26234 Woodmont St · Roseville, MI 48066

$125,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 17 Days on market

Built 1951 5,227 sqft lot $130/sqft · 16% below area Est $148k · 16% under

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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 +26.2/30.0
• ARV discount +14.6/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• 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

This is the perfect home. In 2026, this home received new carpet throughout, a new bathroom, a new kitchen counter and flooring, and was fully repainted, all in white, so you can leave it or paint your desired colors, but with no worry about what you're painting over. The main part of the house has heated floors, not vents and ducts, so you'll never have cold feet again in the fall/winter months. Two of the bedrooms have ceiling fans. The large backyard is ready for your enjoyment. There's even a sturdy shed with a cement base and an asphalt shingle roof built to house a workshop and a motorcycle. To top it all off, it's close to 696, and it's the last house on a dead-end street - so traffic and noise are virtually non-existent. Please be aware that all information is deemed to be reliable, but should be confirmed by you and/or your agent.

Key facts

• New bathroom
• New carpet
• Large backyard

Tags

• NEW CARPET
• NEW BATHROOM
• NEW KITCHEN COUNTER
• HEATED FLOORS
• LARGE BACKYARD
• STURDY SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $864 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 17 days — a 2% lower offer ($123k) 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.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $148,313
• List price: $125,000
• Delta: -15.72%
• 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
26234 Woodmont St	0.00mi	3/1.0	960 (0%)	1mo	$124,000	$129	99
26153 Nagel St	0.15mi	3/1.0	924 (-4%)	2mo	$101,000	$109	85
26621 Kathy St	0.26mi	3/1.0	924 (-4%)	0mo	$155,900	$169	82
26501 Clancy St	0.30mi	3/1.0	924 (-4%)	4mo	$154,900	$168	76
26637 Wenfield St	0.37mi	2/1.0 (-1)	945 (-2%)	1mo	$122,000	$129	74
26710 Lehner St	0.40mi	3/1.0	924 (-4%)	3mo	$180,000	$195	72
15010 Petrie St	0.54mi	3/1.0	936 (-2%)	3mo	$180,000	$192	68
27241 Woodmont St	0.54mi	3/1.0	924 (-4%)	1mo	$122,000	$132	67
27320 Grandmont St	0.59mi	3/1.0	924 (-4%)	2mo	$160,000	$173	65
27321 Grandmont St	0.58mi	3/1.0	924 (-4%)	3mo	$107,500	$116	64
27155 Blum St	0.56mi	3/1.0	1,068 (+11%)	3mo	$137,000	$128	52
25287 Leach St	0.56mi	2/1.0 (-1)	1,072 (+12%)	1mo	$108,500	$101	49

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,707
• Equity at exit: $18,638

10-year hold

• IRR: 3.6%
• Equity multiple: 1.23×
• Total profit: $8,121
• Equity at exit: $10,808

Cash invested: $35,000 (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: 265
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$656
• Tax from tax record: −$160 /mo · $1,920/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $320

Break-even live

Break-even rent $1,098

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $391	-5% $355	+0% $320	+5% $284	+10% $249
Rent	-10% $201	-5% $260	+0% $320	+5% $379	+10% $439
Rate	-1.0pp $383	-0.5pp $352	base $320	+0.5pp $287	+1.0pp $254

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	15d	1	0.13mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	5d	1	0.14mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	25d	1	0.16mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	25d	1	0.39mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	0.52mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	22d	1	0.59mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	4d	1	0.59mi
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	15	0.62mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	0.62mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.62mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.62mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	0.62mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.62mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	0.68mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	18d	1	0.83mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	25d	1	0.86mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	15d	1	0.86mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	0d	1	0.98mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	0.98mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.98mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	3d	1	1.09mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	1.16mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	22d	1	1.32mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,022	$5.99	0d	1	1.44mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	22d	1	1.44mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	44d	1	1.47mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	44d	1	1.48mi

Listing history 7 events

1. 2026-05-04
   status Pending 851-char remark

   Show marketing remark (851 chars)

   This is the perfect home. In 2026, this home received new carpet throughout, a new bathroom, a new kitchen counter and flooring, and was fully repainted, all in white, so you can leave it or paint your desired colors, but with no worry about what you're painting over. The main part of the house has heated floors, not vents and ducts, so you'll never have cold feet again in the fall/winter months. Two of the bedrooms have ceiling fans. The large backyard is ready for your enjoyment. There's even a sturdy shed with a cement base and an asphalt shingle roof built to house a workshop and a motorcycle. To top it all off, it's close to 696, and it's the last house on a dead-end street - so traffic and noise are virtually non-existent. Please be aware that all information is deemed to be reliable, but should be confirmed by you and/or your agent.

