20938 Hunt Dr #52 · Roseville, MI 48066

$65,000

3 bd · 1.5 ba · 1,412 sqft · Condo · 137 Days on market

Built 1969 Good condition $653/mo HOA · 43% of rent ↓ 10% since listing

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Why this score? — see what drove the C 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 +21.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

Key facts

• Newer windows
• Granite countertops
• Central air unit

Tags

• RECENTLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• CENTRAL AIR UNIT
• NEWER WINDOWS
• PARTLY FINISHED BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.0% in Roseville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $449 of loan paydown is wiped out by about $2k 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 137 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 2.32% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 3.6

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: -13.1%
• Equity multiple: 0.55×
• Total profit: $-8,146
• Equity at exit: $9,692

10-year hold

• IRR: -18.0%
• Equity multiple: 0.29×
• Total profit: $-12,924
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$653
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $92

Break-even live

Break-even rent $1,395

Max offer price $65,000

Occupancy floor 89%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30600 Little Mack Ave Roseville, MI	1.0–2.0	1.0	900	$1,210	$1.34	2d	6	0.44mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	2d	1	0.93mi
31635 Couchez St St Clair Shores, MI	2.0	1.5	1015	$1,600	$1.58	44d	1	1.10mi
809 Sunset Ln Unit 8 St Clair Shores, MI	2.0	1.0	945	$1,400	$1.48	3d	1	1.16mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	24d	1	1.18mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	22d	1	1.18mi
809 Sunset Ln St Clair Shores, MI	2.0	1.0	945	$1,475	$1.56	2d	1	1.20mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	1.23mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	2d	1	1.26mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	2d	12	1.31mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	1.35mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	44d	1	1.44mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	15d	1	1.44mi

HOA detail condo

• Monthly dues: $653 · $7,836/yr
• Likely covers: waterelectricexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-04-06
   price $65,000 814-char remark

   Show marketing remark (814 chars)

   Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

2. 2026-04-06
   price $65,000 814-char remark

   Show marketing remark (814 chars)

   Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

3. 2026-01-29
   price $62,500 814-char remark

   Show marketing remark (814 chars)

   Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

4. 2026-01-28
   price $62,500 814-char remark

   Show marketing remark (814 chars)

   Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

5. 2026-01-09
   price $65,000 814-char remark

   Show marketing remark (814 chars)

   Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

6. 2026-01-09
   listed $72,500 Active 814-char remark

   Show marketing remark (814 chars)

   Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

7. 2026-01-09
   listed $65,000 Active 814-char remark

   Show marketing remark (814 chars)

   Townhouse style Co-Op includes 3 bedrooms with bonus room in the basement. The kitchen was recently renovated with new cabinets and granite countertops in both the kitchen and main bathroom. Brand new Central Air Unit. Very well maintained community and monthly fee covers all your essentials including: Taxes, Heat, Water, Exterior Maintenance, Snow, Grass, Bldg Insurance, Furnace, HWH, and Plumbing & Electrical maintenance. Newer windows & blinds, all newer electric throughout. Partly Finished Basement & Room (with closet) for Office, Craft Room, or Toy Room. You will enjoy the 2 patios in the front and back of the unit with a Great Courtyard view. Great location for kids. Nice Detached Garage (with Extra Attic Storage) near the front door. This is an affordable and carefree lifestyle.

8. 2025-12-18
   historical
9. 2025-12-18
   historical
10. 2025-10-09
    price $69,500
11. 2025-10-08
    price $69,500
12. 2025-09-12
    price $70,000
13. 2025-09-12
    price $70,000
14. 2025-08-17
    listed $72,507 Active
15. 2025-08-17
    listed $72,507 Active
16. 2025-08-08
    historical
17. 2025-08-08
    historical
18. 2025-06-17
    price $70,507
19. 2025-06-16
    price $70,507
20. 2025-06-06
    price $72,507
21. 2025-06-06
    price $72,507
22. 2025-05-30
    listed $72,500 Active
23. 2025-05-30
    listed $72,500 Active
24. 2025-05-28
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,133
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − HOA: −$7,836
• − Depreciation: −$1,891
• Taxable income: $564
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $963/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

Good 75/100 Cosmetic rehab

This well-maintained townhouse in a great location has recently undergone kitchen renovations and includes a new central air unit. It is in good condition with no major repairs needed, making it a solid investment.

Value-add opportunities

• Both Landscaping improvements — Enhance curb appeal and attract more buyers/renters.
• Both Painting exterior and interior walls — Fresh paint can make the home look more appealing and increase its value.
• Both Landscaping and patio maintenance — Maintaining the patios and landscaping can improve the home's curb appeal and attract more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhance curb appeal and attract more buyers/renters. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more appealing and increase its value. ↑
• Both Landscaping and patio maintenance — Maintaining the patios and landscaping can improve the home's curb appeal and attract more buyers/renters. ↑

ⓘ 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

-10.3% since first listed

24 events — show timeline

• 2026-04-06 Price Changed $65,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $65,000 REALCOMP
• 2026-01-29 Price Changed $62,500 MiRealSource-MiMLS
• 2026-01-28 Price Changed $62,500 REALCOMP
• 2026-01-09 Price Changed $65,000 REALCOMP
• 2026-01-09 Listed $72,500 REALCOMP
• 2026-01-09 Listed $65,000 MiRealSource-MiMLS
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-12-18 Listing Removed — REALCOMP
• 2025-10-09 Price Changed $69,500 MiRealSource-MiMLS
• 2025-10-08 Price Changed $69,500 REALCOMP
• 2025-09-12 Price Changed $70,000 MiRealSource-MiMLS
• 2025-09-12 Price Changed $70,000 REALCOMP
• 2025-08-17 Listed $72,507 REALCOMP
• 2025-08-17 Listed $72,507 MiRealSource-MiMLS
• 2025-08-08 Listing Removed — REALCOMP
• 2025-08-08 Listing Removed — MiRealSource-MiMLS
• 2025-06-17 Price Changed $70,507 MiRealSource-MiMLS
• 2025-06-16 Price Changed $70,507 REALCOMP
• 2025-06-06 Price Changed $72,507 MiRealSource-MiMLS
• 2025-06-06 Price Changed $72,507 REALCOMP
• 2025-05-30 Listed $72,500 MiRealSource-MiMLS
• 2025-05-30 Listed $72,500 REALCOMP
• 2025-05-28 Coming Soon — MiRealSource-MiMLS