17623 Tennyson St · Roseville, MI 48066

$122,900

2 bd · 1.0 ba · 885 sqft · SingleFamily public records · 3 Days on market

Built 1959 4,356 sqft lot Est $127k · at est.

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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 +21.8/30.0
• ARV discount +8.8/15.0
• DSCR +7.0/10.0
• 1% rule +6.0/10.0
• 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

This adorable, affordable doll house in Roseville is a “must-see!” Qualifies for down payment assistant. 2 bedroom, 1 bath home is the perfect space for couples, a small family, singles, and retirees looking to downsize. This move-in ready Conveniently located, this home is close to main roads and shopping, but nestled on a quiet street. Fenced yard and a 1 1/2 car detached garage. It is also a excellent turn-key rental for investors.

Key facts

• Move-in ready
• Quiet street
• Fenced yard

Tags

• FENCED YARD
• MOVE-IN READY
• QUIET STREET
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Vinyl siding construction
• Construction: Asphalt roof
• Exterior features: Deck; Back yard fencing (fenced); Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Cap rate 8.2% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $850 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 33y 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 $74k; list at $123k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,900

Questions for the listing agent

1. Built in 1959 — 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: 1.10% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $126,555
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17392 Tennyson St	0.12mi	3/1.0 (+1)	896 (+1%)	2mo	$75,000	$84	86
28042 Maple St	0.20mi	2/1.0	900 (+2%)	4mo	$71,020	$79	85
17835 Tennyson St	0.11mi	3/1.0 (+1)	907 (+2%)	3mo	$130,000	$143	83
17468 Ivanhoe St	0.04mi	3/1.0 (+1)	936 (+6%)	3mo	$96,500	$103	81
28029 Rosemont St	0.31mi	2/1.0	924 (+4%)	2mo	$145,000	$157	77
28336 Rosemont St	0.42mi	2/1.0	804 (-9%)	2mo	$125,000	$155	64
28319 Waverly St	0.39mi	2/1.0	1,000 (+13%)	5mo	$142,200	$142	56
27861 Bohnhoff St	0.70mi	2/1.0	936 (+6%)	3mo	$85,000	$91	55
28053 Fountain St	0.60mi	3/1.0 (+1)	945 (+7%)	1mo	$223,000	$236	55
26500 Greenleaf St	0.67mi	2/1.0	761 (-14%)	0mo	$127,000	$167	45
26740 Nieman St	0.61mi	3/1.0 (+1)	1,008 (+14%)	5mo	$187,750	$186	39
18336 E 12 Mile Rd	0.75mi	3/1.0 (+1)	1,008 (+14%)	1mo	$112,500	$112	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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-11,198
• Equity at exit: $18,325

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-7,439
• Equity at exit: $10,626

Cash invested: $34,412 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$645
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $191

Break-even live

Break-even rent $1,110

Max offer price $122,900

Occupancy floor 81%

Sensitivity live

Price	-10% $260	-5% $225	+0% $191	+5% $156	+10% $121
Rent	-10% $84	-5% $137	+0% $191	+5% $244	+10% $297
Rate	-1.0pp $252	-0.5pp $222	base $191	+0.5pp $159	+1.0pp $126

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: $30,725
• Closing costs: $3,687
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	0.11mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	3d	1	0.12mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	18d	1	0.18mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	5d	1	0.29mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	2d	1	0.31mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	5d	1	0.32mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	0d	1	0.34mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,882	$5.23	0d	1	0.36mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	0.36mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	15d	1	0.36mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	0.38mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	15d	1	0.39mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,330	$4.49	0d	1	0.39mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	2d	1	0.40mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	0.40mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	15d	1	0.40mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	2d	1	0.41mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	17d	1	0.42mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,216	$4.33	0d	1	0.42mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,570	$4.81	0d	1	0.42mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	22d	1	0.45mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	25d	1	0.48mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	0.53mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	44d	1	0.54mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	25d	1	0.55mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.57mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	0.57mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.57mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.57mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	0.57mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	44d	1	0.66mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.68mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	0d	1	0.70mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	0.81mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	5d	1	0.89mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	0.98mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	0d	1	1.00mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	44d	1	1.01mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	44d	1	1.03mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	44d	1	1.03mi

Listing history 5 events

1. 2026-06-04
   status $122,900 Pending 3 DOM
2. 2026-06-03
   days on market $122,900 Active 3 DOM
3. 2026-06-02
   days on market $122,900 Active 2 DOM
4. 2026-06-01
   remarks 438-char remark
5. 2026-06-01
   listed $122,900 Active 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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: $16,215
• − Mortgage interest: −$6,884
• − Property taxes: −$2,175
• − Insurance: −$614
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,575
• Taxable income: $372
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $2,198/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

+311.0% since first listed

21 events — show timeline

• 2026-05-31 Listed $122,900 REALCOMP
• 2026-05-31 Listed $122,900 MiRealSource-MiMLS
• 2019-11-22 Sold (Public Records) $73,500 Public Records
• 2019-11-15 Sold (MLS) $73,500 MiRealSource-MiMLS
• 2019-11-15 Sold (MLS) $73,500 REALCOMP
• 2019-09-24 Pending — MiRealSource-MiMLS
• 2019-09-24 Pending — REALCOMP
• 2019-09-18 Listed $72,500 MiRealSource-MiMLS
• 2019-09-18 Listed $72,500 REALCOMP
• 2016-04-13 Listing Removed — MiRealSource-MiMLS
• 2016-04-12 Sold (MLS) $34,200 MiRealSource-MiMLS
• 2016-04-12 Sold (MLS) $34,200 REALCOMP
• 2016-03-28 Pending — REALCOMP
• 2016-03-28 Pending — MiRealSource-MiMLS
• 2016-03-03 Listed $30,750 MiRealSource-MiMLS
• 2016-03-03 Listed $30,750 REALCOMP
• 1994-09-30 Listing Removed — MiRealSource-MiMLS
• 1994-09-28 Sold (MLS) $41,000 MiRealSource-MiMLS
• 1994-08-24 Sold (Public Records) $41,000 Public Records
• 1993-09-01 Listed $41,900 MiRealSource-MiMLS
• 1988-04-15 Sold (Public Records) $29,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,175 · +4.3% YoY. Source: county tax records.