25627 Paige St · Roseville, MI 48066

$109,900

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 139 Days on market

Built 1940 5,663 sqft lot $111/sqft · 29% below area Est $157k · 30% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.4/10.0
• 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

Bungalow with living room, Kitchen with appliances and laundry room. Forced air furnace. One entry room near the full bathroom and one upper bedroom. Clean and move in ready. Good Location Fenced Yard.

Key facts

• Fenced yard
• Laundry room
• Full bathroom

Tags

• KITCHEN WITH APPLIANCES
• LAUNDRY ROOM
• FORCED AIR FURNACE
• FULL BATHROOM
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $760 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

• It's been on market 139 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 12y ago; this cycle's ask is 9058% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $14k; list at $110k implies a 671% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.24% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 6.7

CMA / ARV

• ARV (median comp): $156,627
• List price: $109,900
• Delta: -29.83%
• 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
26234 Woodmont St	0.45mi	3/1.0 (+1)	960 (-3%)	1mo	$124,000	$129	68
26637 Wenfield St	0.53mi	2/1.0	945 (-4%)	1mo	$122,000	$129	67
25383 Lawn St	0.52mi	2/1.0	1,050 (+6%)	1mo	$75,000	$71	65
26641 Ridgemont St	0.57mi	3/1.0 (+1)	960 (-3%)	4mo	$133,000	$139	60
26153 Nagel St	0.59mi	3/1.0 (+1)	924 (-7%)	2mo	$101,000	$109	54
26140 Nagel St	0.57mi	3/1.0 (+1)	924 (-7%)	5mo	$96,000	$104	53
26512 Kathy St	0.60mi	3/1.0 (+1)	924 (-7%)	4mo	$150,000	$162	52
26621 Kathy St	0.68mi	3/1.0 (+1)	924 (-7%)	0mo	$155,900	$169	52
25287 Leach St	0.74mi	2/1.0	1,072 (+8%)	1mo	$108,500	$101	51
25323 Fern St	0.53mi	3/1.5 (+1)	895 (-10%)	5mo	$115,000	$128	48
15738 Frazho Rd	0.50mi	3/1.0 (+1)	1,131 (+14%)	1mo	$165,000	$146	47
26501 Clancy St	0.74mi	3/1.0 (+1)	924 (-7%)	4mo	$154,900	$168	46

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: -4.8%
• Equity multiple: 0.83×
• Total profit: $-5,350
• Equity at exit: $16,386

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $2,441
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$576
• Tax from tax record: −$208 /mo · $2,499/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $250

Break-even live

Break-even rent $1,051

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $312	-5% $281	+0% $250	+5% $218	+10% $187
Rent	-10% $142	-5% $196	+0% $250	+5% $304	+10% $358
Rate	-1.0pp $305	-0.5pp $277	base $250	+0.5pp $221	+1.0pp $192

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	0.51mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	5d	1	0.58mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	22d	1	0.58mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	4d	1	0.58mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	15d	1	0.61mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	25d	1	0.64mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.72mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	0.72mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.72mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.72mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	0.72mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	0.74mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	2d	1	0.74mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.75mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	44d	1	0.76mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	25d	1	0.79mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	25d	1	0.89mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	0.95mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	15d	1	1.00mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	5d	1	1.00mi
26160 Regency Club Dr Warren, MI	1.0–3.0	1.0–2.0	1011	$1,470	$1.45	2d	15	1.02mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	25d	1	1.06mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	18d	1	1.15mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.17mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	18d	1	1.21mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	1.25mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	5d	1	1.44mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,167	$4.27	10d	1	1.46mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	2d	1	1.47mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,878	$5.23	12d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $109,900 Active 139 DOM
2. 2026-06-17
   days on market $109,900 Active 138 DOM
3. 2026-06-16
   days on market $109,900 Active 137 DOM
4. 2026-06-15
   days on market $109,900 Active 136 DOM
5. 2026-06-13
   days on market $109,900 Active 134 DOM
6. 2026-06-09
   days on market $109,900 Active 130 DOM
7. 2026-06-08
   days on market $109,900 Active 129 DOM
8. 2026-06-07
   days on market $109,900 Active 128 DOM
9. 2026-06-04
   days on market $109,900 Active 125 DOM
10. 2026-06-03
    days on market $109,900 Active 124 DOM
11. 2026-06-02
    days on market $109,900 Active 123 DOM
12. 2026-06-01
    days on market $109,900 Active 122 DOM
13. 2026-05-31
    days on market $109,900 Active 121 DOM
14. 2026-04-28
    price $109,900 201-char remark

    Show marketing remark (201 chars)

    Bungalow with living room, Kitchen with appliances and laundry room. Forced air furnace. One entry room near the full bathroom and one upper bedroom. Clean and move in ready. Good Location Fenced Yard.

15. 2026-04-28
    price $109,900 201-char remark

    Show marketing remark (201 chars)

    Bungalow with living room, Kitchen with appliances and laundry room. Forced air furnace. One entry room near the full bathroom and one upper bedroom. Clean and move in ready. Good Location Fenced Yard.

16. 2026-04-28
    price $109,900

    Show marketing remark (201 chars)

    Bungalow with living room, Kitchen with appliances and laundry room. Forced air furnace. One entry room near the full bathroom and one upper bedroom. Clean and move in ready. Good Location Fenced Yard.

