25866 Huron St · Roseville, MI 48066

$139,900

3 bd · 1.5 ba · 962 sqft · SingleFamily public records · 2 Days on market

Built 1956 6,534 sqft lot Est $175k · 20% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• 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

Welcome to this well-built brick ranch with classic curb appeal and true potential. Step inside from the large covered front porch into a spacious living room - complete with hardwood floors hiding beneath the carpet - that sets a warm, comfortable tone throughout. The home offers three bedrooms, a full bath, and an eat-in kitchen with ample cabinetry, a dining area, and a peninsula off the sink. A sliding door leads to a generous railed deck, perfect for relaxing or entertaining in the fully fenced backyard. The oversized basement provides endless possibilities - use it for extra living space, a home office, or storage - and includes a roughed-in half bath ready for your finishing touches. A two-car garage rounds out this property nicely. Priced to reflect its current as-is condition, this home is a smart buy for the owner-occupant ready to roll up their sleeves and build equity, or the savvy investor looking for a solid flip or rental opportunity in a sought-after Roseville neighborhood. Hardwood floors, great bones, a fenced yard, and a full unfinished basement with potential - all conveniently located close to freeways and schools.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.4% below list).
• Recommended offer: $139k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 6.0% in Roseville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $967 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,273 (0.4% below list)

Questions for the listing agent

1. Built in 1956 — 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: 1.00% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $175,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25564 Koontz St	0.18mi	3/1.0	999 (+4%)	1mo	$207,000	$207	82
18505 Marquette St	0.30mi	3/1.0	960 (-0%)	3mo	$195,000	$203	81
25534 Collingwood St	0.21mi	3/1.0	1,000 (+4%)	2mo	$210,000	$210	80
25886 Hoffmeyer St	0.22mi	3/2.0	1,014 (+5%)	2mo	$190,000	$187	77
26225 Waldorf St	0.44mi	3/1.0	960 (-0%)	3mo	$155,000	$161	75
25534 Normandy St	0.39mi	3/1.0	1,000 (+4%)	4mo	$147,000	$147	70
26304 Barnes St	0.58mi	3/1.0	960 (-0%)	3mo	$96,000	$100	68
18305 Marquette St	0.36mi	3/1.0	1,026 (+7%)	2mo	$172,000	$168	68
27056 Lawnwood St	0.69mi	3/1.0	955 (-1%)	1mo	$105,000	$110	64
25355 Koontz St	0.27mi	3/1.0	1,080 (+12%)	1mo	$215,000	$199	64
25383 Lawn St	0.64mi	2/1.0 (-1)	1,050 (+9%)	1mo	$75,000	$71	47
26510 Barnes St	0.67mi	2/1.0 (-1)	825 (-14%)	3mo	$149,999	$182	36

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: -13.6%
• Equity multiple: 0.52×
• Total profit: $-18,676
• Equity at exit: $20,860

10-year hold

• IRR: -9.6%
• Equity multiple: 0.48×
• Total profit: $-20,328
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$734
• Tax from tax record: −$190 /mo · $2,281/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $118

Break-even live

Break-even rent $1,243

Max offer price $139,900

Occupancy floor 87%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	2d	1	0.50mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.50mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	0.67mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	0.67mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.92mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.96mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	0.98mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.04mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	1.04mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	1.04mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	1.04mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.04mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.08mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	1.13mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	24d	1	1.31mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	1.42mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	22d	1	1.48mi

Listing history 5 events

1. 2026-04-28
   status Pending 1163-char remark

   Show marketing remark (1163 chars)

   Welcome to this well-built brick ranch with classic curb appeal and true potential. Step inside from the large covered front porch into a spacious living room - complete with hardwood floors hiding beneath the carpet - that sets a warm, comfortable tone throughout. The home offers three bedrooms, a full bath, and an eat-in kitchen with ample cabinetry, a dining area, and a peninsula off the sink. A sliding door leads to a generous railed deck, perfect for relaxing or entertaining in the fully fenced backyard. The oversized basement provides endless possibilities - use it for extra living space, a home office, or storage - and includes a roughed-in half bath ready for your finishing touches. A two-car garage rounds out this property nicely. Priced to reflect its current as-is condition, this home is a smart buy for the owner-occupant ready to roll up their sleeves and build equity, or the savvy investor looking for a solid flip or rental opportunity in a sought-after Roseville neighborhood. Hardwood floors, great bones, a fenced yard, and a full unfinished basement with potential - all conveniently located close to freeways and schools.

