18720 Eastland St · Roseville, MI 48066

$169,000

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 1 Days on market

Built 1950 6,534 sqft lot Est $150k · 13% 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 +15.3/30.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD

Key facts

• 6,534 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family home; One and a half stories; Ground-level entry with steps
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions approximately 53 x 126 (0.15 acres); No pool

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $63 ($760/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (8.8% below list).
• Recommended offer: $154k (8.8% 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, 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $5k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y ago 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.
• Current owner paid $42k; list at $169k implies a 302% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,082 (8.8% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $149,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19520 Georgia St	0.40mi	3/1.0	1,248 (+1%)	3mo	$155,000	$124	78
17980 Wexford St	0.32mi	3/1.0	1,188 (-4%)	6mo	$127,000	$107	74
29295 Hillview St	0.61mi	3/1.0	1,285 (+4%)	4mo	$140,000	$109	62
28889 Hillview St	0.65mi	3/1.0	1,288 (+4%)	2mo	$117,000	$91	62
17891 Birmingham St St	0.41mi	3/1.0	1,399 (+13%)	2mo	$169,900	$121	58
29920 Pinehurst St	0.55mi	3/1.0	1,128 (-9%)	2mo	$159,000	$141	58
19580 Glenn St	0.51mi	3/1.0	1,363 (+10%)	4mo	$146,000	$107	56
19944 Fenton St	0.67mi	3/1.5	1,300 (+5%)	3mo	$225,000	$173	56
28441 Jahns Dr	0.58mi	3/1.0	1,092 (-12%)	2mo	$145,000	$133	52
28059 Schram St	0.70mi	3/1.0	1,119 (-10%)	3mo	$135,000	$121	49
28076 Schram St	0.69mi	3/1.5	1,400 (+13%)	3mo	$245,000	$175	41
19029 Victor St	0.64mi	3/1.0	1,056 (-15%)	5mo	$109,000	$103	41

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-27,282
• Equity at exit: $25,198

10-year hold

• IRR: -14.0%
• Equity multiple: 0.28×
• Total profit: $-33,864
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$886
• Tax from tax record: −$197 /mo · $2,367/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $63

Break-even live

Break-even rent $1,461

Max offer price $169,000

Occupancy floor 91%

Sensitivity live

Price	-10% $159	-5% $111	+0% $63	+5% $15	+10% $-32
Rent	-10% $-58	-5% $2	+0% $63	+5% $124	+10% $185
Rate	-1.0pp $148	-0.5pp $106	base $63	+0.5pp $20	+1.0pp $-25

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	0d	1	0.26mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	16d	1	0.38mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	45d	1	0.38mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	0.76mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	0d	1	0.78mi
28320 Hillview St Roseville, MI	3.0	1.0	1224	$1,500	$1.23	1d	1	0.79mi
19054 E 13 Mile Rd Roseville, MI	3.0	1.0	1066	$1,600	$1.50	0d	1	0.79mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	26d	1	0.82mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	0d	1	0.82mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	0.88mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	26d	1	0.89mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	6d	1	0.98mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	3d	16	1.04mi
30773 Hidden Pines Ln Roseville, MI	2.0	2.0	1142	$1,500	$1.31	45d	1	1.06mi
30761 Hidden Pines Ln Roseville, MI	2.0	1.0	877	$1,295	$1.48	0d	1	1.07mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	1.07mi
30657 Hidden Pines Ln Roseville, MI	2.0	2.0	1174	$1,650	$1.41	21d	1	1.08mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	18d	1	1.09mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	1.14mi
30600 Little Mack Ave Roseville, MI	1.0–2.0	1.0	900	$1,210	$1.34	0d	6	1.16mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	45d	1	1.19mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,419	$4.29	0d	1	1.23mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,720	$1.80	0d	1	1.23mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	1.33mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	1.33mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	18d	1	1.36mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	23d	1	1.37mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	1d	11	1.37mi

Listing history 2 events

1. 2026-06-07
   remarks 4-char remark
2. 2026-06-07
   listed $169,000 Pending 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: $2,367 · $197/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$118/yr (+$10/mo · 5.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,490
• − Mortgage interest: −$9,467
• − Property taxes: −$2,367
• − Insurance: −$845
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,916
• Taxable loss: −$2,064
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $1,255/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

+70.9% since first listed

13 events — show timeline

• 2026-06-05 Pending — MiRealSource-MiMLS
• 2026-06-05 Pending — REALCOMP
• 2026-06-04 Listed $169,000 REALCOMP
• 2026-06-04 Listed $169,000 MiRealSource-MiMLS
• 2008-08-26 Sold (MLS) $42,000 REALCOMP
• 2008-08-25 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2008-08-15 Listing Removed — MiRealSource-MiMLS
• 2008-04-21 Listed $44,900 MiRealSource-MiMLS
• 2008-04-21 Listed $44,900 REALCOMP
• 2001-04-27 Sold (Public Records) $101,900 Public Records
• 2001-03-28 Sold (MLS) $101,900 MiRealSource-MiMLS
• 2001-02-27 Listing Removed — MiRealSource-MiMLS
• 2001-02-12 Listed $98,900 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $2,367 · +4.0% YoY. Source: county tax records.