2. 2026-05-04
   status Pending 851-char remark

   Show marketing remark (851 chars)

   This is the perfect home. In 2026, this home received new carpet throughout, a new bathroom, a new kitchen counter and flooring, and was fully repainted, all in white, so you can leave it or paint your desired colors, but with no worry about what you're painting over. The main part of the house has heated floors, not vents and ducts, so you'll never have cold feet again in the fall/winter months. Two of the bedrooms have ceiling fans. The large backyard is ready for your enjoyment. There's even a sturdy shed with a cement base and an asphalt shingle roof built to house a workshop and a motorcycle. To top it all off, it's close to 696, and it's the last house on a dead-end street - so traffic and noise are virtually non-existent. Please be aware that all information is deemed to be reliable, but should be confirmed by you and/or your agent.

3. 2026-05-01
   price $125,000 851-char remark

   Show marketing remark (851 chars)

   This is the perfect home. In 2026, this home received new carpet throughout, a new bathroom, a new kitchen counter and flooring, and was fully repainted, all in white, so you can leave it or paint your desired colors, but with no worry about what you're painting over. The main part of the house has heated floors, not vents and ducts, so you'll never have cold feet again in the fall/winter months. Two of the bedrooms have ceiling fans. The large backyard is ready for your enjoyment. There's even a sturdy shed with a cement base and an asphalt shingle roof built to house a workshop and a motorcycle. To top it all off, it's close to 696, and it's the last house on a dead-end street - so traffic and noise are virtually non-existent. Please be aware that all information is deemed to be reliable, but should be confirmed by you and/or your agent.

4. 2026-04-30
   price $125,000 851-char remark

   Show marketing remark (851 chars)

   This is the perfect home. In 2026, this home received new carpet throughout, a new bathroom, a new kitchen counter and flooring, and was fully repainted, all in white, so you can leave it or paint your desired colors, but with no worry about what you're painting over. The main part of the house has heated floors, not vents and ducts, so you'll never have cold feet again in the fall/winter months. Two of the bedrooms have ceiling fans. The large backyard is ready for your enjoyment. There's even a sturdy shed with a cement base and an asphalt shingle roof built to house a workshop and a motorcycle. To top it all off, it's close to 696, and it's the last house on a dead-end street - so traffic and noise are virtually non-existent. Please be aware that all information is deemed to be reliable, but should be confirmed by you and/or your agent.

5. 2026-04-17
   listed $130,000 Active 851-char remark

   Show marketing remark (851 chars)

   This is the perfect home. In 2026, this home received new carpet throughout, a new bathroom, a new kitchen counter and flooring, and was fully repainted, all in white, so you can leave it or paint your desired colors, but with no worry about what you're painting over. The main part of the house has heated floors, not vents and ducts, so you'll never have cold feet again in the fall/winter months. Two of the bedrooms have ceiling fans. The large backyard is ready for your enjoyment. There's even a sturdy shed with a cement base and an asphalt shingle roof built to house a workshop and a motorcycle. To top it all off, it's close to 696, and it's the last house on a dead-end street - so traffic and noise are virtually non-existent. Please be aware that all information is deemed to be reliable, but should be confirmed by you and/or your agent.

6. 2026-04-17
   listed $130,000 Active 851-char remark

   Show marketing remark (851 chars)

   This is the perfect home. In 2026, this home received new carpet throughout, a new bathroom, a new kitchen counter and flooring, and was fully repainted, all in white, so you can leave it or paint your desired colors, but with no worry about what you're painting over. The main part of the house has heated floors, not vents and ducts, so you'll never have cold feet again in the fall/winter months. Two of the bedrooms have ceiling fans. The large backyard is ready for your enjoyment. There's even a sturdy shed with a cement base and an asphalt shingle roof built to house a workshop and a motorcycle. To top it all off, it's close to 696, and it's the last house on a dead-end street - so traffic and noise are virtually non-existent. Please be aware that all information is deemed to be reliable, but should be confirmed by you and/or your agent.

7. 2002-12-04
   soldstatus $75,000

ⓘ 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: $1,920 · $160/mo
• Projected year-2 tax: $1,922 · $160/mo
• Expected delta: +$3/yr ($0/mo · 0.1%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,036
• − Mortgage interest: −$7,002
• − Property taxes: −$1,920
• − Insurance: −$625
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,636
• Taxable income: $1,968
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $3,366/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

+66.7% since first listed

7 events — show timeline

• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-01 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $125,000 REALCOMP
• 2026-04-17 Listed $130,000 REALCOMP
• 2026-04-17 Listed $130,000 MiRealSource-MiMLS
• 2002-12-04 Sold (Public Records) $75,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,920 · +4.0% YoY. Source: county tax records.