32125 Beaconsfield St #39 · Roseville, MI 48066

$75,000

1 bd · 1.0 ba · 650 sqft · Condo · 48 Days on market

Built 1967 Good condition $115/sqft · at area comps Est $72k · at est. $225/mo HOA · 20% of rent

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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 +22.4/30.0
• 1% rule +9.7/10.0
• DSCR +7.2/10.0
• ARV discount +5.5/15.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

First Floor Condo / Rare Find In Roseville! Located Close To Stores, Schools, Easy Access to Freeways and Everything You Need. Remodeled home with Fresh Paint, New Flooring, New bathroom, New ceiling lights & fans. All Appliances Included-Dishwasher, Microwave, Oven, Range/Stove, Refrigerator. Brand spanking new deck to Enjoy Summer Nights. .. Feels Much Bigger Than the 650 Sq Ft Says. Indoor storage space as well. HOA Includes Water, Ground Maintenance and Trash. . Don't Miss Out On This fantastic Opportunity! Building 32125 Unit 39/13

Key facts

• Hoa includes water
• Indoor storage space
• New bathroom

Tags

• FIRST FLOOR CONDO
• REMODELED HOME
• NEW BATHROOM
• NEW DECK
• INDOOR STORAGE SPACE
• HOA INCLUDES WATER

Property features AI

Finance

• HOA & community: Homeowners association with a $225 monthly fee; HOA covers grounds maintenance, trash, and water; Sidewalks in the community

Exterior

• Parking: Covered parking; Assigned parking in a parking lot; No garage
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm; Intercom
• Utilities: Public water; Public sewer; Circuit breaker electric panel; Cable available; Underground utilities
• Home design: Condominium (residential); One level; Ground-level entry with steps
• Construction: Aluminum siding; Brick exterior; Asphalt roof; Slab foundation
• Exterior features: Awning(s); Balcony; Exterior lighting; Enclosed patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Freestanding electric oven; Freestanding refrigerator; Microwave; Range hood; Gas water heater
• Bedrooms: Total of 4 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Baseboard heating; Radiant heating; Natural gas heating
• Interior features: High-speed internet; Smart thermostat; Unfurnished
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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, 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; 270 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $519 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.47% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 5.7

CMA / ARV

• ARV (median comp): $71,792
• List price: $75,000
• Delta: 4.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.68×
• Total profit: $-6,823
• Equity at exit: $11,183

10-year hold

• IRR: -5.2%
• Equity multiple: 0.72×
• Total profit: $-5,985
• Equity at exit: $6,485

Cash invested: $21,000 (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: 270
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$225
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $125

Break-even live

Break-even rent $941

Max offer price $75,000

Occupancy floor 84%

Sensitivity live

Price	-10% $177	-5% $151	+0% $125	+5% $100	+10% $74
Rent	-10% $39	-5% $82	+0% $125	+5% $169	+10% $212
Rate	-1.0pp $163	-0.5pp $145	base $125	+0.5pp $106	+1.0pp $86

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,150	$1.32	0d	11	0.15mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	18d	1	0.76mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$999	$1.21	3d	16	1.31mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-21
   days on market $75,000 Active 48 DOM
2. 2026-06-18
   days on market $75,000 Active 45 DOM
3. 2026-06-17
   days on market $75,000 Active 44 DOM
4. 2026-06-16
   days on market $75,000 Active 43 DOM
5. 2026-06-15
   days on market $75,000 Active 42 DOM
6. 2026-06-13
   days on market $75,000 Active 40 DOM
7. 2026-06-09
   days on market $75,000 Active 36 DOM
8. 2026-06-08
   days on market $75,000 Active 35 DOM
9. 2026-06-07
   days on market $75,000 Active 34 DOM
10. 2026-06-04
    days on market $75,000 Active 31 DOM
11. 2026-06-03
    days on market $75,000 Active 30 DOM
12. 2026-06-02
    days on market $75,000 Active 29 DOM
13. 2026-06-01
    days on market $75,000 Active 28 DOM
14. 2026-05-31
    days on market $75,000 Active 27 DOM
15. 2026-05-04
    listed $75,000 Active 549-char remark

    Show marketing remark (548 chars)

    First Floor Condo / Rare Find In Roseville! Located Close To Stores, Schools, Easy Access to Freeways and Everything You Need. Remodeled home with Fresh Paint, New Flooring, New bathroom, New ceiling lights & fans. All Appliances Included-Dishwasher, Microwave, Oven, Range/Stove, Refrigerator. Brand spanking new deck to Enjoy Summer Nights. .. Feels Much Bigger Than the 650 Sq Ft Says. Indoor storage space as well. HOA Includes Water, Ground Maintenance and Trash. . Don't Miss Out On This fantastic Opportunity! Building 32125 Unit 39/13

16. 2026-05-04
    listed $75,000 Active 548-char remark

    Show marketing remark (548 chars)

    First Floor Condo / Rare Find In Roseville! Located Close To Stores, Schools, Easy Access to Freeways and Everything You Need. Remodeled home with Fresh Paint, New Flooring, New bathroom, New ceiling lights & fans. All Appliances Included-Dishwasher, Microwave, Oven, Range/Stove, Refrigerator. Brand spanking new deck to Enjoy Summer Nights. .. Feels Much Bigger Than the 650 Sq Ft Says. Indoor storage space as well. HOA Includes Water, Ground Maintenance and Trash. . Don't Miss Out On This fantastic Opportunity! Building 32125 Unit 39/13

ⓘ 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: $13,196
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − HOA: −$2,700
• − Depreciation: −$2,182
• Taxable income: $502
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $1,385/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled townhouse is in good condition with fresh paint, new flooring, and a new bathroom. It offers a good return on investment with updates that can further enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both New window treatments — Enhances curb appeal and value.
• Both New flooring in kitchen — Enhances functionality and value.
• Both New kitchen appliances — Enhances functionality and value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both New window treatments — Enhances curb appeal and value. ↑
• Both New flooring in kitchen — Enhances functionality and value. ↑
• Both New kitchen appliances — Enhances functionality and 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

+0.0% since first listed

2 events — show timeline

• 2026-05-04 Listed $75,000 MiRealSource-MiMLS
• 2026-05-04 Listed $75,000 REALCOMP