17. 2026-03-14
    listed $1,200
18. 2026-03-14
    historical $1,200
19. 2026-02-25
    status Active
20. 2026-02-24
    historical
21. 2026-01-30
    listed $119,900 Active 201-char remark

    Show marketing remark (201 chars)

    Bungalow with living room, Kitchen with appliances and laundry room. Forced air furnace. One entry room near the full bathroom and one upper bedroom. Clean and move in ready. Good Location Fenced Yard.

22. 2026-01-30
    listed $119,900 Active 201-char remark

    Show marketing remark (201 chars)

    Bungalow with living room, Kitchen with appliances and laundry room. Forced air furnace. One entry room near the full bathroom and one upper bedroom. Clean and move in ready. Good Location Fenced Yard.

23. 2026-01-30
    listed $119,900 Active

    Show marketing remark (201 chars)

    Bungalow with living room, Kitchen with appliances and laundry room. Forced air furnace. One entry room near the full bathroom and one upper bedroom. Clean and move in ready. Good Location Fenced Yard.

24. 2026-01-08
    listed $1,200
25. 2015-11-23
    soldstatus $14,250 Sold
26. 2015-11-23
    soldstatus $14,250
27. 2015-11-02
    historical
28. 2015-11-01
    historical
29. 2015-10-16
    price $16,500
30. 2015-10-02
    price $17,500
31. 2015-09-20
    status Active
32. 2015-09-15
    historical
33. 2015-08-28
    price $18,000
34. 2015-08-03
    price $20,000
35. 2015-07-21
    price $22,000
36. 2015-07-12
    listed $25,500 Active
37. 2015-07-11
    listed $16,500
38. 2014-07-02
    soldstatus $10,500
39. 2014-07-02
    soldstatus $10,500
40. 2014-07-02
    soldstatus $10,500
41. 2014-06-16
    historical
42. 2014-06-09
    listed $12,500
43. 2014-06-09
    listed $12,500
44. 2014-06-09
    listed $12,500
45. 2014-06-09
    historical
46. 2014-06-09
    historical
47. 2014-05-22
    listed $14,900
48. 2014-05-22
    listed $14,900
49. 2014-05-22
    historical
50. 2014-05-22
    historical

ⓘ 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: $2,499 · $208/mo
• Projected year-2 tax: $2,499 · $208/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,403
• − Mortgage interest: −$6,156
• − Property taxes: −$2,499
• − Insurance: −$550
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,197
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,664/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

+637.6% since first listed

41 events — show timeline

• 2026-04-28 Price Changed $109,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $109,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $109,900 REALCOMP
• 2026-03-14 Listed for Rent $1,200 REALSOURCE
• 2026-03-14 Rental Removed $1,200 REALSOURCE
• 2026-02-25 Relisted — REALCOMP
• 2026-02-24 Listing Removed — REALCOMP
• 2026-01-30 Listed $119,900 REALCOMP
• 2026-01-30 Listed $119,900 MiRealSource-MiMLS
• 2026-01-30 Listed $119,900 MiRealSource-MiMLS
• 2026-01-08 Listed for Rent $1,200 REALSOURCE
• 2015-11-23 Sold (MLS) $14,250 REALCOMP
• 2015-11-23 Sold (MLS) $14,250 MiRealSource-MiMLS
• 2015-11-02 Listing Removed — REALCOMP
• 2015-11-01 Listing Removed — MiRealSource-MiMLS
• 2015-10-16 Price Changed $16,500 REALCOMP
• 2015-10-02 Price Changed $17,500 REALCOMP
• 2015-09-20 Relisted — REALCOMP
• 2015-09-15 Listing Removed — REALCOMP
• 2015-08-28 Price Changed $18,000 REALCOMP
• 2015-08-03 Price Changed $20,000 REALCOMP
• 2015-07-21 Price Changed $22,000 REALCOMP
• 2015-07-12 Listed $25,500 REALCOMP
• 2015-07-11 Listed $16,500 MiRealSource-MiMLS
• 2014-07-02 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2014-07-02 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2014-07-02 Sold (MLS) $10,500 REALCOMP
• 2014-06-16 Listing Removed — MiRealSource-MiMLS
• 2014-06-09 Listing Removed — MiRealSource-MiMLS
• 2014-06-09 Listing Removed — REALCOMP
• 2014-06-09 Listed $12,500 MiRealSource-MiMLS
• 2014-06-09 Listed $12,500 MiRealSource-MiMLS
• 2014-06-09 Listed $12,500 REALCOMP
• 2014-05-22 Listing Removed — REALCOMP
• 2014-05-22 Listed $14,900 REALCOMP
• 2014-05-22 Listing Removed — MiRealSource-MiMLS
• 2014-05-22 Listing Removed — REALCOMP
• 2014-05-22 Listed $14,900 MiRealSource-MiMLS
• 2014-05-22 Listed $14,900 REALCOMP
• 2014-03-13 Listed $14,900 MiRealSource-MiMLS
• 2014-03-13 Listed $14,900 REALCOMP

Property tax history

+5.4%/yr

Latest (2025): $2,499 · +18.4% YoY. Source: county tax records.