15569 Alsip St · Roseville, MI 48066

$210,000

3 bd · 1.5 ba · 1,186 sqft · SingleFamily public records · 3 Days on market

Built 1967 6,970 sqft lot $177/sqft · 43% above area Est $217k · at est.

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Why this score? — see what drove the F 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 +8.9/15.0
• Cash flow +8.1/30.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.1/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Offer deadline is 3pm tomorrow (5/8) * Charming 3-bed, 1.5-bath home. Enjoy beautiful hardwood floors, a bright living area, and an updated kitchen that flows easily for everyday living. The finished basement adds valuable bonus space--ideal for a family room, home office, or gym. Outside, a detached garage provides convenient parking and storage. With spacious bedrooms, a functional layout, and inviting indoor-outdoor potential, this home is ready to welcome its next owner. A warm, well-kept property with room to grow and make your own.

Key facts

• Bright living area
• Finished basement
• Updated kitchen

Tags

• HARDWOOD FLOORS
• BRIGHT LIVING AREA
• UPDATED KITCHEN
• FINISHED BASEMENT
• DETACHED GARAGE
• INDOOR-OUTDOOR POTENTIAL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas connected; Cable connected; Natural gas water heater
• Home design: Ranch-style single family home; Built in 1967
• Construction: Aluminum siding, brick, and vinyl siding exterior; Asphalt roof; Built 1967
• Exterior features: Sidewalk; Paved road

Interior

• Kitchen: Refrigerator; Range; Garbage disposal
• Bedrooms: Primary bedroom (12 x 10); Bedroom 2 (9 x 9)
• Bathrooms: One full bathroom; One half bathroom; Second bathroom with shower
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Garage door opener; Eat-in kitchen; Window treatments; Full basement; 7 total rooms
• Laundry & utility: Washer; Dryer; Utility room (10 x 23)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (27.6% below list).
• Recommended offer: $152k (27.6% 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, crime 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.
• Zoned schools: Roseville High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 1,216 students, 70% FRL).
• Market conditions: Rents flat; 269 active listings in the ZIP; 34 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 $1k of loan paydown is wiped out by about $6k 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.
• 3 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.

Recommended offer $151,992 (27.6% 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 1967 — 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: 0.72% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (median comp): $216,815
• List price: $210,000
• Delta: -3.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27820 Larry St	0.14mi	3/1.5	1,186 (0%)	4mo	$210,000	$177	90
27277 Leroy St	0.19mi	3/1.0	1,218 (+3%)	3mo	$187,500	$154	83
27370 Barkman St	0.51mi	3/2.0	1,248 (+5%)	0mo	$224,000	$179	65
27081 Grandmont St	0.39mi	3/1.0	1,270 (+7%)	7mo	$185,000	$146	62
26700 Belanger St	0.45mi	3/1.0	1,104 (-7%)	6mo	$190,000	$172	61
15238 Troy St	0.43mi	4/1.0 (+1)	1,120 (-6%)	6mo	$158,000	$141	58
26332 Dale Ct	0.65mi	3/1.5	1,092 (-8%)	5mo	$130,000	$119	52
26354 Dale Ct	0.63mi	3/1.5	1,092 (-8%)	6mo	$148,000	$136	52
27155 Blum St	0.57mi	3/1.0	1,068 (-10%)	3mo	$137,000	$128	52
26754 Margaret St	0.47mi	3/1.0	1,020 (-14%)	5mo	$169,990	$167	48
26360 Compson St	0.66mi	3/1.5	1,092 (-8%)	9mo	$150,000	$137	48
27221 Blum St	0.56mi	3/2.5	1,350 (+14%)	1mo	$241,000	$179	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: -26.3%
• Equity multiple: 0.13×
• Total profit: $-51,182
• Equity at exit: $31,312

10-year hold

• IRR: -34.6%
• Equity multiple: -0.31×
• Total profit: $-76,806
• Equity at exit: $18,157

Cash invested: $58,800 (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: 269
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-208

Break-even live

Break-even rent $1,783

Max offer price $173,222

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-149	+0% $-208	+5% $-268	+10% $-327
Rent	-10% $-328	-5% $-268	+0% $-208	+5% $-148	+10% $-88
Rate	-1.0pp $-102	-0.5pp $-155	base $-208	+0.5pp $-263	+1.0pp $-318

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	3d	1	0.29mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	26d	1	0.44mi
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	23d	1	0.46mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	26d	1	0.58mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	6d	1	0.62mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	16d	1	0.68mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,419	$4.29	0d	1	0.76mi
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	13	0.82mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	0.84mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	26d	3	0.84mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	0.84mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	23d	1	0.84mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	0.84mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.84mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.88mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.88mi
29125 Hayes Rd Warren, MI	2.0	1.0	900	$1,395	$1.55	1d	1	0.89mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	26d	1	0.90mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,720	$1.80	0d	1	0.97mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	1.06mi
15175 Raphael Ter Warren, MI	3.0	1.5	1250	$1,600	$1.28	14d	1	1.06mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	1.08mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	19d	1	1.09mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	1.23mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	5d	1	1.25mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	23d	1	1.25mi
28320 Hillview St Roseville, MI	3.0	1.0	1224	$1,500	$1.23	1d	1	1.25mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	26d	1	1.27mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$4,983	$5.94	0d	1	1.31mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	16d	1	1.36mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.38mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.38mi
14926 E 10 Mile Rd Unit 1032312P Warren, MI	2.0	1.0	1291	$5,491	$4.25	0d	1	1.40mi
13250 De Mott Dr Warren, MI	3.0	1.5	1386	$1,900	$1.37	45d	1	1.47mi

