30757 Hidden Pines Ln · Roseville, MI 48066

$108,999

2 bd · 1.0 ba · 824 sqft · Condo · 22 Days on market

Built 1994 $225/mo HOA · 17% of rent

---

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).

• Cash flow +15.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +4.7/10.0
• 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

Outstanding First-Level End Unit Condo! This cozy and charming 2-bedroom condo offers a fantastic layout with a door wall leading to a private balcony—perfect for relaxing. The home features two spacious bedrooms, one full bath, and in-unit laundry for added convenience, plus the benefit of a covered carport. Ideally located in a prime area of the complex with easy access to I-94, shopping, and dining, this end unit backs to open space, providing extra peace and privacy. Don’t miss this opportunity — Agent Owned.

Key facts

• $225 HOA
• Built 1994
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $38 ($451/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.

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; 23 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 $753 of loan paydown is wiped out by about $3k 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 22 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y ago; this cycle's ask is 8285% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $107,364 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.18% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 7.1

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: 0.40×
• Total profit: $-18,403
• Equity at exit: $16,252

10-year hold

• IRR: -17.7%
• Equity multiple: 0.18×
• Total profit: $-25,121
• Equity at exit: $9,424

Cash invested: $30,520 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$225
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $38

Break-even live

Break-even rent $1,238

Max offer price $108,999

Occupancy floor 92%

Sensitivity live

Price	-10% $113	-5% $75	+0% $38	+5% $0	+10% $-38
Rent	-10% $-64	-5% $-13	+0% $38	+5% $88	+10% $139
Rate	-1.0pp $92	-0.5pp $65	base $38	+0.5pp $9	+1.0pp $-19

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30761 Hidden Pines Ln Roseville, MI	2.0	1.0	877	$1,295	$1.48	0d	1	0.04mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	18d	1	0.07mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	3d	16	0.14mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	26d	1	0.22mi
31577 Fraser Dr #3 Fraser, MI	2.0	1.0	950	$1,250	$1.32	45d	1	0.47mi
16951 General Ave Fraser, MI	2.0	1.0	900	$1,250	$1.39	7d	1	0.81mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	18d	1	0.81mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	0d	1	0.91mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	45d	1	0.93mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	0d	1	0.96mi
19054 E 13 Mile Rd Roseville, MI	3.0	1.0	1066	$1,600	$1.50	0d	1	0.98mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.99mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.99mi
16425 12 Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	45d	1	1.03mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	23d	1	1.03mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	45d	1	1.04mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	1.08mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	23d	1	1.22mi
16950 Kennedy Dr E Fraser, MI	1.0–2.0	1.0	755	$1,125	$1.49	16d	2	1.23mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	26d	1	1.30mi
32870 Kelly Rd Roseville, MI	1.0	1.0	800	$965	$1.21	18d	1	1.36mi
29125 Hayes Rd Warren, MI	2.0	1.0	900	$1,395	$1.55	1d	1	1.46mi
29157 Hayes Rd Warren, MI	1.0	1.0	720	$1,250	$1.74	45d	1	1.46mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-04-15
   historical $1,300
2. 2026-04-02
   price $1,300
3. 2026-03-14
   price $1,225
4. 2026-03-13
   listed $1,300
5. 2026-02-05
   status Pending

   Show marketing remark (536 chars)

   Outstanding First-Level End Unit Condo! This cozy and charming 2-bedroom condo offers a fantastic layout with a door wall leading to a private balcony—perfect for relaxing. The home features two spacious bedrooms, one full bath, and in-unit laundry for added convenience, plus the benefit of a covered carport. Ideally located in a prime area of the complex with easy access to I-94, shopping, and dining, this end unit backs to open space, providing extra peace and privacy. Don’t miss this opportunity — Agent Owned.

6. 2026-02-05
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Outstanding First-Level End Unit Condo! This cozy and charming 2-bedroom condo offers a fantastic layout with a door wall leading to a private balcony—perfect for relaxing. The home features two spacious bedrooms, one full bath, and in-unit laundry for added convenience, plus the benefit of a covered carport. Ideally located in a prime area of the complex with easy access to I-94, shopping, and dining, this end unit backs to open space, providing extra peace and privacy. Don’t miss this opportunity — Agent Owned.

