27740 Bohnhoff St · Roseville, MI 48066

$154,900

4 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 28 Days on market

Built 1930 5,227 sqft lot $127/sqft · at area comps Est $154k · at est.

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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 +14.2/30.0
• ARV discount +7.3/15.0
• 1% rule +5.5/10.0
• DSCR +4.3/10.0
• 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

Fully Renovated 4-Bed Home - Nothing Left to Do! Welcome to 27740 Bohnhoff St - completely transformed inside and out. This 4-bedroom, 1-bath, 1,224 sq ft two-story home underwent a full renovation in 2023, and it shows. Every detail has been updated: new flooring throughout, fresh paint, brand new kitchen with new cabinetry, stainless steel appliances, and stylish gold fixtures that give the home a modern, designer feel. The big-ticket mechanicals are all taken care of, too - brand new furnace, central A/C, and water heater (2025) and a newer roof (2017), so you can move in with total peace of mind and zero surprises. Outside, you'll find a detached one-car garage and a great location close to shopping, dining, schools, and quick access to both I-94 and I-696. This is truly a turn-key home - just unpack and enjoy.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1930

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Ground-level entry
• Construction: Vinyl siding; Built with crawl space foundation
• Exterior features: Exterior lighting; Level lot; Paved road access; Lot dimensions approximately 40 x 125 (0.12 acres)

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Free‑standing electric oven; Free‑standing refrigerator; Stainless steel appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Exhaust fan (ventilation); Central air conditioning
• Interior features: Other interior features; Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $25 ($303/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent runs 31% 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 28 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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 $95k; list at $155k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 7.9

CMA / ARV

• ARV (median comp): $154,066
• List price: $154,900
• Delta: 0.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27825 Kaufman St	0.23mi	3/1.0 (-1)	1,200 (-2%)	1mo	$195,000	$163	80
28059 Schram St	0.19mi	3/1.0 (-1)	1,119 (-9%)	3mo	$135,000	$121	69
27520 Bohnhoff St	0.09mi	3/2.0 (-1)	1,064 (-13%)	0mo	$242,000	$227	65
27540 Kaufman St	0.27mi	3/1.0 (-1)	1,092 (-11%)	0mo	$160,000	$147	64
27540 KAUFMAN St	0.27mi	3/1.0 (-1)	1,092 (-11%)	0mo	$160,000	$147	64
26671 Belleair St	0.52mi	3/2.0 (-1)	1,218 (-0%)	3mo	$154,900	$127	63
28441 Jahns Dr	0.32mi	3/1.0 (-1)	1,092 (-11%)	2mo	$145,000	$133	60
28076 Schram St	0.21mi	3/1.5 (-1)	1,400 (+14%)	3mo	$245,000	$175	57
26414 Waldorf St	0.68mi	3/1.0 (-1)	1,290 (+5%)	0mo	$180,000	$140	54
28110 Garfield St	0.38mi	3/1.5 (-1)	1,070 (-13%)	1mo	$245,000	$229	54
28900 Ursuline St	0.72mi	3/1.5 (-1)	1,256 (+3%)	2mo	$250,000	$199	54
18239 Glendale St	0.71mi	3/2.0 (-1)	1,376 (+12%)	0mo	$204,000	$148	37

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-27,508
• Equity at exit: $23,096

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-37,502
• 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: 265
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$812
• Tax from tax record: −$381 /mo · $4,572/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $25

Break-even live

Break-even rent $1,592

Max offer price $154,900

Occupancy floor 93%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	0.19mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.20mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	43d	1	0.34mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	14d	1	0.60mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	43d	1	0.60mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	0.81mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	0.84mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.94mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	1.23mi

Listing history 29 events

1. 2026-04-28
   listed $154,900 Active 834-char remark

   Show marketing remark (834 chars)