Listing history 6 events

1. 2026-05-09
   status Pending 546-char remark

   Show marketing remark (546 chars)

   * Offer deadline is 3pm tomorrow (5/8) * Charming 3-bed, 1.5-bath home. Enjoy beautiful hardwood floors, a bright living area, and an updated kitchen that flows easily for everyday living. The finished basement adds valuable bonus space--ideal for a family room, home office, or gym. Outside, a detached garage provides convenient parking and storage. With spacious bedrooms, a functional layout, and inviting indoor-outdoor potential, this home is ready to welcome its next owner. A warm, well-kept property with room to grow and make your own.

2. 2026-05-09
   status Pending 546-char remark

   Show marketing remark (546 chars)

   * Offer deadline is 3pm tomorrow (5/8) * Charming 3-bed, 1.5-bath home. Enjoy beautiful hardwood floors, a bright living area, and an updated kitchen that flows easily for everyday living. The finished basement adds valuable bonus space--ideal for a family room, home office, or gym. Outside, a detached garage provides convenient parking and storage. With spacious bedrooms, a functional layout, and inviting indoor-outdoor potential, this home is ready to welcome its next owner. A warm, well-kept property with room to grow and make your own.

3. 2026-05-09
   status Pending

   Show marketing remark (546 chars)

   * Offer deadline is 3pm tomorrow (5/8) * Charming 3-bed, 1.5-bath home. Enjoy beautiful hardwood floors, a bright living area, and an updated kitchen that flows easily for everyday living. The finished basement adds valuable bonus space--ideal for a family room, home office, or gym. Outside, a detached garage provides convenient parking and storage. With spacious bedrooms, a functional layout, and inviting indoor-outdoor potential, this home is ready to welcome its next owner. A warm, well-kept property with room to grow and make your own.

4. 2026-05-05
   listed $210,000 Active 546-char remark

   Show marketing remark (546 chars)

   * Offer deadline is 3pm tomorrow (5/8) * Charming 3-bed, 1.5-bath home. Enjoy beautiful hardwood floors, a bright living area, and an updated kitchen that flows easily for everyday living. The finished basement adds valuable bonus space--ideal for a family room, home office, or gym. Outside, a detached garage provides convenient parking and storage. With spacious bedrooms, a functional layout, and inviting indoor-outdoor potential, this home is ready to welcome its next owner. A warm, well-kept property with room to grow and make your own.

5. 2026-05-05
   listed $210,000 Active 546-char remark

   Show marketing remark (546 chars)

   * Offer deadline is 3pm tomorrow (5/8) * Charming 3-bed, 1.5-bath home. Enjoy beautiful hardwood floors, a bright living area, and an updated kitchen that flows easily for everyday living. The finished basement adds valuable bonus space--ideal for a family room, home office, or gym. Outside, a detached garage provides convenient parking and storage. With spacious bedrooms, a functional layout, and inviting indoor-outdoor potential, this home is ready to welcome its next owner. A warm, well-kept property with room to grow and make your own.

6. 2026-05-05
   listed $210,000 Active

   Show marketing remark (546 chars)

   * Offer deadline is 3pm tomorrow (5/8) * Charming 3-bed, 1.5-bath home. Enjoy beautiful hardwood floors, a bright living area, and an updated kitchen that flows easily for everyday living. The finished basement adds valuable bonus space--ideal for a family room, home office, or gym. Outside, a detached garage provides convenient parking and storage. With spacious bedrooms, a functional layout, and inviting indoor-outdoor potential, this home is ready to welcome its next owner. A warm, well-kept property with room to grow and make your own.

ⓘ 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: $2,642 · $220/mo
• Projected year-2 tax: $2,938 · $245/mo
• Expected delta: +$296/yr (+$25/mo · 11.2%)

ⓘ 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: $18,239
• − Mortgage interest: −$11,763
• − Property taxes: −$2,642
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$6,109
• Taxable loss: −$6,244
• Est. tax savings @ 24.0%: +$1,498
• After-tax cash flow: $-1,000/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

+4.8% since first listed

9 events — show timeline

• 2026-06-04 Sold (MLS) $220,000 SW Michigan MLS
• 2026-06-04 Sold (MLS) $220,000 MiRealSource-MiMLS
• 2026-06-04 Sold (MLS) $220,000 REALCOMP
• 2026-05-09 Pending — MiRealSource-MiMLS
• 2026-05-09 Pending — REALCOMP
• 2026-05-09 Pending — SW Michigan MLS
• 2026-05-05 Listed $210,000 SW Michigan MLS
• 2026-05-05 Listed $210,000 MiRealSource-MiMLS
• 2026-05-05 Listed $210,000 REALCOMP

Property tax history

+3.8%/yr

Latest (2025): $2,642 · +4.3% YoY. Source: county tax records.