25357 Lawn St · Roseville, MI 48066

$129,995

2 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 14 Days on market

Built 1930 5,227 sqft lot Est $180k · 28% 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 +12.6/30.0
• 1% rule +5.1/10.0
• DSCR +3.7/10.0
• 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 appealing Three Bedroom, One Bathroom Bungalow. Second floor is ample living space or a home office. Features include a convenient utility/ laundry room for extra storage. Brand new Roof and Foundation in 2023. Charming Front Porch and private yard for outdoor enjoyment. Includes Two sheds in the backyard for additional storage/hobbies. A prime location with access to schools, parks and local amenities.

Key facts

• Brand new roof
• Front porch
• Utility laundry room

Tags

• UTILITY LAUNDRY ROOM
• BRAND NEW ROOF
• BRAND NEW FOUNDATION
• FRONT PORCH
• PRIVATE YARD
• TWO SHEDS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps
• Construction: Brick and vinyl siding construction
• Exterior features: Paved private road frontage on a privately maintained road; Lot measures approximately 39 x 138 (0.12 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-18 ($-212/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.4% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $127k (2.4% below list) — sets the bar for cash-flow.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $899 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 19 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,871 (2.4% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $179,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25383 Lawn St	0.02mi	2/1.0	1,050 (-2%)	1mo	$75,000	$71	95
25355 Koontz St	0.46mi	3/1.0 (+1)	1,080 (+1%)	1mo	$215,000	$199	71
17551 East 10 Mile Rd	0.21mi	3/2.0 (+1)	1,125 (+5%)	5mo	$149,000	$132	68
26301 Fernwood St	0.55mi	3/1.5 (+1)	1,050 (-2%)	5mo	$185,000	$176	60
25564 Koontz St	0.50mi	3/1.0 (+1)	999 (-6%)	1mo	$207,000	$207	60
25886 Hoffmeyer St	0.46mi	3/2.0 (+1)	1,014 (-5%)	2mo	$190,000	$187	60
18305 Marquette St	0.67mi	3/1.0 (+1)	1,026 (-4%)	2mo	$172,000	$168	55
25795 Groveland St	0.43mi	3/1.0 (+1)	1,176 (+10%)	5mo	$159,900	$136	54
25534 Collingwood St	0.74mi	3/1.0 (+1)	1,000 (-6%)	2mo	$210,000	$210	48
26261 Linwood St	0.57mi	3/1.5 (+1)	1,170 (+9%)	6mo	$142,000	$121	45
25245 Dodge St	0.66mi	3/1.0 (+1)	1,176 (+10%)	3mo	$185,000	$157	45
16827 Mayfield St	0.57mi	3/1.0 (+1)	1,200 (+12%)	5mo	$106,000	$88	44

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-25,425
• Equity at exit: $19,383

10-year hold

• IRR: -22.7%
• Equity multiple: 0.01×
• Total profit: $-36,164
• Equity at exit: $11,240

Cash invested: $36,399 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$682
• Tax from tax record: −$315 /mo · $3,779/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-18

Break-even live

Break-even rent $1,330

Max offer price $126,871

Occupancy floor 96%

Sensitivity live

Price	-10% $56	-5% $19	+0% $-18	+5% $-54	+10% $-91
Rent	-10% $-121	-5% $-69	+0% $-18	+5% $34	+10% $86
Rate	-1.0pp $48	-0.5pp $15	base $-18	+0.5pp $-51	+1.0pp $-86

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: $32,499
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	46d	1	0.06mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	0.49mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.50mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	45d	1	0.52mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	26d	1	0.70mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	26d	1	0.82mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	0.85mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.85mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	0.85mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	26d	3	0.85mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	0.85mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	6d	1	0.89mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	6d	1	1.00mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	5d	1	1.06mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	23d	1	1.06mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	26d	1	1.08mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	19d	1	1.08mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	16d	1	1.09mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	1.16mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	45d	1	1.21mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	25d	1	1.22mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	1.23mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	6d	1	1.27mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	1d	1	1.28mi
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	23d	1	1.29mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	3d	1	1.29mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,886	$5.24	0d	1	1.30mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,573	$4.82	0d	1	1.32mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	1.34mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	1.34mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$3,323	$4.48	0d	1	1.34mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	1.34mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	26d	1	1.34mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,324	$4.48	0d	1	1.35mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	16d	1	1.35mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	3d	1	1.35mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	16d	1	1.35mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	1.35mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,168	$4.27	0d	1	1.35mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	18d	1	1.36mi

