25959 Salem St St · Roseville, MI 48066

$53,000

2 bd · 1.5 ba · 1,200 sqft · Condo · 134 Days on market

Built 1964 $600/mo HOA · 47% of rent ↓ 9% since listing

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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 +17.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 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

Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

Key facts

• Hardwood flooring
• Privacy fencing
• Appealing patio

Tags

• HARDWOOD FLOORING
• PRIVACY FENCING
• APPEALING PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $53k.

Deal economics

• At list price, monthly cash flow is $43 ($521/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.9% in Roseville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 270 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 $366 of loan paydown is wiped out by about $2k 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 134 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.41% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.41×
• Total profit: $-8,707
• Equity at exit: $7,902

10-year hold

• IRR: -37.5%
• Equity multiple: -0.02×
• Total profit: $-15,186
• Equity at exit: $4,582

Cash invested: $14,840 (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: 270
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$278
• Tax est. 1.5%: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$600
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $43

Break-even live

Break-even rent $1,223

Max offer price $53,000

Occupancy floor 92%

Sensitivity live

Price	-10% $80	-5% $62	+0% $43	+5% $25	+10% $7
Rent	-10% $-58	-5% $-7	+0% $43	+5% $94	+10% $144
Rate	-1.0pp $70	-0.5pp $57	base $43	+0.5pp $30	+1.0pp $16

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	0d	1	0.21mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.22mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	44d	1	0.24mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	0.37mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	25d	1	0.46mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	5d	1	0.62mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	0.66mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.71mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	0.71mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.71mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.71mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	0.71mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	19d	1	0.79mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	3d	1	0.90mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	0.91mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	6d	1	0.96mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	0d	1	0.97mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	0.98mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,882	$5.23	0d	1	1.00mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	2d	1	1.01mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	25d	1	1.02mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	5d	1	1.02mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	15d	1	1.03mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	1.03mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	1.03mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	15d	1	1.04mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,330	$4.49	0d	1	1.04mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	2d	1	1.04mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	15d	1	1.04mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	1.04mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	2d	1	1.04mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	17d	1	1.05mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,570	$4.81	0d	1	1.05mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,216	$4.33	0d	1	1.05mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	25d	1	1.11mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	15d	1	1.16mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	5d	1	1.18mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	1.24mi
28320 Hillview St Roseville, MI	3.0	1.0	1224	$1,500	$1.23	0d	1	1.24mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	4d	1	1.28mi

HOA detail condo

• Monthly dues: $600 · $7,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-03-20
   soldstatus $53,000 Closed

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

2. 2026-03-20
   soldstatus $53,000 Closed 372-char remark

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

3. 2026-02-14
   status Pending 372-char remark

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

4. 2026-02-14
   status Pending

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

5. 2025-11-23
   price $53,000 372-char remark

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

6. 2025-11-23
   price $53,000

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

7. 2025-10-02
   listed $58,000 Active

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

8. 2025-10-02
   listed $58,000 Active 372-char remark

   Show marketing remark (372 chars)

   Wonderful two bedroom home with neutral color scheme , hardwood flooring, appealng patio with privacy fencing that allows you enjoyment in your personal oasis that gets you away from it all. This property is ready for you and all of your special touches. Refrigerator, stove and washer stays. Welcome to the inviting community here at Roseville Townhouses Cooperative Inc.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,337
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − HOA: −$7,200
• − Depreciation: −$1,542
• Taxable income: $112
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $494/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

-8.6% since first listed

8 events — show timeline

• 2026-03-20 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2026-03-20 Sold (MLS) $53,000 REALCOMP
• 2026-02-14 Pending — MiRealSource-MiMLS
• 2026-02-14 Pending — REALCOMP
• 2025-11-23 Price Changed $53,000 MiRealSource-MiMLS
• 2025-11-23 Price Changed $53,000 REALCOMP
• 2025-10-02 Listed $58,000 MiRealSource-MiMLS
• 2025-10-02 Listed $58,000 REALCOMP