17920 Phyllis St · Roseville, MI 48066

$64,999

1 bd · 1.0 ba · 784 sqft · Condo · 27 Days on market

Built 1987 $360/mo HOA · 26% of rent ↓ 1% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Why rent when you can own? Renovated 1 Bed 1 Bath on a quiet street in Roseville. Upper level Condo. All new appliances (fridge, dishwasher, microwave, stove, washer, & dryer). New Cabinets, Granite, flooring, Stainless. New paint. Central Air/Forced air. Carport included and plenty of guest parking. Centrally located with easy access to 94 & 696 - allowing you to get anywhere in Metro Detroit quickly. BATVAI. Agent Owned. RENTALS ARE ALLOWED BUT THERE IS A LIST AND IT IS CURRENTLY FULL W/ HOA.

Key facts

• New cabinets
• New appliances
• Carport included

Tags

• UPPER LEVEL CONDO
• NEW APPLIANCES
• NEW CABINETS
• GRANITE
• CENTRAL AIR
• CARPORT INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.9% 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, 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; 32 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 21y 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 $38k; list at $65k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $64,024 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.12% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.82
• GRM: 3.9

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: 5.7%
• Equity multiple: 1.21×
• Total profit: $3,885
• Equity at exit: $9,692

10-year hold

• IRR: 11.4%
• Equity multiple: 1.74×
• Total profit: $13,438
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$360
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $278

Break-even live

Break-even rent $1,024

Max offer price $64,999

Occupancy floor 75%

Sensitivity live

Price	-10% $323	-5% $300	+0% $278	+5% $255	+10% $233
Rent	-10% $169	-5% $224	+0% $278	+5% $332	+10% $387
Rate	-1.0pp $311	-0.5pp $294	base $278	+0.5pp $261	+1.0pp $244

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	46d	1	0.33mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	0.37mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.38mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	45d	1	0.40mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	26d	1	0.63mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	6d	1	0.77mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	26d	1	0.84mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.88mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	0.88mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	26d	3	0.88mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	0.88mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	0.88mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	19d	1	0.93mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	6d	1	1.08mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	1d	1	1.09mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	1.11mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,886	$5.24	0d	1	1.11mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,573	$4.82	0d	1	1.14mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	1.15mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$3,323	$4.48	0d	1	1.15mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	1.15mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	3d	1	1.15mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,324	$4.48	0d	1	1.15mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	16d	1	1.15mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	16d	1	1.15mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	1.16mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,168	$4.27	0d	1	1.16mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	18d	1	1.16mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,663	$4.94	0d	1	1.16mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,196	$4.31	0d	1	1.16mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	25d	1	1.23mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	23d	1	1.48mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2025-07-03
   status Pending 510-char remark

   Show marketing remark (510 chars)

   Why rent when you can own? Renovated 1 Bed 1 Bath on a quiet street in Roseville. Upper level Condo. All new appliances (fridge, dishwasher, microwave, stove, washer, & dryer). New Cabinets, Granite, flooring, Stainless. New paint. Central Air/Forced air. Carport included and plenty of guest parking. Centrally located with easy access to 94 & 696 - allowing you to get anywhere in Metro Detroit quickly. BATVAI. Agent Owned. RENTALS ARE ALLOWED BUT THERE IS A LIST AND IT IS CURRENTLY FULL W/ HOA.

2. 2025-07-03
   status Pending

   Show marketing remark (510 chars)

   Why rent when you can own? Renovated 1 Bed 1 Bath on a quiet street in Roseville. Upper level Condo. All new appliances (fridge, dishwasher, microwave, stove, washer, & dryer). New Cabinets, Granite, flooring, Stainless. New paint. Central Air/Forced air. Carport included and plenty of guest parking. Centrally located with easy access to 94 & 696 - allowing you to get anywhere in Metro Detroit quickly. BATVAI. Agent Owned. RENTALS ARE ALLOWED BUT THERE IS A LIST AND IT IS CURRENTLY FULL W/ HOA.

3. 2025-06-05
   listed $64,999 Active

   Show marketing remark (510 chars)

   Why rent when you can own? Renovated 1 Bed 1 Bath on a quiet street in Roseville. Upper level Condo. All new appliances (fridge, dishwasher, microwave, stove, washer, & dryer). New Cabinets, Granite, flooring, Stainless. New paint. Central Air/Forced air. Carport included and plenty of guest parking. Centrally located with easy access to 94 & 696 - allowing you to get anywhere in Metro Detroit quickly. BATVAI. Agent Owned. RENTALS ARE ALLOWED BUT THERE IS A LIST AND IT IS CURRENTLY FULL W/ HOA.

4. 2025-06-05
   listed $64,999 Active 510-char remark

   Show marketing remark (510 chars)

   Why rent when you can own? Renovated 1 Bed 1 Bath on a quiet street in Roseville. Upper level Condo. All new appliances (fridge, dishwasher, microwave, stove, washer, & dryer). New Cabinets, Granite, flooring, Stainless. New paint. Central Air/Forced air. Carport included and plenty of guest parking. Centrally located with easy access to 94 & 696 - allowing you to get anywhere in Metro Detroit quickly. BATVAI. Agent Owned. RENTALS ARE ALLOWED BUT THERE IS A LIST AND IT IS CURRENTLY FULL W/ HOA.

