20661 Macel St · Roseville, MI 48066

$175,000

4 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 57 Days on market

Built 1969 4,792 sqft lot $107/sqft · 13% below area Est $201k · 13% 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 +25.4/30.0
• ARV discount +13.2/15.0
• DSCR +8.4/10.0
• 1% rule +5.8/10.0
• 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

Cash only opportunity in Roseville. Spacious 4 bedroom, 2 bath colonial offering 1,640 square feet with a functional two story layout. Main level features generous living space, large room sizes, and plenty of potential for the right buyer ready to bring their vision. Situated on a 40 x 117 lot near Gratiot, 14 Mile, shopping, dining, and everyday conveniences. Public water and sewer. Great chance for an investor, handyman, or buyer looking to build sweat equity. Immediate possession available. Cash only sale.

Key facts

• 4,792 sq ft lot
• Built 1969
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 36% 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 $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 57 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $43k; list at $175k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1969 — 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: 1.08% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (median comp): $200,597
• List price: $175,000
• Delta: -12.76%
• 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
20100 E 14 Mile Rd	0.25mi	4/2.0	1,680 (+2%)	2mo	$188,500	$112	82
20446 Williamson St	0.14mi	3/1.5 (-1)	1,493 (-9%)	1mo	$202,000	$135	70
20201 Colman St	0.42mi	3/2.0 (-1)	1,700 (+4%)	3mo	$225,000	$132	67
20217 14 Mile Rd	0.16mi	3/2.0 (-1)	1,422 (-13%)	3mo	$177,500	$125	63
33424 Cheryl St	0.67mi	3/2.0 (-1)	1,661 (+1%)	2mo	$150,000	$90	60
19631 Williamson St	0.46mi	3/1.0 (-1)	1,575 (-4%)	6mo	$180,000	$114	58
19633 14 Mile Rd	0.44mi	3/1.0 (-1)	1,540 (-6%)	5mo	$112,000	$73	56
19732 Voiland St	0.37mi	3/2.0 (-1)	1,872 (+14%)	7mo	$185,000	$99	48
20851 Elm Forest Ct	0.46mi	3/1.5 (-1)	1,820 (+11%)	7mo	$248,400	$136	47
32315 Beaconsfield Street Rd	0.51mi	3/1.0 (-1)	1,475 (-10%)	5mo	$230,000	$156	46
19534 Heckman St	0.66mi	3/2.0 (-1)	1,450 (-12%)	6mo	$200,000	$138	40
31915 St Margaret St	0.71mi	3/1.5 (-1)	1,822 (+11%)	3mo	$167,000	$92	39

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,650
• Equity at exit: $26,093

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $7,311
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $402

Break-even live

Break-even rent $1,374

Max offer price $175,000

Occupancy floor 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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 57 DOM
2. 2026-06-17
   remarks 444-char remark
3. 2026-06-17
   days on market $175,000 Active 56 DOM
4. 2026-06-16
   days on market $175,000 Active 55 DOM
5. 2026-06-15
   days on market $175,000 Active 54 DOM
6. 2026-06-13
   pricedays on market $175,000 Active 52 DOM
7. 2026-06-09
   days on market $149,900 Active 48 DOM
8. 2026-06-08
   days on market $149,900 Active 47 DOM
9. 2026-06-07
   days on market $149,900 Active 46 DOM
10. 2026-06-04
    days on market $149,900 Active 43 DOM
11. 2026-06-03
    days on market $149,900 Active 42 DOM
12. 2026-06-02
    days on market $149,900 Active 41 DOM
13. 2026-06-01
    days on market $149,900 Active 40 DOM
14. 2026-05-31
    days on market $149,900 Active 39 DOM
15. 2026-05-05
    price $149,900 515-char remark

    Show marketing remark (515 chars)

    Cash only opportunity in Roseville. Spacious 4 bedroom, 2 bath colonial offering 1,640 square feet with a functional two story layout. Main level features generous living space, large room sizes, and plenty of potential for the right buyer ready to bring their vision. Situated on a 40 x 117 lot near Gratiot, 14 Mile, shopping, dining, and everyday conveniences. Public water and sewer. Great chance for an investor, handyman, or buyer looking to build sweat equity. Immediate possession available. Cash only sale.

16. 2026-05-05
    price $149,900 515-char remark

    Show marketing remark (515 chars)

    Cash only opportunity in Roseville. Spacious 4 bedroom, 2 bath colonial offering 1,640 square feet with a functional two story layout. Main level features generous living space, large room sizes, and plenty of potential for the right buyer ready to bring their vision. Situated on a 40 x 117 lot near Gratiot, 14 Mile, shopping, dining, and everyday conveniences. Public water and sewer. Great chance for an investor, handyman, or buyer looking to build sweat equity. Immediate possession available. Cash only sale.

17. 2026-05-04
    price $149,900
18. 2026-04-22
    listed $150,000 Active 515-char remark

    Show marketing remark (515 chars)

    Cash only opportunity in Roseville. Spacious 4 bedroom, 2 bath colonial offering 1,640 square feet with a functional two story layout. Main level features generous living space, large room sizes, and plenty of potential for the right buyer ready to bring their vision. Situated on a 40 x 117 lot near Gratiot, 14 Mile, shopping, dining, and everyday conveniences. Public water and sewer. Great chance for an investor, handyman, or buyer looking to build sweat equity. Immediate possession available. Cash only sale.

19. 2026-04-22
    listed $150,000 Active 515-char remark

    Show marketing remark (515 chars)

    Cash only opportunity in Roseville. Spacious 4 bedroom, 2 bath colonial offering 1,640 square feet with a functional two story layout. Main level features generous living space, large room sizes, and plenty of potential for the right buyer ready to bring their vision. Situated on a 40 x 117 lot near Gratiot, 14 Mile, shopping, dining, and everyday conveniences. Public water and sewer. Great chance for an investor, handyman, or buyer looking to build sweat equity. Immediate possession available. Cash only sale.

20. 2026-04-22
    listed $150,000 Active

    Show marketing remark (515 chars)

    Cash only opportunity in Roseville. Spacious 4 bedroom, 2 bath colonial offering 1,640 square feet with a functional two story layout. Main level features generous living space, large room sizes, and plenty of potential for the right buyer ready to bring their vision. Situated on a 40 x 117 lot near Gratiot, 14 Mile, shopping, dining, and everyday conveniences. Public water and sewer. Great chance for an investor, handyman, or buyer looking to build sweat equity. Immediate possession available. Cash only sale.

21. 1988-09-02
    soldstatus $43,000

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$778/yr (+$65/mo · 68.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% 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: $22,587
• − Mortgage interest: −$9,803
• − Property taxes: −$1,138
• − Insurance: −$875
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,091
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $4,322/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

+248.6% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $149,900 MiRealSource-MiMLS
• 2026-05-05 Price Changed $149,900 REALCOMP
• 2026-05-04 Price Changed $149,900 SW Michigan MLS
• 2026-04-22 Listed $150,000 SW Michigan MLS
• 2026-04-22 Listed $150,000 REALCOMP
• 2026-04-22 Listed $150,000 MiRealSource-MiMLS
• 1988-09-02 Sold (Public Records) $43,000 Public Records

Property tax history

-5.4%/yr

Latest (2023): $1,138 · -43.0% YoY. Source: county tax records.