Listing history 9 events

1. 2026-06-18
   days on market $129,995 Active 14 DOM
2. 2026-06-17
   days on market $129,995 Active 13 DOM
3. 2026-06-16
   days on market $129,995 Active 12 DOM
4. 2026-06-15
   days on market $129,995 Active 11 DOM
5. 2026-06-13
   days on market $129,995 Active 9 DOM
6. 2026-06-09
   days on market $129,995 Active 5 DOM
7. 2026-06-08
   days on market $129,995 Active 4 DOM
8. 2026-06-07
   remarks 422-char remark
9. 2026-06-07
   listed $129,995 Active 3 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: $3,779 · $315/mo
• Projected year-2 tax: $3,779 · $315/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: $15,692
• − Mortgage interest: −$7,282
• − Property taxes: −$3,779
• − Insurance: −$650
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$3,782
• Taxable loss: −$2,310
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $342/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

+1206.5% since first listed

61 events — show timeline

• 2026-06-04 Listed $129,995 REALCOMP
• 2026-06-04 Listed $129,995 MiRealSource-MiMLS
• 2024-09-01 Rental Removed $1,400 REALCOMP
• 2024-08-08 Listed for Rent $1,400 REALCOMP
• 2024-07-15 Sold (Public Records) $120,000 Public Records
• 2024-07-08 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2024-07-08 Sold (MLS) $120,000 REALCOMP
• 2024-05-30 Pending — MiRealSource-MiMLS
• 2024-05-30 Pending — REALCOMP
• 2024-05-24 Listed $150,000 MiRealSource-MiMLS
• 2024-05-24 Listed $150,000 REALCOMP
• 2024-02-12 Listing Removed — MiRealSource-MiMLS
• 2024-02-12 Listing Removed — REALCOMP
• 2024-02-09 Price Changed $139,999 MiRealSource-MiMLS
• 2024-02-09 Price Changed $139,999 REALCOMP
• 2024-02-08 Relisted — REALCOMP
• 2024-02-08 Relisted — MiRealSource-MiMLS
• 2024-02-04 Pending — MiRealSource-MiMLS
• 2024-02-04 Pending — REALCOMP
• 2023-11-28 Price Changed $140,000 MiRealSource-MiMLS
• 2023-11-27 Price Changed $140,000 REALCOMP
• 2023-11-15 Price Changed $145,000 MiRealSource-MiMLS
• 2023-11-15 Price Changed $145,000 REALCOMP
• 2023-11-02 Price Changed $147,500 MiRealSource-MiMLS
• 2023-11-01 Price Changed $147,500 REALCOMP
• 2023-10-25 Price Changed $149,999 MiRealSource-MiMLS
• 2023-10-25 Price Changed $149,999 REALCOMP
• 2023-10-20 Price Changed $158,500 MiRealSource-MiMLS
• 2023-10-20 Price Changed $158,500 REALCOMP
• 2023-10-14 Listed $159,000 MiRealSource-MiMLS
• 2023-10-14 Listed $159,000 REALCOMP
• 2023-10-13 Listing Removed — MiRealSource-MiMLS
• 2023-10-13 Listing Removed — REALCOMP
• 2023-10-03 Price Changed $154,900 MiRealSource-MiMLS
• 2023-10-02 Price Changed $154,900 REALCOMP
• 2023-09-26 Listing Removed — MiRealSource-MiMLS
• 2023-09-26 Listed $159,000 MiRealSource-MiMLS
• 2023-09-26 Listing Removed — REALCOMP
• 2023-09-26 Listed $159,000 REALCOMP
• 2023-09-07 Price Changed $169,000 MiRealSource-MiMLS
• 2023-09-07 Price Changed $169,000 REALCOMP
• 2023-08-29 Listed $179,000 MiRealSource-MiMLS
• 2023-08-29 Listed $179,000 REALCOMP
• 2023-04-24 Contingent — MiRealSource-MiMLS
• 2023-04-24 Contingent — REALCOMP
• 2023-04-24 Listing Removed — MiRealSource-MiMLS
• 2023-04-24 Listing Removed — REALCOMP
• 2023-04-19 Relisted — MiRealSource-MiMLS
• 2023-04-19 Relisted — REALCOMP
• 2023-04-15 Pending — MiRealSource-MiMLS
• 2023-04-15 Pending — REALCOMP
• 2023-04-10 Listed $120,000 MiRealSource-MiMLS
• 2023-04-10 Listed $120,000 REALCOMP
• 2022-07-11 Sold (Public Records) $54,000 Public Records
• 2005-08-18 Sold (Public Records) $48,000 Public Records
• 2005-06-23 Sold (MLS) $48,000 MiRealSource-MiMLS
• 2005-06-23 Sold (MLS) $48,000 REALCOMP
• 2005-06-08 Listing Removed — MiRealSource-MiMLS
• 2005-05-20 Listed $52,500 REALCOMP
• 2005-05-18 Listed $52,500 MiRealSource-MiMLS
• 1998-09-09 Sold (Public Records) $9,950 Public Records

Property tax history

+13.1%/yr

Latest (2025): $3,779 · +110.4% YoY. Source: county tax records.