7. 2026-01-14
   listed $108,999 Active

   Show marketing remark (536 chars)

   Outstanding First-Level End Unit Condo! This cozy and charming 2-bedroom condo offers a fantastic layout with a door wall leading to a private balcony—perfect for relaxing. The home features two spacious bedrooms, one full bath, and in-unit laundry for added convenience, plus the benefit of a covered carport. Ideally located in a prime area of the complex with easy access to I-94, shopping, and dining, this end unit backs to open space, providing extra peace and privacy. Don’t miss this opportunity — Agent Owned.

8. 2026-01-14
   listed $108,999 Active 536-char remark

   Show marketing remark (536 chars)

   Outstanding First-Level End Unit Condo! This cozy and charming 2-bedroom condo offers a fantastic layout with a door wall leading to a private balcony—perfect for relaxing. The home features two spacious bedrooms, one full bath, and in-unit laundry for added convenience, plus the benefit of a covered carport. Ideally located in a prime area of the complex with easy access to I-94, shopping, and dining, this end unit backs to open space, providing extra peace and privacy. Don’t miss this opportunity — Agent Owned.

9. 2026-01-07
   historical $108,999 536-char remark

   Show marketing remark (536 chars)

   Outstanding First-Level End Unit Condo! This cozy and charming 2-bedroom condo offers a fantastic layout with a door wall leading to a private balcony—perfect for relaxing. The home features two spacious bedrooms, one full bath, and in-unit laundry for added convenience, plus the benefit of a covered carport. Ideally located in a prime area of the complex with easy access to I-94, shopping, and dining, this end unit backs to open space, providing extra peace and privacy. Don’t miss this opportunity — Agent Owned.

10. 2025-04-08
    historical
11. 2025-02-17
    listed $108,999 Active
12. 2025-02-17
    listed $108,999 Active
13. 2023-10-05
    soldstatus $97,000 Sold
14. 2023-10-05
    soldstatus $97,000 Closed
15. 2023-09-15
    status Pending
16. 2023-09-15
    status Pending
17. 2023-09-14
    listed $100,000 Active
18. 2023-09-14
    listed $100,000 Active
19. 2023-09-12
    historical $100,000
20. 2023-09-12
    historical $100,000
21. 2004-01-20
    soldstatus $85,000
22. 2003-12-29
    historical
23. 2003-09-30
    listed $89,900
24. 1997-11-19
    soldstatus $63,000
25. 1997-10-30
    historical
26. 1997-10-21
    listed $64,000

ⓘ 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: $15,430
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − HOA: −$2,700
• − Depreciation: −$3,171
• Taxable loss: −$1,195
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $738/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

-98.0% since first listed

26 events — show timeline

• 2026-04-15 Rental Removed $1,300 TURBOTENANT
• 2026-04-02 Price Changed $1,300 TURBOTENANT
• 2026-03-14 Price Changed $1,225 TURBOTENANT
• 2026-03-13 Listed for Rent $1,300 TURBOTENANT
• 2026-02-05 Pending — REALCOMP
• 2026-02-05 Pending — MiRealSource-MiMLS
• 2026-01-14 Listed $108,999 REALCOMP
• 2026-01-14 Listed $108,999 MiRealSource-MiMLS
• 2026-01-07 Coming Soon $108,999 MiRealSource-MiMLS
• 2025-04-08 Listing Removed — MiRealSource-MiMLS
• 2025-02-17 Listed $108,999 REALCOMP
• 2025-02-17 Listed $108,999 MiRealSource-MiMLS
• 2023-10-05 Sold (MLS) $97,000 MiRealSource-MiMLS
• 2023-10-05 Sold (MLS) $97,000 REALCOMP
• 2023-09-15 Pending — MiRealSource-MiMLS
• 2023-09-15 Pending — REALCOMP
• 2023-09-14 Listed $100,000 MiRealSource-MiMLS
• 2023-09-14 Listed $100,000 REALCOMP
• 2023-09-12 Coming Soon $100,000 MiRealSource-MiMLS
• 2023-09-12 Coming Soon $100,000 REALCOMP
• 2004-01-20 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2003-12-29 Listing Removed — MiRealSource-MiMLS
• 2003-09-30 Listed $89,900 MiRealSource-MiMLS
• 1997-11-19 Sold (MLS) $63,000 MiRealSource-MiMLS
• 1997-10-30 Listing Removed — MiRealSource-MiMLS
• 1997-10-21 Listed $64,000 MiRealSource-MiMLS