26791 Normandy St · Roseville, MI 48066 3565

$168,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 1 Days on market

Built 1951 6,969 sqft lot Est $221k · 24% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.5/10.0

Listing remarks MLS

Move in ready bungalow that was lovingly cared for by the same family for many, many years, offering immediate occupancy! Spacious eat-in oak kitchen with tons of cabinetry & counter space and all applinaces! Laundry/utility rm with pleny of oak storage cabs and washer/dryer included! Generous living rm with a large panoramic window overlooking the covered front porch and yard, a lighted ceiling fan, an open staircase to the 2nd floor and brand new carpet that continues through one of the 1st flr bedrooms! Two 1st flr bedrooms, one with exposed hardwood flooring, both with ceiling fans! Remodeled main bathroom finished in tile! Huge upper level bedroom with hardwood flooring & plenty of closet space! Deep fenced yard, 2 car garage & more!

Key facts

• New flooring
• Updated kitchen
• New backsplash

Tags

• UPDATED KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTER TOPS
• NEW OVERSIZED KITCHEN SINK
• NEW FLOORING
• NEW BACKSPLASH

Property features AI

Exterior

• Parking: Detached garage with electricity; 2 parking spaces in garage
• Utilities: Public water; Natural gas heat; Gas water heater; Electric service (standard)
• Home design: Residential property; 1½-story structure; Built in 1951; Frontage approximately 51 feet; Located on the west side of the street
• Construction: Aluminum exterior; Crawl foundation
• Exterior features: Fenced yard; Porch; Paved street

Interior

• Kitchen: Vinyl floor; Kitchen on entry level (approx. 13 x 11); Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Bedroom 1 on entry level with wood floors (approx. 10 x 11); Bedroom 2 on entry level with wood floors (approx. 9 x 10); Bedroom 3 on second level with wood floors (approx. 12' wide)
• Flooring: Wood flooring in bedrooms; Carpet in living room; Vinyl in kitchen and laundry; Ceramic in bathroom
• Bathrooms: 1 full bathroom on entry level with ceramic floor (approx. 8 x 5)
• Heating & cooling: Forced air heating (natural gas); Central A/C; Ceiling fan(s)
• Interior features: DSL available; 7 total rooms
• Laundry & utility: Laundry on entry level with vinyl floor (approx. 9 x 5); Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (17.2% below list).
• Recommended offer: $139k (17.2% below list) — sets the bar for 1% rule.

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: 1 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $140k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,058 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $221,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26095 Pattow St	0.30mi	3/1.0	1,180 (+4%)	1mo	$112,500	$95	79
25914 Normandy St	0.44mi	3/1.5	1,161 (+2%)	2mo	$105,500	$91	73
27540 Kaufman St	0.44mi	3/1.0	1,092 (-4%)	0mo	$160,000	$147	72
27540 KAUFMAN St	0.44mi	3/1.0	1,092 (-4%)	0mo	$160,000	$147	72
26414 Waldorf St	0.17mi	3/1.0	1,290 (+13%)	0mo	$180,000	$140	70
20312 Yale St	0.51mi	3/1.5	1,188 (+4%)	1mo	$230,000	$194	66
20305 Frazho St	0.63mi	3/1.0	1,105 (-3%)	0mo	$232,500	$210	65
27825 Kaufman St	0.55mi	3/1.0	1,200 (+5%)	1mo	$195,000	$163	65
27520 Bohnhoff St	0.43mi	3/2.0	1,064 (-7%)	0mo	$242,000	$227	64
26313 Princeton St	0.69mi	3/1.0	1,050 (-8%)	0mo	$230,000	$219	54
28110 Garfield St	0.74mi	3/1.5	1,070 (-6%)	1mo	$245,000	$229	53
20119 Meier Rd	0.64mi	3/1.0	990 (-13%)	2mo	$225,000	$227	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.23×
• Total profit: $10,637
• Equity at exit: $75,540

10-year hold

• IRR: 7.2%
• Equity multiple: 2.10×
• Total profit: $51,559
• Equity at exit: $116,416

Cash invested: $47,040 (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 3565

• Active inventory: 1
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$881
• Tax from tax record: −$299 /mo · $3,594/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-152

Break-even live

Break-even rent $1,583

Max offer price $141,160

Occupancy floor —

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	0.24mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.46mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.60mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	0.63mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.84mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	2d	1	0.84mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.09mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	1.11mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	44d	1	1.16mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	15d	1	1.16mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	1.20mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.21mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.28mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	1.28mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.28mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	1.28mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	1.28mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	24d	1	1.28mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	24d	1	1.28mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	44d	1	1.40mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	2d	1	1.41mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $168,000 Coming Soon 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: $3,594 · $299/mo
• Projected year-2 tax: $3,594 · $299/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: $16,687
• − Mortgage interest: −$9,411
• − Property taxes: −$3,594
• − Insurance: −$840
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$4,887
• Taxable loss: −$4,715
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $-692/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+24.5% since first listed

8 events — show timeline

• 2026-06-18 Coming Soon $168,000 MiRealSource-MiMLS
• 2023-08-02 Sold (Public Records) $140,000 Public Records
• 2023-07-26 Sold (MLS) $140,000 MiRealSource-MiMLS
• 2023-07-26 Sold (MLS) $140,000 REALCOMP
• 2023-07-07 Pending — MiRealSource-MiMLS
• 2023-07-07 Pending — REALCOMP
• 2023-06-27 Listed $134,900 MiRealSource-MiMLS
• 2023-06-27 Listed $134,900 REALCOMP

Property tax history

+9.5%/yr

Latest (2025): $3,594 · +4.3% YoY. Source: county tax records.