25914 Normandy St · Roseville, MI 48066

$121,000

3 bd · 1.5 ba · 1,161 sqft · SingleFamily public records · 47 Days on market

Built 1960 6,098 sqft lot Est $225k · 46% 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 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

Attractive ranch with 3 bedrooms and 1.5 bathrooms, close to schools, place of worship and other neighborhood amenities. May need some repairs. REO Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. "As is" sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $117k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $837 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 47 days — a 3% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y ago; this cycle's ask has dropped $22k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $117,370 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.23%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $225,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25914 Normandy St	0.00mi	3/1.5	1,161 (0%)	2mo	$105,500	$91	99
26095 Pattow St	0.16mi	3/1.0	1,180 (+2%)	1mo	$112,500	$95	87
20305 Frazho St	0.50mi	3/1.0	1,105 (-5%)	0mo	$232,500	$210	67
26414 Waldorf St	0.30mi	3/1.0	1,290 (+11%)	0mo	$180,000	$140	65
20312 Yale St	0.64mi	3/1.5	1,188 (+2%)	1mo	$230,000	$194	65
26313 Princeton St	0.46mi	3/1.0	1,050 (-10%)	0mo	$230,000	$219	60
25355 Koontz St	0.55mi	3/1.0	1,080 (-7%)	1mo	$215,000	$199	60
25534 Collingwood St	0.28mi	3/1.0	1,000 (-14%)	2mo	$210,000	$210	60
25564 Koontz St	0.48mi	3/1.0	999 (-14%)	1mo	$207,000	$207	51
25886 Hoffmeyer St	0.57mi	3/2.0	1,014 (-13%)	2mo	$190,000	$187	49
18305 Marquette St	0.62mi	3/1.0	1,026 (-12%)	2mo	$172,000	$168	48
27052 Ridgewood St	0.62mi	2/1.0 (-1)	1,307 (+13%)	3mo	$135,000	$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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-6,537
• Equity at exit: $18,041

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,932
• Equity at exit: $10,462

Cash invested: $33,880 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$635
• Tax est. 1.5%: −$151 /mo · $1,815/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $261

Break-even live

Break-even rent $1,058

Max offer price $121,000

Occupancy floor 76%

Sensitivity live

Price	-10% $344	-5% $302	+0% $261	+5% $219	+10% $177
Rent	-10% $151	-5% $206	+0% $261	+5% $316	+10% $370
Rate	-1.0pp $322	-0.5pp $291	base $261	+0.5pp $229	+1.0pp $197

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	0.63mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	0d	1	0.84mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.84mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	5d	1	0.88mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	25d	1	0.97mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	0.99mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	25d	1	1.04mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	25d	1	1.22mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	25d	1	1.22mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	1.31mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.32mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	24d	1	1.33mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	1.36mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	1.37mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.37mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	1.37mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	1.37mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	1.37mi

Listing history 7 events

1. 2026-06-18
   days on market $121,000 Active 47 DOM
2. 2026-06-17
   days on market $121,000 Active 46 DOM
3. 2026-06-16
   days on market $121,000 Active 45 DOM
4. 2026-06-15
   days on market $121,000 Active 44 DOM
5. 2026-06-13
   pricestatusdays on market $121,000 Active 42 DOM
6. 2026-06-02
   remarks 382-char remark
7. 2026-06-02
   listed $123,000 Pending 40 DOM

ⓘ 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: $16,662
• − Mortgage interest: −$6,778
• − Property taxes: −$1,815
• − Insurance: −$605
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,520
• Taxable income: $1,278
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,821/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

+50.0% since first listed

17 events — show timeline

• 2026-06-01 Pending — MiRealSource-MiMLS
• 2026-06-01 Pending — REALCOMP
• 2026-05-06 Sold (MLS) — REALCOMP
• 2026-05-06 Sold (MLS) — MiRealSource-MiMLS
• 2026-04-08 Pending — MiRealSource-MiMLS
• 2026-04-08 Pending — REALCOMP
• 2026-03-19 Price Changed $123,000 MiRealSource-MiMLS
• 2026-03-18 Price Changed $123,000 REALCOMP
• 2026-02-27 Listed $143,100 REALCOMP
• 2026-02-27 Listed $143,100 MiRealSource-MiMLS
• 2024-03-15 Listing Removed — REALCOMP
• 2024-03-15 Listing Removed — MiRealSource-MiMLS
• 2024-03-07 Listed $128,260 MiRealSource-MiMLS
• 2024-03-07 Listed $128,260 REALCOMP
• 1994-07-29 Sold (Public Records) $82,000 Public Records
• 1994-07-14 Sold (MLS) $82,000 MiRealSource-MiMLS
• 1994-05-27 Listed $82,000 MiRealSource-MiMLS

Property tax history

+12.0%/yr

Latest (2025): $6,345 · +4.0% YoY. Source: county tax records.