25884 Leach St · Roseville, MI 48066

$124,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 8 Days on market

Built 1930 4,792 sqft lot Est $158k · 21% under

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Why this score? — see what drove the B- 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.5/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this updated 3-bedroom, 1-bath home in the heart of Roseville! This home offers comfort and convenience at an affordable price. The bright living area, functional kitchen, and versatile main-floor bedroom provide a practical layout for a variety of lifestyles. Located in a quiet, established neighborhood close to schools, shopping, dining, and major roadways. Whether you're a first-time buyer, investor, or looking to downsize, this home presents a great opportunity. Property is being sold as-is. Schedule your showing today!

Key facts

• 4,792 sq ft lot
• Built 1930
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water at street; Natural gas; Public utilities for heating
• Home design: Residential 1 1/2-story home; Built in 1930; Entry-level main living areas
• Construction: Slab foundation
• Exterior features: Aluminum exterior construction; Paved street frontage; Frontage of about 40 feet

Interior

• Kitchen: Kitchen on entry level (19 x 9)
• Bedrooms: Bedroom 1 on entry level (11 x 13); Bedroom 2 on second level (11 x 13); Bedroom 3 on second level (approx. 10 wide)
• Bathrooms: One full bathroom on entry level
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Six total rooms; Living room (11 x 19) on entry level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 8.8% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $157,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25287 Leach St	0.24mi	2/1.0 (-1)	1,072 (-1%)	0mo	$108,500	$101	82
15738 Frazho Rd	0.24mi	3/1.0	1,131 (+5%)	1mo	$165,000	$146	80
26234 Woodmont St	0.40mi	3/1.0	960 (-11%)	1mo	$124,000	$129	62
15010 Petrie St	0.31mi	3/1.0	936 (-13%)	3mo	$180,000	$192	60
26153 Nagel St	0.30mi	3/1.0	924 (-14%)	2mo	$101,000	$109	60
25263 Leach St	0.26mi	2/1.0 (-1)	1,240 (+15%)	1mo	$135,500	$109	57
25245 Dodge St	0.62mi	3/1.0	1,176 (+9%)	3mo	$185,000	$157	54
26621 Kathy St	0.49mi	3/1.0	924 (-14%)	0mo	$155,900	$169	53
26710 Lehner St	0.45mi	3/1.0	924 (-14%)	3mo	$180,000	$195	52
25110 Ford St	0.63mi	3/2.0	1,190 (+10%)	3mo	$99,500	$84	48
27277 Leroy St	0.71mi	3/1.0	1,218 (+13%)	3mo	$187,500	$154	43
25151 Ford St	0.57mi	4/1.5 (+1)	1,232 (+14%)	3mo	$135,000	$110	40

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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-7,477
• Equity at exit: $18,623

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-268
• Equity at exit: $10,799

Cash invested: $34,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$655
• Tax from tax record: −$268 /mo · $3,217/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $262

Break-even live

Break-even rent $1,234

Max offer price $124,900

Occupancy floor 78%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26160 Regency Club Dr Warren, MI	1.0–3.0	1.0–2.0	1011	$1,998	$1.98	2d	15	0.31mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	15d	1	0.32mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	22d	1	0.39mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	3d	1	0.39mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	18d	1	0.44mi
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	22d	1	0.45mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	24d	1	0.45mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	24d	1	0.46mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	0.48mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	15d	1	0.48mi
14926 E 10 Mile Rd Unit 1032312P Warren, MI	2.0	1.0	1291	$6,089	$4.72	2d	1	0.51mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	0.52mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	0.80mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	1.04mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	1.04mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.04mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	1.04mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.04mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.09mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,023	$5.99	2d	1	1.12mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	1.24mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	2d	1	1.36mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.36mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	1.46mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.50mi

Listing history 7 events

1. 2026-06-18
   days on market $124,900 Active 8 DOM
2. 2026-06-17
   days on market $124,900 Active 7 DOM
3. 2026-06-16
   days on market $124,900 Active 6 DOM
4. 2026-06-15
   days on market $124,900 Active 5 DOM
5. 2026-06-13
   statusdays on marketlisting id $124,900 Active 3 DOM
6. 2026-06-09
   remarks 540-char remark
7. 2026-06-09
   listed $124,900 Coming Soon 1 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: $3,217 · $268/mo
• Projected year-2 tax: $3,217 · $268/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,790
• − Mortgage interest: −$6,996
• − Property taxes: −$3,217
• − Insurance: −$624
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,633
• Taxable income: $1,312
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,827/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

+197.4% since first listed

44 events — show timeline

• 2026-06-08 Coming Soon $124,900 MiRealSource-MiMLS
• 2025-09-08 Listing Removed — MiRealSource-MiMLS
• 2025-09-08 Listing Removed — REALCOMP
• 2025-08-08 Listed $139,000 REALCOMP
• 2025-08-08 Listing Removed — MiRealSource-MiMLS
• 2025-08-08 Listing Removed — REALCOMP
• 2025-08-08 Listed $139,000 MiRealSource-MiMLS
• 2025-07-09 Relisted — MiRealSource-MiMLS
• 2025-07-09 Relisted — REALCOMP
• 2025-06-30 Contingent — MiRealSource-MiMLS
• 2025-06-30 Contingent — REALCOMP
• 2025-06-04 Price Changed $140,000 MiRealSource-MiMLS
• 2025-06-04 Price Changed $140,000 REALCOMP
• 2025-05-17 Price Changed $145,000 MiRealSource-MiMLS
• 2025-05-16 Price Changed $145,000 REALCOMP
• 2025-05-06 Listed $150,000 MiRealSource-MiMLS
• 2025-05-06 Listed $150,000 REALCOMP
• 2025-05-02 Coming Soon — MiRealSource-MiMLS
• 2023-03-22 Sold (MLS) $113,000 MiRealSource-MiMLS
• 2023-03-22 Sold (MLS) $113,000 REALCOMP
• 2023-03-08 Sold (Public Records) $113,000 Public Records
• 2023-01-15 Pending — MiRealSource-MiMLS
• 2023-01-15 Pending — REALCOMP
• 2022-12-13 Listed $113,900 MiRealSource-MiMLS
• 2022-12-13 Listed $113,900 REALCOMP
• 2018-10-29 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2018-10-29 Sold (MLS) $40,000 REALCOMP
• 2018-10-19 Pending — REALCOMP
• 2018-09-02 Listing Removed — MiRealSource-MiMLS
• 2018-09-02 Listing Removed — REALCOMP
• 2018-06-27 Pending — MiRealSource-MiMLS
• 2018-06-27 Pending — REALCOMP
• 2018-04-25 Price Changed $55,000 MiRealSource-MiMLS
• 2018-04-25 Price Changed $55,000 REALCOMP
• 2018-03-08 Price Changed $65,000 MiRealSource-MiMLS
• 2018-03-07 Price Changed $65,000 REALCOMP
• 2017-11-28 Listed $75,000 MiRealSource-MiMLS
• 2017-11-28 Listed $75,000 REALCOMP
• 2003-05-21 Sold (Public Records) $96,000 Public Records
• 2003-04-10 Sold (MLS) $96,000 MiRealSource-MiMLS
• 2003-02-26 Listing Removed — MiRealSource-MiMLS
• 2003-01-16 Listed $89,800 MiRealSource-MiMLS
• 2000-07-19 Sold (Public Records) $82,000 Public Records
• 1998-10-27 Sold (Public Records) $42,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $3,217 · +8.6% YoY. Source: county tax records.