26095 Pattow St · Roseville, MI 48066

$130,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 61 Days on market

Built 1952 5,227 sqft lot $110/sqft · 25% below area Est $173k · 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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.6/10.0
• 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

* TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

Key facts

• Dining area
• Large kitchen
• Full basement

Tags

• LARGE KITCHEN
• DINING AREA
• FULL BASEMENT

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$173,084) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 6.0% in Roseville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 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 61 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $875; list at $130k implies a 14757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 7.6

CMA / ARV

• ARV (median comp): $173,084
• List price: $130,000
• Delta: -24.89%
• 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
26095 Pattow St	0.00mi	3/1.0	1,180 (0%)	1mo	$112,500	$95	100
25914 Normandy St	0.16mi	3/1.5	1,161 (-2%)	2mo	$105,500	$91	87
26414 Waldorf St	0.22mi	3/1.0	1,290 (+9%)	0mo	$180,000	$140	74
20312 Yale St	0.64mi	3/1.5	1,188 (+1%)	1mo	$230,000	$194	66
20305 Frazho St	0.58mi	3/1.0	1,105 (-6%)	0mo	$232,500	$210	62
25355 Koontz St	0.57mi	3/1.0	1,080 (-8%)	1mo	$215,000	$199	59
26313 Princeton St	0.58mi	3/1.0	1,050 (-11%)	0mo	$230,000	$219	54
18305 Marquette St	0.50mi	3/1.0	1,026 (-13%)	2mo	$172,000	$168	53
27540 KAUFMAN St	0.74mi	3/1.0	1,092 (-8%)	0mo	$160,000	$147	52
27540 Kaufman St	0.74mi	3/1.0	1,092 (-8%)	0mo	$160,000	$147	52
25886 Hoffmeyer St	0.51mi	3/2.0	1,014 (-14%)	2mo	$190,000	$187	47
27520 Bohnhoff St	0.71mi	3/2.0	1,064 (-10%)	0mo	$242,000	$227	46

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: -13.8%
• Equity multiple: 0.52×
• Total profit: $-17,590
• Equity at exit: $19,383

10-year hold

• IRR: -10.4%
• Equity multiple: 0.45×
• Total profit: $-20,096
• Equity at exit: $11,240

Cash invested: $36,400 (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: $1,426 high
• Mortgage (P&I): −$682
• Tax from tax record: −$280 /mo · $3,362/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $110

Break-even live

Break-even rent $1,286

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	43d	1	0.49mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.74mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.76mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	0.77mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.83mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	0.91mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	1.00mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.19mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.21mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.23mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	24d	1	1.27mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	24d	1	1.28mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	1.28mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	1.28mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	1.28mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.28mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	21d	3	1.28mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	14d	1	1.40mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	43d	1	1.40mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	23d	1	1.46mi

Listing history 20 events

1. 2026-05-04
   status Pending 185-char remark

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

2. 2026-05-04
   status Pending 185-char remark

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

3. 2026-05-04
   status Pending

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

4. 2026-04-02
   status Active 185-char remark

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

5. 2026-04-02
   status Active 185-char remark

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

6. 2026-04-02
   status Active

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

7. 2026-02-10
   status Pending 185-char remark

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

8. 2026-02-10
   status Pending 185-char remark

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

9. 2026-02-10
   status Pending

   Show marketing remark (185 chars)

   * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

10. 2026-01-12
    listed $130,000 Active 185-char remark

    Show marketing remark (185 chars)

    * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

11. 2026-01-12
    listed $130,000 Active 185-char remark

    Show marketing remark (185 chars)

    * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

12. 2026-01-12
    listed $130,000 Active

    Show marketing remark (185 chars)

    * TENANT OCCUPIED HOME * This 3 bedroom Bungalow located in Roseville offers a large kitchen and dining area. Full Basement. Tenant since 2020, currently month to month paying $1,397.

13. 2014-11-18
    soldstatus $875
14. 2014-11-06
    historical
15. 2014-07-29
    listed $825
16. 2014-05-06
    soldstatus $39,000
17. 2014-05-06
    soldstatus $39,000
18. 2014-04-17
    historical
19. 2014-03-31
    listed $44,900
20. 2014-03-31
    listed $44,900

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $3,362 · $280/mo
• Projected year-2 tax: $3,362 · $280/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $17,111
• − Mortgage interest: −$7,282
• − Property taxes: −$3,362
• − Insurance: −$650
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − Depreciation: −$3,782
• Taxable loss: −$703
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,493/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

+189.5% since first listed

20 events — show timeline

• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-02 Relisted — MiRealSource-MiMLS
• 2026-04-02 Relisted — REALCOMP
• 2026-04-02 Relisted — SW Michigan MLS
• 2026-02-10 Pending — REALCOMP
• 2026-02-10 Pending — MiRealSource-MiMLS
• 2026-02-10 Pending — SW Michigan MLS
• 2026-01-12 Listed $130,000 REALCOMP
• 2026-01-12 Listed $130,000 SW Michigan MLS
• 2026-01-12 Listed $130,000 MiRealSource-MiMLS
• 2014-11-18 Sold (MLS) $875 MiRealSource-MiMLS
• 2014-11-06 Listing Removed — MiRealSource-MiMLS
• 2014-07-29 Listed $825 MiRealSource-MiMLS
• 2014-05-06 Sold (MLS) $39,000 MiRealSource-MiMLS
• 2014-05-06 Sold (MLS) $39,000 REALCOMP
• 2014-04-17 Listing Removed — MiRealSource-MiMLS
• 2014-03-31 Listed $44,900 MiRealSource-MiMLS
• 2014-03-31 Listed $44,900 REALCOMP

Property tax history

+10.3%/yr

Latest (2025): $3,362 · +4.0% YoY. Source: county tax records.