20120 Brian Ct · Roseville, MI 48035

$129,900

3 bd · 1.5 ba · 1,260 sqft · Condo public records · 3 Days on market

Built 1969 $65/mo HOA · 4% of rent

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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

Beautiful generous condo with updates throughout is now available. With monthly HOA at $65, this condo presents an opportunity to enjoy low cost of living and near zero repair costs. All new kitchen, baths, floors, doors, paint, heating and cooling systems mean this condo is truly turn-key and ready for you to call home. Pictures don't do it justice and opportunities this nice rarely present themselves; be sure to schedule your showing before this one is gone! Buyer agent to verify all information

Key facts

• New floors
• New kitchen
• New baths

Tags

• NEW KITCHEN
• NEW BATHS
• NEW FLOORS
• NEW DOORS
• NEW PAINT
• NEW HEATING

Property features AI

Finance

• Other: Pets: contact association
• HOA & community: Homeowners association with $65 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); Two levels; Entry at ground level with steps
• Construction: Brick and metal siding; Built as condominium
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.6% 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.
• 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 leasing fast (median 4d on market — plan ~1-2 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 $898 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $20k; list at $130k implies a 553% gain — meaningful room to come down on a strong offer.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.25% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,356
• Equity at exit: $19,369

10-year hold

• IRR: 8.6%
• Equity multiple: 1.70×
• Total profit: $25,377
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$681
• Tax from tax record: −$106 /mo · $1,278/yr
• Insurance: −$54
• HOA: −$65
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $248

Break-even live

Break-even rent $1,148

Max offer price $129,900

Occupancy floor 78%

Sensitivity live

Price	-10% $322	-5% $285	+0% $248	+5% $211	+10% $175
Rent	-10% $133	-5% $190	+0% $248	+5% $306	+10% $364
Rate	-1.0pp $314	-0.5pp $281	base $248	+0.5pp $214	+1.0pp $180

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20235 Abrahm St Clinton Twp, MI	3.0	1.5	978	$1,600	$1.64	0d	1	0.09mi
19709 Abrahm St Clinton Twp, MI	2.0	1.5	1175	$1,200	$1.02	3d	1	0.19mi
21620 Hillside Dr Unit 1B Clinton Twp, MI	2.0	1.0	900	$1,225	$1.36	44d	1	0.96mi
21641 Hillside Clinton Twp, MI	1.0–2.0	1.0	850	$1,250	$1.47	44d	3	0.99mi
21613 Sunnyview St #14 Clinton Twp, MI	2.0	2.5	1209	$1,700	$1.41	0d	1	1.01mi
36760 Farmbrook Dr Clinton Twp, MI	1.0–3.0	1.0–1.5	850	$1,296	$1.52	0d	8	1.03mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	25d	1	1.25mi
37545 Charter Oaks Blvd Clinton Twp, MI	2.0	1.5	1110	$1,400	$1.26	44d	1	1.38mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	0d	11	1.49mi

HOA detail condo

• Monthly dues: $65 · $780/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-15
   statusdays on market $129,900 Pending 3 DOM
2. 2026-06-13
   days on market $129,900 Active 2 DOM
3. 2026-06-13
   remarks 502-char remark
4. 2026-06-13
   listed $129,900 Active 1 DOM

ⓘ 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: $1,278 · $106/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$361/yr (+$30/mo · 28.3%)

ⓘ 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,543
• − Mortgage interest: −$7,276
• − Property taxes: −$1,278
• − Insurance: −$650
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − HOA: −$780
• − Depreciation: −$3,779
• Taxable income: $974
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,744/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

+53.0% since first listed

14 events — show timeline

• 2026-06-12 Listed $129,900 MiRealSource-MiMLS
• 2026-06-12 Listed $129,900 REALCOMP
• 2026-06-10 Coming Soon $129,900 MiRealSource-MiMLS
• 2012-06-20 Sold (Public Records) $19,900 Public Records
• 2012-05-21 Sold (MLS) $19,900 REALCOMP
• 2012-05-21 Sold (MLS) $19,900 MiRealSource-MiMLS
• 2012-05-10 Listing Removed — REALCOMP
• 2012-05-10 Listing Removed — MiRealSource-MiMLS
• 2011-07-08 Listed $19,900 REALCOMP
• 2011-07-08 Listed $19,900 MiRealSource-MiMLS
• 2003-09-10 Sold (Public Records) $84,900 Public Records
• 2003-06-06 Sold (MLS) $84,900 MiRealSource-MiMLS
• 2003-04-28 Listing Removed — MiRealSource-MiMLS
• 2003-04-13 Listed $84,900 MiRealSource-MiMLS

Property tax history

+4.1%/yr

Latest (2025): $1,278 · -53.2% YoY. Source: county tax records.