29116 Dembs St · Roseville, MI 48066

$210,000

3 bd · 1.5 ba · 1,049 sqft · SingleFamily public records · 18 Days on market

Built 1955 6,098 sqft lot $200/sqft · 83% above area Est $202k · at est.

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Why this score? — see what drove the F 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 +8.3/30.0
• ARV discount +5.8/15.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Truly a great home! Just needs a touch of buyer's taste in decorating. Nice exposed hardwood floors, updated bathroom and kitchen with good counter and cabinet space. Finished basement with nice recreation area, den with closet and large laundry/utility area. Well maintained vinyl sided ranch, vinyl windows and steel entry doors. Must see to appreciate!!

Key facts

• Den with closet
• Finished basement
• Updated kitchen

Tags

• EXPOSED HARDWOOD FLOORS
• UPDATED BATHROOM
• UPDATED KITCHEN
• FINISHED BASEMENT
• RECREATION AREA
• DEN WITH CLOSET

Property features AI

Finance

• Other: Lot approximately 55 x 113 (0.14 acre); Subdivision: NELSON PARK; Cross street: 12 Mile & Utica
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; One story
• Construction: Brick construction
• Exterior features: Front porch; Fenced yard

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric, forced air heating; Natural gas heating
• Interior features: Gas water heater; Concrete basement; Basement present
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (29.6% below list).
• Recommended offer: $148k (29.6% below list) — sets the bar for 1% rule.

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; 33 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 $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,859 (29.6% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.70% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.8

CMA / ARV

• ARV (median comp): $202,355
• List price: $210,000
• Delta: 3.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28767 Maple St	0.22mi	3/1.0	1,020 (-3%)	5mo	$139,750	$137	79
18336 E 12 Mile Rd	0.48mi	3/1.0	1,008 (-4%)	1mo	$112,500	$112	68
29920 Pinehurst St	0.38mi	3/1.0	1,128 (+8%)	2mo	$159,000	$141	66
28040 Rosemont St	0.61mi	3/1.0	1,080 (+3%)	4mo	$156,000	$144	61
28319 Waverly St	0.46mi	2/1.0 (-1)	1,000 (-5%)	5mo	$142,200	$142	60
18634 Common Rd	0.72mi	3/1.0	975 (-7%)	4mo	$148,000	$152	50
28053 Fountain St	0.74mi	3/1.0	945 (-10%)	1mo	$223,000	$236	46
17840 Martin Rd	0.67mi	3/1.0	1,150 (+10%)	5mo	$110,884	$96	46
17245 Ivanhoe St	0.73mi	3/1.0	960 (-8%)	5mo	$111,500	$116	45
17468 Ivanhoe St	0.74mi	3/1.0	936 (-11%)	3mo	$96,500	$103	43
28029 Rosemont St	0.63mi	2/1.0 (-1)	924 (-12%)	2mo	$145,000	$157	42
28042 Maple St	0.58mi	2/1.0 (-1)	900 (-14%)	4mo	$71,020	$79	39

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: -25.7%
• Equity multiple: 0.15×
• Total profit: $-50,090
• Equity at exit: $31,312

10-year hold

• IRR: -32.2%
• Equity multiple: -0.26×
• Total profit: $-74,257
• Equity at exit: $18,157

Cash invested: $58,800 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,479 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-192

Break-even live

Break-even rent $1,722

Max offer price $176,042

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.23mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	43d	1	0.52mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	14d	1	0.52mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,720	$1.80	1d	1	0.56mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	0.63mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.65mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.65mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	21d	1	0.69mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	0.70mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	24d	1	0.70mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	0.78mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	16d	1	0.79mi
30657 Hidden Pines Ln Roseville, MI	2.0	2.0	1174	$1,650	$1.41	19d	1	0.81mi
30773 Hidden Pines Ln Roseville, MI	2.0	2.0	1142	$1,500	$1.31	43d	1	0.81mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	1d	16	0.88mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	1d	1	0.93mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.98mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	1.17mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.19mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	1d	1	1.19mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	1.20mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	21d	3	1.20mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.20mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	1.20mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	1.20mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	1.26mi
31577 Fraser Dr #3 Fraser, MI	2.0	1.0	950	$1,250	$1.32	43d	1	1.29mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	43d	1	1.30mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	1d	1	1.31mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	43d	1	1.35mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.45mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.47mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	16d	1	1.49mi

Listing history 6 events

1. 2026-05-13
   price $210,000 356-char remark

   Show marketing remark (356 chars)

   Truly a great home! Just needs a touch of buyer's taste in decorating. Nice exposed hardwood floors, updated bathroom and kitchen with good counter and cabinet space. Finished basement with nice recreation area, den with closet and large laundry/utility area. Well maintained vinyl sided ranch, vinyl windows and steel entry doors. Must see to appreciate!!

2. 2026-05-12
   price $210,000 356-char remark
3. 2026-05-06
   historical Active Under Contract 356-char remark

   Show marketing remark (356 chars)

   Truly a great home! Just needs a touch of buyer's taste in decorating. Nice exposed hardwood floors, updated bathroom and kitchen with good counter and cabinet space. Finished basement with nice recreation area, den with closet and large laundry/utility area. Well maintained vinyl sided ranch, vinyl windows and steel entry doors. Must see to appreciate!!

4. 2026-05-06
   historical Accepting Backup Offers 356-char remark

   Show marketing remark (356 chars)

   Truly a great home! Just needs a touch of buyer's taste in decorating. Nice exposed hardwood floors, updated bathroom and kitchen with good counter and cabinet space. Finished basement with nice recreation area, den with closet and large laundry/utility area. Well maintained vinyl sided ranch, vinyl windows and steel entry doors. Must see to appreciate!!

5. 2026-05-01
   listed $197,900 Active 356-char remark

   Show marketing remark (356 chars)

   Truly a great home! Just needs a touch of buyer's taste in decorating. Nice exposed hardwood floors, updated bathroom and kitchen with good counter and cabinet space. Finished basement with nice recreation area, den with closet and large laundry/utility area. Well maintained vinyl sided ranch, vinyl windows and steel entry doors. Must see to appreciate!!

6. 2026-05-01
   listed $197,900 Active 356-char remark

   Show marketing remark (356 chars)

   Truly a great home! Just needs a touch of buyer's taste in decorating. Nice exposed hardwood floors, updated bathroom and kitchen with good counter and cabinet space. Finished basement with nice recreation area, den with closet and large laundry/utility area. Well maintained vinyl sided ranch, vinyl windows and steel entry doors. Must see to appreciate!!

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,646 · $221/mo
• Expected delta: +$588/yr (+$49/mo · 28.5%)

ⓘ 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: $17,743
• − Mortgage interest: −$11,763
• − Property taxes: −$2,059
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$6,109
• Taxable loss: −$6,077
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $-848/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

+6.1% since first listed

10 events — show timeline

• 2026-06-05 Sold (MLS) $210,000 REALCOMP
• 2026-06-05 Sold (MLS) $210,000 MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-13 Price Changed $210,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $210,000 REALCOMP
• 2026-05-06 Contingent — REALCOMP
• 2026-05-06 Contingent — MiRealSource-MiMLS
• 2026-05-01 Listed $197,900 REALCOMP
• 2026-05-01 Listed $197,900 MiRealSource-MiMLS

Property tax history

+3.5%/yr

Latest (2025): $2,059 · +4.3% YoY. Source: county tax records.