5. 2025-06-04
   historical
6. 2025-06-03
   listed $64,999 Active
7. 2025-06-03
   listed $64,999 Active
8. 2025-06-01
   historical
9. 2025-06-01
   historical
10. 2025-05-03
    price $64,999
11. 2025-05-02
    price $64,999
12. 2025-04-24
    price $67,999
13. 2025-04-24
    price $67,999
14. 2025-03-17
    listed $69,999 Active
15. 2025-03-17
    listed $69,999 Active
16. 2025-01-24
    historical
17. 2025-01-24
    historical
18. 2025-01-09
    listed $68,999 Active
19. 2025-01-09
    listed $68,999 Active
20. 2024-12-25
    historical
21. 2024-12-24
    historical
22. 2024-11-12
    listed $67,999 Active
23. 2024-11-12
    listed $67,999 Active
24. 2024-09-20
    soldstatus $37,500 Sold
25. 2024-09-20
    soldstatus $37,500 Closed
26. 2024-09-11
    price $54,900
27. 2024-09-10
    price $54,900
28. 2024-09-03
    historical
29. 2024-09-03
    listed $57,900 Active
30. 2024-09-03
    listed $57,900 Active
31. 2024-09-03
    historical
32. 2024-08-27
    price $57,900
33. 2024-08-27
    price $57,900
34. 2024-06-13
    price $59,000
35. 2024-06-13
    price $59,000
36. 2024-06-03
    price $64,900
37. 2024-06-03
    price $64,900
38. 2024-05-13
    listed $69,000 Active
39. 2024-05-13
    listed $69,000 Active
40. 2015-07-31
    soldstatus $24,500
41. 2015-07-31
    soldstatus $24,500 Closed
42. 2015-07-22
    status Pending
43. 2015-06-16
    listed $28,000 Active
44. 2015-06-16
    listed $28,000
45. 2011-01-03
    soldstatus $7,000
46. 2010-12-15
    historical
47. 2010-11-26
    listed $11,900
48. 2007-01-06
    historical
49. 2007-01-06
    historical
50. 2006-10-06
    listed $55,000

ⓘ 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: $16,512
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$4,320
• − Depreciation: −$1,891
• Taxable income: $2,718
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $2,682/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

-1.4% since first listed

53 events — show timeline

• 2025-07-03 Pending — MiRealSource-MiMLS
• 2025-07-03 Pending — REALCOMP
• 2025-06-05 Listed $64,999 REALCOMP
• 2025-06-05 Listed $64,999 MiRealSource-MiMLS
• 2025-06-04 Listing Removed — MiRealSource-MiMLS
• 2025-06-03 Listed $64,999 REALCOMP
• 2025-06-03 Listed $64,999 MiRealSource-MiMLS
• 2025-06-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-01 Listing Removed — REALCOMP
• 2025-05-03 Price Changed $64,999 MiRealSource-MiMLS
• 2025-05-02 Price Changed $64,999 REALCOMP
• 2025-04-24 Price Changed $67,999 MiRealSource-MiMLS
• 2025-04-24 Price Changed $67,999 REALCOMP
• 2025-03-17 Listed $69,999 REALCOMP
• 2025-03-17 Listed $69,999 MiRealSource-MiMLS
• 2025-01-24 Listing Removed — REALCOMP
• 2025-01-24 Listing Removed — MiRealSource-MiMLS
• 2025-01-09 Listed $68,999 REALCOMP
• 2025-01-09 Listed $68,999 MiRealSource-MiMLS
• 2024-12-25 Listing Removed — REALCOMP
• 2024-12-24 Listing Removed — MiRealSource-MiMLS
• 2024-11-12 Listed $67,999 MiRealSource-MiMLS
• 2024-11-12 Listed $67,999 REALCOMP
• 2024-09-20 Sold (MLS) $37,500 MiRealSource-MiMLS
• 2024-09-20 Sold (MLS) $37,500 REALCOMP
• 2024-09-11 Price Changed $54,900 MiRealSource-MiMLS
• 2024-09-10 Price Changed $54,900 REALCOMP
• 2024-09-03 Listing Removed — MiRealSource-MiMLS
• 2024-09-03 Listed $57,900 MiRealSource-MiMLS
• 2024-09-03 Listed $57,900 REALCOMP
• 2024-09-03 Listing Removed — REALCOMP
• 2024-08-27 Price Changed $57,900 MiRealSource-MiMLS
• 2024-08-27 Price Changed $57,900 REALCOMP
• 2024-06-13 Price Changed $59,000 MiRealSource-MiMLS
• 2024-06-13 Price Changed $59,000 REALCOMP
• 2024-06-03 Price Changed $64,900 MiRealSource-MiMLS
• 2024-06-03 Price Changed $64,900 REALCOMP
• 2024-05-13 Listed $69,000 MiRealSource-MiMLS
• 2024-05-13 Listed $69,000 REALCOMP
• 2015-07-31 Sold (MLS) $24,500 MiRealSource-MiMLS
• 2015-07-31 Sold (MLS) $24,500 REALCOMP
• 2015-07-22 Pending — MiRealSource-MiMLS
• 2015-06-16 Listed $28,000 MiRealSource-MiMLS
• 2015-06-16 Listed $28,000 REALCOMP
• 2011-01-03 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2010-12-15 Listing Removed — MiRealSource-MiMLS
• 2010-11-26 Listed $11,900 MiRealSource-MiMLS
• 2007-01-06 Listing Removed — MiRealSource-MiMLS
• 2007-01-06 Listing Removed — MiRealSource-MiMLS
• 2006-10-06 Listed $55,000 MiRealSource-MiMLS
• 2006-10-06 Listed $55,000 MiRealSource-MiMLS
• 2006-03-14 Listing Removed — MiRealSource-MiMLS
• 2005-09-15 Listed $65,900 MiRealSource-MiMLS