18330 Marquette St · Roseville, MI 48066

$145,000

3 bd · 2.0 ba · 1,526 sqft · SingleFamily · 27 Days on market

Built 1952 Fair condition 5,227 sqft lot $95/sqft · 25% below area Est $194k · 25% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * As-is. * * 3 bedroom 2 full bath ranch home in Roseville. Large living area. Wood flooring throughout. Fenced rear yard. 2 car detached garage. Nice neighborhood.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 6 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).
• This rent runs 31% 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 $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 27 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 9y ago; this cycle's ask has dropped $65k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1952 — 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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $194,403
• List price: $145,000
• Delta: -25.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26690 Fernwood St	0.21mi	3/2.0	1,589 (+4%)	4mo	$227,500	$143	80
18239 Glendale St	0.11mi	3/2.0	1,376 (-10%)	0mo	$204,000	$148	78
26640 Oak St	0.20mi	3/1.0	1,620 (+6%)	1mo	$232,000	$143	76
25334 Barbara St	0.52mi	3/1.0	1,479 (-3%)	1mo	$147,000	$99	66
26082 Parkington St	0.60mi	3/2.0	1,582 (+4%)	4mo	$210,000	$133	62
26731 Parkington St	0.64mi	2/1.5 (-1)	1,528 (+0%)	5mo	$177,500	$116	59
25560 Bellaire St	0.57mi	3/1.0	1,463 (-4%)	7mo	$175,000	$120	57
25064 Ronald Rd	0.71mi	3/1.5	1,700 (+11%)	0mo	$205,000	$121	45
26834 Greenleaf St	0.58mi	3/2.0	1,298 (-15%)	3mo	$165,000	$127	45
27095 Lawnwood St	0.59mi	3/2.5	1,728 (+13%)	4mo	$279,900	$162	45
17921 Oakdale St	0.63mi	3/1.0	1,312 (-14%)	3mo	$235,000	$179	40
27052 Ridgewood St	0.54mi	2/1.0 (-1)	1,307 (-14%)	3mo	$135,000	$103	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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-11,175
• Equity at exit: $21,620

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,433
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $257

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 79%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25530 Huron St Roseville, MI	3.0	2.0	2024	$1,600	$0.79	3d	1	0.49mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	0.93mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	44d	1	1.19mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	15d	1	1.19mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	1.24mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	44d	1	1.24mi

Listing history 35 events

1. 2026-05-11
   price $145,000 169-char remark

   Show marketing remark (169 chars)

   * * As-is. * * 3 bedroom 2 full bath ranch home in Roseville. Large living area. Wood flooring throughout. Fenced rear yard. 2 car detached garage. Nice neighborhood.

2. 2026-05-11
   price $145,000 169-char remark

   Show marketing remark (169 chars)

   * * As-is. * * 3 bedroom 2 full bath ranch home in Roseville. Large living area. Wood flooring throughout. Fenced rear yard. 2 car detached garage. Nice neighborhood.

3. 2026-04-24
   listed $210,000 Active 169-char remark

   Show marketing remark (169 chars)

   * * As-is. * * 3 bedroom 2 full bath ranch home in Roseville. Large living area. Wood flooring throughout. Fenced rear yard. 2 car detached garage. Nice neighborhood.

4. 2026-04-24
   listed $210,000 Active 169-char remark

   Show marketing remark (169 chars)

   * * As-is. * * 3 bedroom 2 full bath ranch home in Roseville. Large living area. Wood flooring throughout. Fenced rear yard. 2 car detached garage. Nice neighborhood.

5. 2026-04-20
   historical $210,000 169-char remark

   Show marketing remark (169 chars)

   * * As-is. * * 3 bedroom 2 full bath ranch home in Roseville. Large living area. Wood flooring throughout. Fenced rear yard. 2 car detached garage. Nice neighborhood.

