25673 Ford St · Roseville, MI 48066

$159,000

4 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 126 Days on market

Built 1951 4,792 sqft lot $104/sqft · 10% below area Est $177k · 10% under

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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 +24.5/30.0
• ARV discount +12.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.5/10.0
• 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 MLS

Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

Key facts

• Deep jacuzzi tub
• New furnace
• Easy freeway access

Tags

• EASY FREEWAY ACCESS
• OPEN KITCHEN
• LARGE WALK-IN CLOSET
• DEEP JACUZZI TUB
• NEW FURNACE
• NEW A/C

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 35% 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 $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

• It's been on market 126 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 29y 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 $68k; list at $159k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.15% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (median comp): $176,642
• List price: $159,000
• Delta: -9.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25403 Fern St	0.28mi	4/2.0	1,485 (-2%)	7mo	$230,000	$155	73
16758 Frazho Rd	0.43mi	4/2.0	1,550 (+2%)	5mo	$67,500	$44	68
16250 Guest Ct	0.30mi	3/3.0 (-1)	1,560 (+2%)	1mo	$345,000	$221	68
16790 Mayfield St	0.51mi	4/2.5	1,498 (-2%)	5mo	$224,000	$150	64
16656 Frazho Rd	0.36mi	3/2.0 (-1)	1,426 (-6%)	4mo	$215,000	$151	60
25152 Leach St	0.51mi	4/1.5	1,392 (-8%)	3mo	$160,000	$115	58
25183 Cole St	0.27mi	3/1.0 (-1)	1,748 (+15%)	5mo	$162,000	$93	54
15214 Petrie St	0.65mi	3/1.5 (-1)	1,484 (-2%)	6mo	$175,000	$118	53
26082 Parkington St	0.64mi	3/2.0 (-1)	1,582 (+4%)	4mo	$210,000	$133	51
25156 Fortuna St	0.60mi	3/1.0 (-1)	1,685 (+11%)	2mo	$160,000	$95	48
26730 Ridgemont St	0.57mi	3/2.0 (-1)	1,700 (+12%)	1mo	$194,000	$114	44
26733 Groveland St	0.69mi	3/1.5 (-1)	1,305 (-14%)	8mo	$176,000	$135	30

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,602
• Equity at exit: $23,707

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $364
• Equity at exit: $13,747

Cash invested: $44,520 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$834
• Tax from tax record: −$217 /mo · $2,607/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $327

Break-even live

Break-even rent $1,414

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $417	-5% $372	+0% $327	+5% $282	+10% $237
Rent	-10% $182	-5% $254	+0% $327	+5% $399	+10% $471
Rate	-1.0pp $407	-0.5pp $367	base $327	+0.5pp $285	+1.0pp $243

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	22d	1	0.59mi
14926 E 10 Mile Rd Unit 1032312P Warren, MI	3.0	1.0	1291	$5,597	$4.34	0d	1	0.74mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	25d	1	0.78mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,467	$4.32	0d	1	1.36mi
27284 Bunert Rd Warren, MI	3.0	1.0	2209	$2,300	$1.04	0d	1	1.37mi
23569 Stewart Ave Warren, MI	3.0	1.0	1638	$1,923	$1.17	11d	1	1.38mi
25530 Huron St Roseville, MI	3.0	2.0	2024	$1,600	$0.79	4d	1	1.41mi

Listing history 50 events

1. 2026-05-04
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

2. 2026-05-04
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

3. 2026-02-01
   status Active 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

4. 2026-02-01
   status Active 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

5. 2026-01-22
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

6. 2026-01-22
   status Pending 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

7. 2025-12-19
   listed $159,000 Active 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

8. 2025-12-19
   listed $159,000 Active 505-char remark

   Show marketing remark (505 chars)

   Updated bungalow with easy freeway access to I-696 and I-94, close to Dort Elementary and Packard Park. This home features an open kitchen, a master bedroom with a large walk-in closet, and a bathroom with a deep jacuzzi tub. Recent updates include a new furnace and A/C (2022), newer WeatherGuard windows, and new flooring upstairs. The versatile bonus room can be an additional bedroom, nursery, or gym. The exterior offers a fenced-in yard, a large deck, and newer gutters. All appliances are included.

