27743 Carini Villa St · Roseville, MI 48066

$100,000

2 bd · 1.0 ba · 900 sqft · Condo · 7 Days on market

Built 1990 Good condition $135/mo HOA · 10% 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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own an affordable, move-in-ready end-unit condo in a quiet Roseville neighborhood. Features newer vinyl flooring in the living room, hallway, and bathroom. Major mechanicals - including the Lennox furnace, air conditioner, and hot water tank - are all approximately one year old. The kitchen offers stainless steel appliances and a dedicated dining area. The primary bedroom includes dual closets, and both bedrooms are well-sized. A laundry tub is conveniently located in the utility room. Enjoy the convenience of an assigned carport, and bring your pets - this community is pet-friendly. Minor damage to bedroom wall will be repaired upon closing. Schedule your showing today!

Key facts

• Dual closets
• Newer vinyl flooring
• Laundry tub

Tags

• NEWER VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• DEDICATED DINING AREA
• DUAL CLOSETS
• LAUNDRY TUB
• ASSIGNED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 9.2% 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; 36 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 $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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y 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 $14k; list at $100k implies a 609% gain — meaningful room to come down on a strong offer.

Recommended offer $100,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.35% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,205
• Equity at exit: $14,910

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,063
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$135
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $241

Break-even live

Break-even rent $1,046

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	1d	1	0.42mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	24d	1	0.58mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	0.72mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	0.74mi
29157 Hayes Rd Warren, MI	1.0	1.0	720	$1,250	$1.74	43d	1	0.74mi
16425 12 Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	0.75mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	21d	1	0.75mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	0.77mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.79mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.80mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	14d	1	0.83mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	1d	1	0.89mi
26160 Regency Club Dr Warren, MI	1.0–3.0	1.0–2.0	1011	$1,470	$1.45	1d	15	0.92mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	21d	3	0.94mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	0.94mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	0.94mi
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
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.00mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	21d	1	1.03mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.11mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.13mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	17d	1	1.19mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	1.21mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	24d	1	1.26mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	4d	1	1.29mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,023	$5.99	1d	1	1.34mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	43d	1	1.36mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	17d	1	1.37mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	24d	1	1.39mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	21d	1	1.39mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	3d	1	1.39mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	43d	1	1.48mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	14d	1	1.48mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.49mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.49mi

HOA detail condo

• Monthly dues: $135 · $1,620/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-04-24
   status Pending 699-char remark

   Show marketing remark (699 chars)

   Rare opportunity to own an affordable, move-in-ready end-unit condo in a quiet Roseville neighborhood. Features newer vinyl flooring in the living room, hallway, and bathroom. Major mechanicals - including the Lennox furnace, air conditioner, and hot water tank - are all approximately one year old. The kitchen offers stainless steel appliances and a dedicated dining area. The primary bedroom includes dual closets, and both bedrooms are well-sized. A laundry tub is conveniently located in the utility room. Enjoy the convenience of an assigned carport, and bring your pets - this community is pet-friendly. Minor damage to bedroom wall will be repaired upon closing. Schedule your showing today!

2. 2026-04-24
   status Pending

   Show marketing remark (699 chars)

   Rare opportunity to own an affordable, move-in-ready end-unit condo in a quiet Roseville neighborhood. Features newer vinyl flooring in the living room, hallway, and bathroom. Major mechanicals - including the Lennox furnace, air conditioner, and hot water tank - are all approximately one year old. The kitchen offers stainless steel appliances and a dedicated dining area. The primary bedroom includes dual closets, and both bedrooms are well-sized. A laundry tub is conveniently located in the utility room. Enjoy the convenience of an assigned carport, and bring your pets - this community is pet-friendly. Minor damage to bedroom wall will be repaired upon closing. Schedule your showing today!

3. 2026-04-15
   listed $100,000 Active 699-char remark

   Show marketing remark (699 chars)

   Rare opportunity to own an affordable, move-in-ready end-unit condo in a quiet Roseville neighborhood. Features newer vinyl flooring in the living room, hallway, and bathroom. Major mechanicals - including the Lennox furnace, air conditioner, and hot water tank - are all approximately one year old. The kitchen offers stainless steel appliances and a dedicated dining area. The primary bedroom includes dual closets, and both bedrooms are well-sized. A laundry tub is conveniently located in the utility room. Enjoy the convenience of an assigned carport, and bring your pets - this community is pet-friendly. Minor damage to bedroom wall will be repaired upon closing. Schedule your showing today!

