26093 La Salle Ct. St · Roseville, MI 48066

$230,000

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 11 Days on market

Built 1959 4,988 sqft lot

---

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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• 1% rule +1.4/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow this home is A perfect 10, and Nothing left to do but move in. Entire home has been freshly painted, all new flooring, New Appliances, Newer driveway, Patio, some new closet doors, lite fixtures. Newer front & back door, garage door 5yrs. HWT just installed. Windows & Roof are great! Walk in Shower in main bath 6yrs. Nicely finished room & full bath in basemen with brand new shower. fenced yard with large gate, on a Cul-de-sac, and more! come see won't last long!

Key facts

• Newer driveway
• New flooring
• Freshly painted

Tags

• FRESHLY PAINTED
• NEW FLOORING
• NEW APPLIANCES
• NEWER DRIVEWAY
• PATIO
• NEW CLOSET DOORS

Property features AI

Finance

• Other: Paved road access; Lot dimensions approximately 58 x 86; Zoned residential
• HOA & community: Homeowners association

Exterior

• Parking: Detached 2-car garage with opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick exterior
• Exterior features: Patio; Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Finished basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (35.9% below list).
• Recommended offer: $147k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 5.9% in Roseville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,401 (35.9% 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 1959 — 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: 0.64% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $133,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26234 Woodmont St	0.36mi	3/1.0	960 (-5%)	1mo	$124,000	$129	73
26637 Wenfield St	0.27mi	2/1.0 (-1)	945 (-7%)	1mo	$122,000	$129	70
27155 Blum St	0.52mi	3/1.0	1,068 (+5%)	3mo	$137,000	$128	64
26621 Kathy St	0.52mi	3/1.0	924 (-9%)	0mo	$155,900	$169	61
25383 Lawn St	0.61mi	2/1.0 (-1)	1,050 (+3%)	1mo	$75,000	$71	60
26153 Nagel St	0.51mi	3/1.0	924 (-9%)	2mo	$101,000	$109	60
15738 Frazho Rd	0.50mi	3/1.0	1,131 (+11%)	1mo	$165,000	$146	57
25759 Groveland St	0.25mi	4/2.0 (+1)	1,150 (+13%)	1mo	$180,000	$157	56
27241 Woodmont St	0.69mi	3/1.0	924 (-9%)	1mo	$122,000	$132	52
27320 Grandmont St	0.69mi	3/1.0	924 (-9%)	2mo	$160,000	$173	52
27321 Grandmont St	0.70mi	3/1.0	924 (-9%)	3mo	$107,500	$116	50
26710 Lehner St	0.71mi	3/1.0	924 (-9%)	3mo	$180,000	$195	49

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: -30.1%
• Equity multiple: 0.02×
• Total profit: $-62,937
• Equity at exit: $34,294

10-year hold

• IRR: -46.5%
• Equity multiple: -0.52×
• Total profit: $-97,768
• Equity at exit: $19,886

Cash invested: $64,400 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,474 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-343

Break-even live

Break-even rent $1,909

Max offer price $169,350

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-278	+0% $-343	+5% $-408	+10% $-474
Rent	-10% $-460	-5% $-402	+0% $-343	+5% $-285	+10% $-227
Rate	-1.0pp $-228	-0.5pp $-285	base $-343	+0.5pp $-403	+1.0pp $-464

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	5d	1	0.38mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.45mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	0.45mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	0.45mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	0.45mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	0.45mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	25d	1	0.46mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	0.48mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	16d	1	0.50mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	0d	1	0.63mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.64mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	0.64mi
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	23d	1	0.68mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	3d	1	0.70mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	5d	1	0.73mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	23d	1	0.73mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	25d	1	0.73mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	3d	1	0.92mi
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	13	0.98mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	1.00mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,419	$4.29	0d	1	1.10mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	16d	1	1.10mi
14926 E 10 Mile Rd Unit 1032312P Warren, MI	2.0	1.0	1291	$5,491	$4.25	0d	1	1.11mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	25d	1	1.14mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	19d	1	1.16mi
28320 Hillview St Roseville, MI	3.0	1.0	1224	$1,500	$1.23	0d	1	1.30mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	25d	1	1.40mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	1.43mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	45d	1	1.44mi

Listing history 7 events

1. 2026-06-21
   days on market $230,000 Active 11 DOM
2. 2026-06-18
   days on market $230,000 Active 8 DOM
3. 2026-06-17
   days on market $230,000 Active 7 DOM
4. 2026-06-16
   days on market $230,000 Active 6 DOM
5. 2026-06-15
   days on market $230,000 Active 5 DOM
6. 2026-06-13
   remarks 479-char remark
7. 2026-06-13
   listed $230,000 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: $2,470 · $206/mo
• Projected year-2 tax: $3,006 · $250/mo
• Expected delta: +$536/yr (+$45/mo · 21.7%)

ⓘ 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: $17,688
• − Mortgage interest: −$12,884
• − Property taxes: −$2,470
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$6,691
• Taxable loss: −$8,336
• Est. tax savings @ 24.0%: +$2,001
• After-tax cash flow: $-2,119/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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $230,000 REALCOMP
• 2026-06-10 Listed $230,000 MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2025): $2,470 · +4.3% YoY. Source: county tax records.