21072 Flora St · Roseville, MI 48066

$119,000

2 bd · 1.0 ba · 934 sqft · Other · 21 Days on market

Built 2000 Average condition

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect 2 bedroom condo for first time buyer or downsizer. Quiet, first floor end unit with an abundance of guest parking. Generous kitchen with ceramic floors, newer laminate flooring in living room and hall. First floor laundry, Central A/C. Large covered front porch and private patio off dining area. All kitchen appliances plus washer and dryer are included. If seeking financing, must be pre-approved. Call 586-246-4910 for private showing.

Key facts

• First floor end unit
• Ceramic floors
• First floor laundry

Tags

• FIRST FLOOR END UNIT
• ABUNDANCE OF GUEST PARKING
• CERAMIC FLOORS
• NEWER LAMINATE FLOORING
• FIRST FLOOR LAUNDRY
• LARGE COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $119k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $823 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

• It's been on market 21 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.4

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-7,292
• Equity at exit: $17,743

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $157
• Equity at exit: $10,289

Cash invested: $33,320 (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: 265
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $242

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 77%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	1d	6	0.45mi
809 Sunset Ln Unit 8 St Clair Shores, MI	2.0	1.0	945	$1,400	$1.48	3d	1	0.68mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	24d	1	0.71mi
708 Sunset Ln St Clair Shores, MI	2.0	1.0	1000	$1,400	$1.40	22d	1	0.71mi
809 Sunset Ln St Clair Shores, MI	2.0	1.0	945	$1,475	$1.56	1d	1	0.72mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	2d	12	0.73mi
31635 Couchez St St Clair Shores, MI	2.0	1.5	1015	$1,600	$1.58	43d	1	0.81mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	1d	1	1.10mi
32724 Harper Ave St Clair Shores, MI	1.0	1.0	671	$1,200	$1.79	24d	1	1.13mi
20411 Twelve Mile Rd Unit 7 Roseville, MI	1.0	1.0	600	$975	$1.62	18d	1	1.18mi
32870 Kelly Rd Roseville, MI	1.0	1.0	800	$965	$1.21	16d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $119,000 Active 21 DOM
2. 2026-06-17
   days on market $119,000 Active 20 DOM
3. 2026-06-16
   days on market $119,000 Active 19 DOM
4. 2026-06-15
   days on market $119,000 Active 18 DOM
5. 2026-06-13
   days on market $119,000 Active 16 DOM
6. 2026-06-09
   days on market $119,000 Active 12 DOM
7. 2026-06-08
   days on market $119,000 Active 11 DOM
8. 2026-06-07
   days on market $119,000 Active 10 DOM
9. 2026-06-04
   days on market $119,000 Active 7 DOM
10. 2026-06-03
    days on market $119,000 Active 6 DOM
11. 2026-06-02
    days on market $119,000 Active 5 DOM
12. 2026-06-01
    days on market $119,000 Active 4 DOM
13. 2026-05-31
    days on market $119,000 Active 3 DOM
14. 2026-05-29
    listed $119,000 Active

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

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: $16,169
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,462
• Taxable income: $1,075
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,647/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

Average 55/100 Cosmetic rehab

This 2-bedroom condo is in average condition with some cosmetic improvements needed, such as fresh paint and landscaping, to enhance its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears faded and could benefit from touch-up
• Minor Landscaping — Basic landscaping could be improved with some additional greenery

Value-add opportunities

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Landscaping — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded and could benefit from touch-up	Minor	$500–3,000
Landscaping · Basic landscaping could be improved with some additional greenery	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers ↑

ⓘ 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

1 event — show timeline

• 2026-05-29 Listed $119,000 FSBO.com