30184 Wedgewood Crk #2 · Roseville, MI 48066

$126,000

2 bd · 1.0 ba · 922 sqft · Condo · 74 Days on market

Built 2003 Good condition $137/sqft · 18% above area Est $107k · 18% over

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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 +15.1/30.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A NICE CONDO DOWN UNIT, YOURE OWN ENTRY HAS NEW WASHER AND DRYER IN CONDO. NEWER FLOORING EASY LIVING A QUEIT AREA HAS CARPOT AND SIDE PARKING HOA FEES LOW ENJOY.

Key facts

• Newer flooring
• New washer and dryer
• Carport

Tags

• NEW WASHER AND DRYER
• NEWER FLOORING
• QUIET AREA
• CARPORT
• SIDE PARKING
• HOA FEES LOW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $126k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $41 ($496/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $126k).
• Recommended offer: $118k (6.0% 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, 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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $871 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 74 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,440 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.05% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 8.0

CMA / ARV

• ARV (median comp): $106,532
• List price: $126,000
• Delta: 18.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-21,059
• Equity at exit: $18,787

10-year hold

• IRR: -16.2%
• Equity multiple: 0.22×
• Total profit: $-27,688
• Equity at exit: $10,894

Cash invested: $35,280 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA est. from 1 same-building comp: −$130
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $41

Break-even live

Break-even rent $1,267

Max offer price $126,000

Occupancy floor 92%

Sensitivity live

Price	-10% $128	-5% $85	+0% $41	+5% $-2	+10% $-46
Rent	-10% $-63	-5% $-11	+0% $41	+5% $93	+10% $146
Rate	-1.0pp $105	-0.5pp $73	base $41	+0.5pp $9	+1.0pp $-24

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	26d	1	0.19mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	3d	16	0.37mi
30761 Hidden Pines Ln Roseville, MI	2.0	1.0	877	$1,295	$1.48	0d	1	0.37mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	18d	1	0.39mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	0d	1	0.75mi
19054 E 13 Mile Rd Roseville, MI	3.0	1.0	1066	$1,600	$1.50	0d	1	0.77mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	0.79mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	0d	1	0.87mi
31577 Fraser Dr #3 Fraser, MI	2.0	1.0	950	$1,250	$1.32	45d	1	0.89mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	18d	1	0.93mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.96mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.97mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	23d	1	0.97mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	45d	1	1.01mi
16425 12 Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	45d	1	1.01mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	23d	1	1.01mi
16951 General Ave Fraser, MI	2.0	1.0	900	$1,250	$1.39	7d	1	1.15mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	45d	1	1.23mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,573	$4.82	0d	1	1.25mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	1.26mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$3,323	$4.48	0d	1	1.26mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	1.26mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	1.26mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	16d	1	1.26mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,324	$4.48	0d	1	1.26mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	1.26mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	3d	1	1.27mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	16d	1	1.27mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,196	$4.31	0d	1	1.27mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,168	$4.27	0d	1	1.27mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	18d	1	1.27mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,663	$4.94	0d	1	1.27mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,886	$5.24	0d	1	1.29mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	7d	1	1.31mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	1d	1	1.31mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	1.34mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	1d	11	1.38mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	1.40mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	26d	1	1.42mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	20d	1	1.43mi

HOA detail condo

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

Listing history 15 events

1. 2026-06-21
   days on market $126,000 Active 74 DOM
2. 2026-06-18
   days on market $126,000 Active 71 DOM
3. 2026-06-17
   days on market $126,000 Active 70 DOM
4. 2026-06-16
   days on market $126,000 Active 69 DOM
5. 2026-06-15
   days on market $126,000 Active 68 DOM
6. 2026-06-13
   days on market $126,000 Active 66 DOM
7. 2026-06-09
   days on market $126,000 Active 62 DOM
8. 2026-06-08
   days on market $126,000 Active 61 DOM
9. 2026-06-07
   days on market $126,000 Active 60 DOM
10. 2026-06-04
    days on market $126,000 Active 57 DOM
11. 2026-06-03
    days on market $126,000 Active 56 DOM
12. 2026-06-02
    days on market $126,000 Active 55 DOM
13. 2026-06-01
    days on market $126,000 Active 54 DOM
14. 2026-05-31
    days on market $126,000 Active 53 DOM
15. 2026-04-07
    listed $126,000 Active 170-char remark

    Show marketing remark (170 chars)

    THIS IS A NICE CONDO DOWN UNIT, YOURE OWN ENTRY HAS NEW WASHER AND DRYER IN CONDO. NEWER FLOORING EASY LIVING A QUEIT AREA HAS CARPOT AND SIDE PARKING HOA FEES LOW ENJOY.

ⓘ 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: $15,830
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − HOA: −$1,560
• − Depreciation: −$3,665
• Taxable loss: −$1,506
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $858/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 · 10 photos

Good 75/100 Cosmetic rehab

This townhouse is in good condition with cosmetic updates needed. Painting the exterior and replacing the air conditioning unit would significantly increase its value.

Repairs flagged

• Minor air conditioning unit — visible wear on unit

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace air conditioning unit — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
air conditioning unit · visible wear on unit	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace air conditioning unit — improves comfort and energy efficiency ↑

ⓘ 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

1 event — show timeline

• 2026-04-07 Listed $126,000 Fizber.com