28276 Ginley St · Roseville, MI 48066

$125,000

3 bd · 1.0 ba · 841 sqft · SingleFamily public records · 7 Days on market

Built 1926 5,663 sqft lot Est $124k · at est.

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.0/15.0
• 1% rule +6.2/10.0
• 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

* * * All offers are due today Saturday, June 6,2026 at 3:00PM. * * * Open house! Saturday, June 6th from 12pm-2pm. Beautifully updated 2-bedroom, 1-bath ranch offering comfortable, move-in-ready living. The bright interior features fresh finishes and an inviting living room that flows into the updated eat-in kitchen with white cabinetry, stainless steel appliances, and modern flooring. Outside, enjoy a large deck perfect for entertaining, a large front yard and a detached 2-car garage with plenty of storage. Conveniently located near shopping, dining, and major roadways, this well-maintained home is ready for its next owner. Welcome home!

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1926

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas; Forced air heating; Gas water heater
• Home design: One-story residential home; Built in 1926; Entry-level main living areas
• Construction: Aluminum and vinyl siding; Crawl foundation; Shallow lot (0.13 acres)
• Exterior features: Fenced yard; Paved street access; 39 feet frontage

Interior

• Kitchen: Kitchen on the entry level (approx. 11 x 10); Dishwasher; Disposal; Microwave; Range/Oven
• Bedrooms: Two bedrooms on the entry level (approx. 11 x 11 and 11 x 9)
• Bathrooms: One full bathroom on the entry level (approx. 6 x 5)
• Heating & cooling: Forced air heating; Natural gas fuel; Gas water heater
• Interior features: Five total rooms
• Laundry & utility: Washer; Dryer

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 $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.0% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1926 — 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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $123,627
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27869 Tighe St	0.29mi	3/1.0	836 (-1%)	6mo	$93,000	$111	80
18374 Mesle St	0.54mi	2/1.0 (-1)	830 (-1%)	6mo	$55,000	$66	63
27830 Van Howe St	0.28mi	3/1.0	960 (+14%)	3mo	$159,900	$167	61
28207 Grant St	0.54mi	2/1.0 (-1)	815 (-3%)	4mo	$144,665	$178	61
27861 Bohnhoff St	0.27mi	2/1.0 (-1)	936 (+11%)	3mo	$85,000	$91	61
27121 Maywood St	0.59mi	2/1.0 (-1)	816 (-3%)	4mo	$119,900	$147	59
19128 Delaware St St	0.45mi	3/1.0	930 (+11%)	6mo	$134,900	$145	56
18605 Mesle St	0.42mi	3/1.0	950 (+13%)	5mo	$139,000	$146	54
28517 Grant St	0.46mi	3/1.5	942 (+12%)	3mo	$260,000	$276	54
27141 Maywood St	0.58mi	3/1.0	960 (+14%)	2mo	$160,000	$167	48
27056 Lawnwood St	0.65mi	3/1.0	955 (+14%)	0mo	$105,000	$110	47
19616 Bigelow St	0.68mi	2/1.0 (-1)	932 (+11%)	6mo	$173,000	$186	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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,868
• Equity at exit: $18,638

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $4,045
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $282

Break-even live

Break-even rent $1,047

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.37mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.42mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	43d	1	0.62mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.94mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	0.96mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.00mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	21d	1	1.06mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.28mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.29mi
21540 Saint Gertrude St #12 Saint Clair Shores, MI	2.0	1.5	871	$1,200	$1.38	24d	1	1.32mi
30600 Little Mack Ave Roseville, MI	1.0–2.0	1.0	900	$1,210	$1.34	1d	6	1.34mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	1d	1	1.34mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.38mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	1.44mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	1.44mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	1.44mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	21d	3	1.44mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.44mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	24d	1	1.46mi

Listing history 9 events

1. 2026-06-18
   days on market $125,000 Active 7 DOM
2. 2026-06-17
   statusdays on market $125,000 Active 6 DOM
3. 2026-06-07
   remarks 651-char remark
4. 2026-06-07
   statusdays on market $125,000 Pending 5 DOM
5. 2026-06-04
   days on market $125,000 Active 3 DOM
6. 2026-06-03
   days on market $125,000 Active 2 DOM
7. 2026-06-02
   statusdays on marketlisting id $125,000 Active 1 DOM
8. 2026-06-01
   days on market $125,000 Coming Soon 3 DOM
9. 2026-05-31
   days on market $125,000 Coming Soon 2 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: $1,431 · $119/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$247/yr (+$21/mo · 17.3%)

ⓘ 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: $16,848
• − Mortgage interest: −$7,002
• − Property taxes: −$1,431
• − Insurance: −$625
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,636
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,038/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

1 event — show timeline

• 2026-05-29 Coming Soon $125,000 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $1,431 · +4.3% YoY. Source: county tax records.