,900 MiRealSource-MiMLS
• 2016-09-28 Listed $53,900 MiRealSource-MiMLS
• 2016-09-28 Listed $48,400 REALCOMP
• 2006-01-10 Sold (Public Records) $77,500 Public Records
• 2005-12-22 Sold (MLS) $77,500 MiRealSource-MiMLS
• 2005-12-07 Listing Removed — MiRealSource-MiMLS
• 2005-10-24 Listed $79,900 MiRealSource-MiMLS
• 2005-10-19 Listing Removed — MiRealSource-MiMLS
• 2005-04-19 Listed $81,900 MiRealSource-MiMLS

Property tax history

+9.8%/yr

Latest (2025): $2,042 · +4.3% YoY. Source: county tax records.