4. 2026-04-15
   listed $100,000 Active

   Show marketing remark (699 chars)

   Rare opportunity to own an affordable, move-in-ready end-unit condo in a quiet Roseville neighborhood. Features newer vinyl flooring in the living room, hallway, and bathroom. Major mechanicals - including the Lennox furnace, air conditioner, and hot water tank - are all approximately one year old. The kitchen offers stainless steel appliances and a dedicated dining area. The primary bedroom includes dual closets, and both bedrooms are well-sized. A laundry tub is conveniently located in the utility room. Enjoy the convenience of an assigned carport, and bring your pets - this community is pet-friendly. Minor damage to bedroom wall will be repaired upon closing. Schedule your showing today!

5. 2025-11-13
   historical
6. 2025-11-10
   price $110,000
7. 2025-11-10
   price $110,000
8. 2025-10-29
   price $115,000
9. 2025-10-28
   status Active
10. 2025-10-28
    price $115,000
11. 2025-10-28
    status Active
12. 2025-10-27
    status Pending
13. 2025-10-27
    status Pending
14. 2025-10-27
    historical
15. 2025-10-17
    listed $120,000 Active
16. 2025-10-17
    listed $120,000 Active
17. 2012-04-02
    soldstatus $14,100
18. 2012-04-02
    soldstatus $14,100
19. 2012-02-13
    historical
20. 2012-02-13
    historical
21. 2012-01-26
    listed $14,000
22. 2012-01-26
    listed $14,000
23. 2002-05-28
    soldstatus $81,500
24. 2002-05-10
    historical
25. 2002-03-18
    listed $81,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,210
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − HOA: −$1,620
• − Depreciation: −$2,909
• Taxable income: $1,485
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,536/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This move-in-ready condo in Roseville offers a good condition with newer appliances and flooring. A fresh coat of paint on the exterior and replacing worn flooring would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value
• Both Replace worn flooring — Improves living space and adds value
• Both Upgrade kitchen appliances — Modernizes the space and attracts more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value ↑
• Both Replace worn flooring — Improves living space and adds value ↑
• Both Upgrade kitchen appliances — Modernizes the space and attracts more buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+22.7% since first listed

25 events — show timeline

• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-04-15 Listed $100,000 REALCOMP
• 2026-04-15 Listed $100,000 MiRealSource-MiMLS
• 2025-11-13 Listing Removed — MiRealSource-MiMLS
• 2025-11-10 Price Changed $110,000 MiRealSource-MiMLS
• 2025-11-10 Price Changed $110,000 REALCOMP
• 2025-10-29 Price Changed $115,000 MiRealSource-MiMLS
• 2025-10-28 Relisted — MiRealSource-MiMLS
• 2025-10-28 Price Changed $115,000 REALCOMP
• 2025-10-28 Relisted — REALCOMP
• 2025-10-27 Pending — MiRealSource-MiMLS
• 2025-10-27 Pending — REALCOMP
• 2025-10-27 Listing Removed — REALCOMP
• 2025-10-17 Listed $120,000 MiRealSource-MiMLS
• 2025-10-17 Listed $120,000 REALCOMP
• 2012-04-02 Sold (MLS) $14,100 MiRealSource-MiMLS
• 2012-04-02 Sold (MLS) $14,100 REALCOMP
• 2012-02-13 Listing Removed — MiRealSource-MiMLS
• 2012-02-13 Listing Removed — REALCOMP
• 2012-01-26 Listed $14,000 MiRealSource-MiMLS
• 2012-01-26 Listed $14,000 REALCOMP
• 2002-05-28 Sold (MLS) $81,500 MiRealSource-MiMLS
• 2002-05-10 Listing Removed — MiRealSource-MiMLS
• 2002-03-18 Listed $81,500 MiRealSource-MiMLS