6. 2023-02-07
   soldstatus $135,000 Sold
7. 2023-02-07
   soldstatus $135,000 Closed
8. 2022-12-30
   historical Accepting Backup Offers
9. 2022-12-30
   historical Accepting Backup Offers
10. 2022-12-27
    listed $140,000 Active
11. 2022-12-27
    listed $140,000 Active
12. 2022-11-28
    historical
13. 2022-11-28
    historical
14. 2022-09-22
    listed $162,000 Active
15. 2022-09-22
    listed $162,000 Active
16. 2017-11-06
    soldstatus $95,000 Sold
17. 2017-11-06
    soldstatus $95,000 Closed
18. 2017-11-04
    status Pending
19. 2017-11-02
    status Pending
20. 2017-10-19
    status Active
21. 2017-10-19
    status Active
22. 2017-10-10
    status Pending
23. 2017-10-10
    status Pending
24. 2017-09-06
    price $99,900
25. 2017-09-05
    price $99,900
26. 2017-09-01
    price $112,900
27. 2017-08-31
    price $112,900
28. 2017-08-23
    historical
29. 2017-08-23
    listed $114,900 Active
30. 2017-08-23
    listed $114,900 Active
31. 2017-08-23
    historical
32. 2017-08-08
    price $114,900
33. 2017-08-08
    price $114,900
34. 2017-07-29
    listed $119,900 Active
35. 2017-07-29
    listed $119,900 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: $19,127
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$4,218
• Taxable income: $826
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,887/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

Fair 45/100 Moderate rehab

The property requires moderate repairs to the foundation and landscaping to improve its condition and value.

Repairs flagged

• Major Exposed foundation — Structural issue
• Major Uneven ground — Affects drainage and stability
• Minor Debris — Aesthetic issue

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and property value
• Both Foundation repair — Stabilizes the structure and improves property value
• Both Landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed foundation · Structural issue	Major	$15,000–50,000
Uneven ground · Affects drainage and stability	Major	$15,000–50,000
Debris · Aesthetic issue	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and property value ↑
• Both Foundation repair — Stabilizes the structure and improves property value ↑
• Both Landscaping and curb appeal — Enhances curb appeal and property value ↑

ⓘ 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

+20.9% since first listed

35 events — show timeline

• 2026-05-11 Price Changed $145,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $145,000 REALCOMP
• 2026-04-24 Listed $210,000 MiRealSource-MiMLS
• 2026-04-24 Listed $210,000 REALCOMP
• 2026-04-20 Coming Soon $210,000 MiRealSource-MiMLS
• 2023-02-07 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2023-02-07 Sold (MLS) $135,000 REALCOMP
• 2022-12-30 Contingent — MiRealSource-MiMLS
• 2022-12-30 Contingent — REALCOMP
• 2022-12-27 Listed $140,000 MiRealSource-MiMLS
• 2022-12-27 Listed $140,000 REALCOMP
• 2022-11-28 Listing Removed — MiRealSource-MiMLS
• 2022-11-28 Listing Removed — REALCOMP
• 2022-09-22 Listed $162,000 MiRealSource-MiMLS
• 2022-09-22 Listed $162,000 REALCOMP
• 2017-11-06 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2017-11-06 Sold (MLS) $95,000 REALCOMP
• 2017-11-04 Pending — MiRealSource-MiMLS
• 2017-11-02 Pending — REALCOMP
• 2017-10-19 Relisted — MiRealSource-MiMLS
• 2017-10-19 Relisted — REALCOMP
• 2017-10-10 Pending — MiRealSource-MiMLS
• 2017-10-10 Pending — REALCOMP
• 2017-09-06 Price Changed $99,900 MiRealSource-MiMLS
• 2017-09-05 Price Changed $99,900 REALCOMP
• 2017-09-01 Price Changed $112,900 MiRealSource-MiMLS
• 2017-08-31 Price Changed $112,900 REALCOMP
• 2017-08-23 Listing Removed — REALCOMP
• 2017-08-23 Listed $114,900 MiRealSource-MiMLS
• 2017-08-23 Listed $114,900 REALCOMP
• 2017-08-23 Listing Removed — MiRealSource-MiMLS
• 2017-08-08 Price Changed $114,900 MiRealSource-MiMLS
• 2017-08-08 Price Changed $114,900 REALCOMP
• 2017-07-29 Listed $119,900 MiRealSource-MiMLS
• 2017-07-29 Listed $119,900 REALCOMP