9. 2025-12-15
   historical
10. 2025-12-15
    historical
11. 2025-11-04
    price $159,999
12. 2025-11-03
    price $159,999
13. 2025-10-06
    price $165,000
14. 2025-10-06
    price $165,000
15. 2025-09-14
    listed $168,880 Active
16. 2025-09-14
    listed $168,880 Active
17. 2024-12-04
    historical
18. 2024-12-04
    historical
19. 2024-11-27
    price $164,400
20. 2024-11-26
    price $164,400
21. 2024-10-21
    price $169,400
22. 2024-10-21
    price $169,400
23. 2024-10-21
    status Active
24. 2024-10-21
    status Active
25. 2024-10-17
    historical
26. 2024-10-17
    historical
27. 2024-08-27
    price $169,900
28. 2024-08-27
    price $169,900
29. 2024-08-06
    price $179,900
30. 2024-08-06
    price $179,900
31. 2024-07-19
    price $189,900
32. 2024-07-19
    price $189,900
33. 2024-07-17
    listed $192,900 Active
34. 2024-07-17
    listed $192,900 Active
35. 2014-11-20
    soldstatus $68,500
36. 2014-11-03
    soldstatus $68,500
37. 2014-11-03
    soldstatus $68,500
38. 2014-07-31
    historical
39. 2014-06-05
    listed $79,900
40. 2014-06-05
    listed $79,900
41. 2009-09-30
    soldstatus $27,000
42. 2009-07-10
    listed $32,900
43. 1998-02-06
    soldstatus $73,900
44. 1997-12-26
    soldstatus $73,900
45. 1997-10-21
    historical
46. 1997-09-24
    listed $75,900
47. 1997-08-31
    historical
48. 1997-05-31
    listed $79,900
49. 1992-05-12
    soldstatus $38,500
50. 1990-11-08
    soldstatus $46,900

ⓘ 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: $2,607 · $217/mo
• Projected year-2 tax: $2,607 · $217/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: $21,933
• − Mortgage interest: −$8,906
• − Property taxes: −$2,607
• − Insurance: −$795
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$4,625
• Taxable income: $1,490
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $3,562/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

+431.6% since first listed

51 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-02-01 Relisted — REALCOMP
• 2026-02-01 Relisted — MiRealSource-MiMLS
• 2026-01-22 Pending — MiRealSource-MiMLS
• 2026-01-22 Pending — REALCOMP
• 2025-12-19 Listed $159,000 REALCOMP
• 2025-12-19 Listed $159,000 MiRealSource-MiMLS
• 2025-12-15 Listing Removed — MiRealSource-MiMLS
• 2025-12-15 Listing Removed — REALCOMP
• 2025-11-04 Price Changed $159,999 MiRealSource-MiMLS
• 2025-11-03 Price Changed $159,999 REALCOMP
• 2025-10-06 Price Changed $165,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $165,000 REALCOMP
• 2025-09-14 Listed $168,880 REALCOMP
• 2025-09-14 Listed $168,880 MiRealSource-MiMLS
• 2024-12-04 Listing Removed — MiRealSource-MiMLS
• 2024-12-04 Listing Removed — REALCOMP
• 2024-11-27 Price Changed $164,400 MiRealSource-MiMLS
• 2024-11-26 Price Changed $164,400 REALCOMP
• 2024-10-21 Price Changed $169,400 MiRealSource-MiMLS
• 2024-10-21 Price Changed $169,400 REALCOMP
• 2024-10-21 Relisted — MiRealSource-MiMLS
• 2024-10-21 Relisted — REALCOMP
• 2024-10-17 Listing Removed — MiRealSource-MiMLS
• 2024-10-17 Listing Removed — REALCOMP
• 2024-08-27 Price Changed $169,900 MiRealSource-MiMLS
• 2024-08-27 Price Changed $169,900 REALCOMP
• 2024-08-06 Price Changed $179,900 MiRealSource-MiMLS
• 2024-08-06 Price Changed $179,900 REALCOMP
• 2024-07-19 Price Changed $189,900 MiRealSource-MiMLS
• 2024-07-19 Price Changed $189,900 REALCOMP
• 2024-07-17 Listed $192,900 MiRealSource-MiMLS
• 2024-07-17 Listed $192,900 REALCOMP
• 2014-11-20 Sold (Public Records) $68,500 Public Records
• 2014-11-03 Sold (MLS) $68,500 MiRealSource-MiMLS
• 2014-11-03 Sold (MLS) $68,500 REALCOMP
• 2014-07-31 Listing Removed — MiRealSource-MiMLS
• 2014-06-05 Listed $79,900 MiRealSource-MiMLS
• 2014-06-05 Listed $79,900 REALCOMP
• 2009-09-30 Sold (MLS) $27,000 REALCOMP
• 2009-07-10 Listed $32,900 REALCOMP
• 1998-02-06 Sold (Public Records) $73,900 Public Records
• 1997-12-26 Sold (MLS) $73,900 MiRealSource-MiMLS
• 1997-10-21 Listing Removed — MiRealSource-MiMLS
• 1997-09-24 Listed $75,900 MiRealSource-MiMLS
• 1997-08-31 Listing Removed — REALCOMP
• 1997-05-31 Listed $79,900 REALCOMP
• 1992-05-12 Sold (Public Records) $38,500 Public Records
• 1990-11-08 Sold (Public Records) $46,900 Public Records
• 1980-08-25 Sold (Public Records) $29,910 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,607 · +4.3% YoY. Source: county tax records.