2. 2026-04-28
   status Pending

   Show marketing remark (1163 chars)

   Welcome to this well-built brick ranch with classic curb appeal and true potential. Step inside from the large covered front porch into a spacious living room - complete with hardwood floors hiding beneath the carpet - that sets a warm, comfortable tone throughout. The home offers three bedrooms, a full bath, and an eat-in kitchen with ample cabinetry, a dining area, and a peninsula off the sink. A sliding door leads to a generous railed deck, perfect for relaxing or entertaining in the fully fenced backyard. The oversized basement provides endless possibilities - use it for extra living space, a home office, or storage - and includes a roughed-in half bath ready for your finishing touches. A two-car garage rounds out this property nicely. Priced to reflect its current as-is condition, this home is a smart buy for the owner-occupant ready to roll up their sleeves and build equity, or the savvy investor looking for a solid flip or rental opportunity in a sought-after Roseville neighborhood. Hardwood floors, great bones, a fenced yard, and a full unfinished basement with potential - all conveniently located close to freeways and schools.

3. 2026-04-26
   listed $139,900 Active

   Show marketing remark (1163 chars)

   Welcome to this well-built brick ranch with classic curb appeal and true potential. Step inside from the large covered front porch into a spacious living room - complete with hardwood floors hiding beneath the carpet - that sets a warm, comfortable tone throughout. The home offers three bedrooms, a full bath, and an eat-in kitchen with ample cabinetry, a dining area, and a peninsula off the sink. A sliding door leads to a generous railed deck, perfect for relaxing or entertaining in the fully fenced backyard. The oversized basement provides endless possibilities - use it for extra living space, a home office, or storage - and includes a roughed-in half bath ready for your finishing touches. A two-car garage rounds out this property nicely. Priced to reflect its current as-is condition, this home is a smart buy for the owner-occupant ready to roll up their sleeves and build equity, or the savvy investor looking for a solid flip or rental opportunity in a sought-after Roseville neighborhood. Hardwood floors, great bones, a fenced yard, and a full unfinished basement with potential - all conveniently located close to freeways and schools.

4. 2026-04-26
   listed $139,900 Active 1163-char remark

   Show marketing remark (1163 chars)

   Welcome to this well-built brick ranch with classic curb appeal and true potential. Step inside from the large covered front porch into a spacious living room - complete with hardwood floors hiding beneath the carpet - that sets a warm, comfortable tone throughout. The home offers three bedrooms, a full bath, and an eat-in kitchen with ample cabinetry, a dining area, and a peninsula off the sink. A sliding door leads to a generous railed deck, perfect for relaxing or entertaining in the fully fenced backyard. The oversized basement provides endless possibilities - use it for extra living space, a home office, or storage - and includes a roughed-in half bath ready for your finishing touches. A two-car garage rounds out this property nicely. Priced to reflect its current as-is condition, this home is a smart buy for the owner-occupant ready to roll up their sleeves and build equity, or the savvy investor looking for a solid flip or rental opportunity in a sought-after Roseville neighborhood. Hardwood floors, great bones, a fenced yard, and a full unfinished basement with potential - all conveniently located close to freeways and schools.

5. 2026-04-23
   historical $139,900 1163-char remark

   Show marketing remark (1163 chars)

   Welcome to this well-built brick ranch with classic curb appeal and true potential. Step inside from the large covered front porch into a spacious living room - complete with hardwood floors hiding beneath the carpet - that sets a warm, comfortable tone throughout. The home offers three bedrooms, a full bath, and an eat-in kitchen with ample cabinetry, a dining area, and a peninsula off the sink. A sliding door leads to a generous railed deck, perfect for relaxing or entertaining in the fully fenced backyard. The oversized basement provides endless possibilities - use it for extra living space, a home office, or storage - and includes a roughed-in half bath ready for your finishing touches. A two-car garage rounds out this property nicely. Priced to reflect its current as-is condition, this home is a smart buy for the owner-occupant ready to roll up their sleeves and build equity, or the savvy investor looking for a solid flip or rental opportunity in a sought-after Roseville neighborhood. Hardwood floors, great bones, a fenced yard, and a full unfinished basement with potential - all conveniently located close to freeways and schools.

ⓘ 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: $2,281 · $190/mo
• Projected year-2 tax: $2,281 · $190/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: $16,713
• − Mortgage interest: −$7,837
• − Property taxes: −$2,281
• − Insurance: −$700
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,070
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,622/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

+0.0% since first listed

5 events — show timeline

• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-26 Listed $139,900 REALCOMP
• 2026-04-26 Listed $139,900 MiRealSource-MiMLS
• 2026-04-23 Coming Soon $139,900 MiRealSource-MiMLS

Property tax history

+3.5%/yr

Latest (2025): $2,281 · +4.3% YoY. Source: county tax records.