28631 Galloway St · Roseville, MI 48066

$154,900

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 15 Days on market

Built 1945 6,098 sqft lot Est $171k · 9% under

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +11.7/15.0
• 1% rule +4.7/10.0
• DSCR +4.1/10.0
• 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

Super clean 3 bedroom home with large fenced yard and garage. Remodeled throughout. Close to shopping, schools and expressways. Expansive deck off. Spacious kitchen with tons of counter and cabinet space. First floor laundry. Big lot and large back yard! Stove, refrigerator, washer and dryer. Taxes are currently NON HOMETEAD

Key facts

• Big lot
• Fenced yard
• Spacious kitchen

Tags

• FENCED YARD
• EXPANSIVE DECK
• SPACIOUS KITCHEN
• FIRST FLOOR LAUNDRY
• BIG LOT

Property features AI

Finance

• Other: Approximately 1,100 square feet above grade finished area
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one half story; Residential zoning; Located in Suburban Homes Subdivision; Facing direction not specified
• Construction: Vinyl siding
• Exterior features: Deck; Porch; Fenced yard; Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); Window unit(s) for cooling
• Interior features: Eat-in kitchen; High speed internet; Crawl space basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $7 ($81/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (3.3% below list).
• Recommended offer: $150k (3.3% below list) — sets the bar for 1% rule.

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; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $1k of loan paydown is wiped out by about $5k 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 15 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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 $125k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,764 (3.3% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $170,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28441 Jahns Dr	0.24mi	3/1.0 (+1)	1,092 (+2%)	2mo	$145,000	$133	79
18336 E 12 Mile Rd	0.18mi	3/1.0 (+1)	1,008 (-6%)	1mo	$112,500	$112	77
27520 Bohnhoff St	0.62mi	3/2.0 (+1)	1,064 (-0%)	1mo	$242,000	$227	61
28110 Garfield St	0.67mi	3/1.5 (+1)	1,070 (+0%)	1mo	$245,000	$229	61
27518 Lasslett St	0.71mi	3/1.0 (+1)	1,032 (-3%)	2mo	$163,000	$158	54
27732 Demrick St	0.73mi	3/1.0 (+1)	1,030 (-4%)	2mo	$191,000	$185	53
27336 Ridgewood St	0.72mi	3/1.0 (+1)	1,018 (-5%)	3mo	$130,000	$128	51
27830 Van Howe St	0.55mi	3/1.0 (+1)	960 (-10%)	3mo	$159,900	$167	50
29920 Pinehurst St	0.73mi	3/1.0 (+1)	1,128 (+6%)	2mo	$159,000	$141	49
19331 Meier St	0.71mi	3/1.0 (+1)	960 (-10%)	0mo	$154,000	$160	45
28029 Rosemont St	0.73mi	2/1.0	924 (-14%)	2mo	$145,000	$157	42
27825 Kaufman St	0.68mi	3/1.0 (+1)	1,200 (+12%)	1mo	$195,000	$163	42

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-28,414
• Equity at exit: $23,096

10-year hold

• IRR: -19.2%
• Equity multiple: 0.11×
• Total profit: $-38,759
• Equity at exit: $13,393

Cash invested: $43,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$812
• Tax from tax record: −$300 /mo · $3,594/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $7

Break-even live

Break-even rent $1,489

Max offer price $154,900

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $51	+0% $7	+5% $-37	+10% $-81
Rent	-10% $-112	-5% $-52	+0% $7	+5% $66	+10% $125
Rate	-1.0pp $85	-0.5pp $46	base $7	+0.5pp $-33	+1.0pp $-74

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	16d	1	0.09mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	45d	1	0.09mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,196	$4.31	0d	1	0.38mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	0.38mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,663	$4.94	0d	1	0.38mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,324	$4.48	0d	1	0.38mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	16d	1	0.38mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	18d	1	0.38mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,168	$4.27	0d	1	0.38mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	16d	1	0.38mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	3d	1	0.38mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	0.38mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$3,323	$4.48	0d	1	0.38mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	0.38mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,573	$4.82	0d	1	0.40mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,886	$5.24	0d	1	0.42mi
28320 Hillview St Roseville, MI	3.0	1.0	1224	$1,500	$1.23	1d	1	0.43mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	1d	1	0.45mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	7d	1	0.45mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	0.48mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	0.51mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	26d	1	0.59mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	0d	1	0.59mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	0d	1	0.60mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	20d	1	0.65mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	0.66mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	6d	1	0.70mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	0.73mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	45d	1	0.83mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	6d	1	0.86mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,419	$4.29	0d	1	0.93mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	26d	1	1.08mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	0d	1	1.11mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	26d	1	1.11mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	26d	1	1.16mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	1.18mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	1.18mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	45d	1	1.20mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	26d	3	1.20mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	1.20mi

Listing history 11 events

1. 2026-06-21
   remarks 375-char remark
2. 2026-06-21
   days on market $154,900 Active 15 DOM
3. 2026-06-18
   days on market $154,900 Active 12 DOM
4. 2026-06-17
   days on market $154,900 Active 11 DOM
5. 2026-06-16
   days on market $154,900 Active 10 DOM
6. 2026-06-15
   days on market $154,900 Active 9 DOM
7. 2026-06-13
   days on market $154,900 Active 7 DOM
8. 2026-06-09
   days on market $154,900 Active 3 DOM
9. 2026-06-08
   days on market $154,900 Active 2 DOM
10. 2026-06-07
    remarks 326-char remark
11. 2026-06-07
    listed $154,900 Active 1 DOM

ⓘ 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: $3,594 · $300/mo
• Projected year-2 tax: $3,594 · $300/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: $17,972
• − Mortgage interest: −$8,677
• − Property taxes: −$3,594
• − Insurance: −$774
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,506
• Taxable loss: −$2,455
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $671/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

+146.3% since first listed

21 events — show timeline

• 2026-06-06 Listed $154,900 REALCOMP
• 2026-06-06 Listed $154,900 MiRealSource-MiMLS
• 2021-04-12 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2021-04-12 Sold (MLS) $125,000 REALCOMP
• 2021-03-06 Pending — MiRealSource-MiMLS
• 2021-03-06 Pending — REALCOMP
• 2021-03-04 Listed $124,900 MiRealSource-MiMLS
• 2021-03-04 Listed $124,900 REALCOMP
• 2020-11-18 Sold (Public Records) $75,000 Public Records
• 2014-06-18 Sold (Public Records) $275,000 Public Records
• 2013-12-20 Sold (Public Records) $9,600 Public Records
• 2003-05-08 Sold (Public Records) $115,000 Public Records
• 2001-07-27 Sold (Public Records) $95,000 Public Records
• 1998-08-12 Sold (MLS) $40,000 MiRealSource-MiMLS
• 1998-08-12 Sold (MLS) $40,000 REALCOMP
• 1998-07-09 Listing Removed — MiRealSource-MiMLS
• 1998-06-22 Listed $57,400 MiRealSource-MiMLS
• 1998-06-22 Listed $57,400 REALCOMP
• 1998-02-22 Listed $58,900 REALCOMP
• 1997-10-22 Listed $58,900 REALCOMP
• 1997-06-30 Listed $62,900 REALCOMP

Property tax history

+19.4%/yr

Latest (2025): $3,594 · +4.0% YoY. Source: county tax records.