30176 Wedgewood Crk · Roseville, MI 48066

$125,000

2 bd · 1.0 ba · 918 sqft · Condo · 37 Days on market

Built 2003 Fair condition

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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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

30176 wedgewood circle is located in Macomb County with nearby schools including Fountain Elementary School, Lucile S. Patton Elementary School, and Eastland Middle School.

Key facts

• Built 2003
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $38 ($453/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% 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, 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $864 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

• It's been on market 37 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $96k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 1.04% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 8.0

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: $-21,091
• Equity at exit: $18,638

10-year hold

• IRR: -16.5%
• Equity multiple: 0.20×
• Total profit: $-27,870
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA est. from 1 same-building comp: −$129
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $38

Break-even live

Break-even rent $1,257

Max offer price $125,000

Occupancy floor 92%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	24d	1	0.19mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	1d	16	0.37mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	16d	1	0.39mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	1d	1	0.75mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.79mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	1d	1	0.87mi
31577 Fraser Dr #3 Fraser, MI	2.0	1.0	950	$1,250	$1.32	43d	1	0.89mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	16d	1	0.93mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.96mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.97mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	21d	1	0.97mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	1.01mi
16425 12 Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	1.01mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	21d	1	1.01mi
16951 General Ave Fraser, MI	2.0	1.0	900	$1,250	$1.39	5d	1	1.15mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	43d	1	1.23mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	1d	1	1.25mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$4,242	$5.72	43d	1	1.26mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	14d	1	1.26mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.26mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,470	$4.68	16d	1	1.26mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	14d	1	1.26mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,458	$4.66	14d	1	1.26mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	1d	1	1.27mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	14d	1	1.27mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,932	$5.30	14d	1	1.27mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	1d	1	1.27mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	16d	1	1.27mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,035	$4.09	12d	1	1.27mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,878	$5.23	12d	1	1.29mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	5d	1	1.31mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,167	$4.27	10d	1	1.31mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.34mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	1d	12	1.38mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	1.40mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	24d	1	1.42mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	18d	1	1.43mi
32870 Kelly Rd Roseville, MI	1.0	1.0	800	$965	$1.21	16d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $125,000 Active 37 DOM
2. 2026-06-17
   pricedays on market $125,000 Active 36 DOM
3. 2026-06-16
   days on market $130,000 Active 35 DOM
4. 2026-06-15
   days on market $130,000 Active 34 DOM
5. 2026-06-13
   days on market $130,000 Active 32 DOM
6. 2026-06-09
   days on market $130,000 Active 28 DOM
7. 2026-06-08
   days on market $130,000 Active 27 DOM
8. 2026-06-07
   days on market $130,000 Active 26 DOM
9. 2026-06-04
   days on market $130,000 Active 23 DOM
10. 2026-06-03
    days on market $130,000 Active 22 DOM
11. 2026-06-02
    days on market $130,000 Active 21 DOM
12. 2026-06-01
    days on market $130,000 Active 20 DOM
13. 2026-05-31
    days on market $130,000 Active 19 DOM
14. 2026-05-12
    listed $130,000 Active 172-char remark
15. 2008-07-31
    historical
16. 2008-02-27
    listed $76,900
17. 2008-02-27
    historical
18. 2007-10-04
    listed $79,900
19. 2007-09-22
    historical
20. 2007-07-31
    listed $83,000
21. 2007-07-31
    historical
22. 2007-06-14
    listed $83,000
23. 2007-06-14
    historical
24. 2007-01-30
    listed $83,000
25. 2007-01-30
    historical
26. 2006-12-01
    listed $87,000
27. 2004-08-13
    soldstatus $96,000
28. 2004-06-11
    historical
29. 2004-03-24
    listed $92,900

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,655
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − HOA: −$1,548
• − Depreciation: −$3,636
• Taxable loss: −$1,536
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $822/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

A fair condition condo with cosmetic updates needed, particularly exterior painting and landscaping, to boost its resale and rental value.

Repairs flagged

• Minor exterior paint — Slight discoloration
• Minor landscaping — Overgrown shrubs

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both prune landscaping — Improves curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Slight discoloration	Minor	$500–3,000
landscaping · Overgrown shrubs	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both prune landscaping — Improves curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+34.6% since first listed

17 events — show timeline

• 2026-06-16 Price Changed $125,000 FSBO.com
• 2026-05-12 Listed $130,000 FSBO.com
• 2008-07-31 Listing Removed — MiRealSource-MiMLS
• 2008-02-27 Listing Removed — MiRealSource-MiMLS
• 2008-02-27 Listed $76,900 MiRealSource-MiMLS
• 2007-10-04 Listed $79,900 MiRealSource-MiMLS
• 2007-09-22 Listing Removed — MiRealSource-MiMLS
• 2007-07-31 Listing Removed — MiRealSource-MiMLS
• 2007-07-31 Listed $83,000 MiRealSource-MiMLS
• 2007-06-14 Listing Removed — MiRealSource-MiMLS
• 2007-06-14 Listed $83,000 MiRealSource-MiMLS
• 2007-01-30 Listing Removed — MiRealSource-MiMLS
• 2007-01-30 Listed $83,000 MiRealSource-MiMLS
• 2006-12-01 Listed $87,000 MiRealSource-MiMLS
• 2004-08-13 Sold (MLS) $96,000 MiRealSource-MiMLS
• 2004-06-11 Listing Removed — MiRealSource-MiMLS
• 2004-03-24 Listed $92,900 MiRealSource-MiMLS