   Fully Renovated 4-Bed Home - Nothing Left to Do! Welcome to 27740 Bohnhoff St - completely transformed inside and out. This 4-bedroom, 1-bath, 1,224 sq ft two-story home underwent a full renovation in 2023, and it shows. Every detail has been updated: new flooring throughout, fresh paint, brand new kitchen with new cabinetry, stainless steel appliances, and stylish gold fixtures that give the home a modern, designer feel. The big-ticket mechanicals are all taken care of, too - brand new furnace, central A/C, and water heater (2025) and a newer roof (2017), so you can move in with total peace of mind and zero surprises. Outside, you'll find a detached one-car garage and a great location close to shopping, dining, schools, and quick access to both I-94 and I-696. This is truly a turn-key home - just unpack and enjoy.

2. 2026-04-28
   listed $154,900 Active 852-char remark

   Show marketing remark (834 chars)

   Fully Renovated 4-Bed Home - Nothing Left to Do! Welcome to 27740 Bohnhoff St - completely transformed inside and out. This 4-bedroom, 1-bath, 1,224 sq ft two-story home underwent a full renovation in 2023, and it shows. Every detail has been updated: new flooring throughout, fresh paint, brand new kitchen with new cabinetry, stainless steel appliances, and stylish gold fixtures that give the home a modern, designer feel. The big-ticket mechanicals are all taken care of, too - brand new furnace, central A/C, and water heater (2025) and a newer roof (2017), so you can move in with total peace of mind and zero surprises. Outside, you'll find a detached one-car garage and a great location close to shopping, dining, schools, and quick access to both I-94 and I-696. This is truly a turn-key home - just unpack and enjoy.

3. 2023-12-26
   historical
4. 2023-12-26
   historical
5. 2023-11-28
   price $175,000
6. 2023-11-27
   price $175,000
7. 2023-11-18
   price $179,900
8. 2023-11-17
   price $179,900
9. 2023-11-10
   listed $185,000 Active
10. 2023-11-10
    listed $185,000 Active
11. 2023-11-09
    historical
12. 2023-11-09
    historical
13. 2023-07-14
    soldstatus $95,000
14. 2023-07-07
    soldstatus $95,000 Sold
15. 2023-07-07
    soldstatus $95,000 Closed
16. 2023-06-08
    status Pending
17. 2023-06-08
    status Pending
18. 2023-06-08
    status Active
19. 2023-06-08
    status Active
20. 2023-06-04
    status Pending
21. 2023-06-04
    status Pending
22. 2023-06-03
    listed $110,000 Active
23. 2023-06-03
    listed $110,000 Active
24. 2023-06-02
    historical $110,000
25. 2023-06-02
    historical $110,000
26. 2001-11-02
    soldstatus $89,800
27. 2001-09-27
    soldstatus $89,800
28. 2001-08-30
    historical
29. 2001-08-22
    listed $89,800

ⓘ 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: $4,572 · $381/mo
• Projected year-2 tax: $4,572 · $381/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: $19,491
• − Mortgage interest: −$8,677
• − Property taxes: −$4,572
• − Insurance: −$774
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,506
• Taxable loss: −$2,157
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $821/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

+72.5% since first listed

31 events — show timeline

• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-26 Pending — REALCOMP
• 2026-04-28 Listed $154,900 REALCOMP
• 2026-04-28 Listed $154,900 MiRealSource-MiMLS
• 2023-12-26 Listing Removed — MiRealSource-MiMLS
• 2023-12-26 Listing Removed — REALCOMP
• 2023-11-28 Price Changed $175,000 MiRealSource-MiMLS
• 2023-11-27 Price Changed $175,000 REALCOMP
• 2023-11-18 Price Changed $179,900 MiRealSource-MiMLS
• 2023-11-17 Price Changed $179,900 REALCOMP
• 2023-11-10 Listed $185,000 MiRealSource-MiMLS
• 2023-11-10 Listed $185,000 REALCOMP
• 2023-11-09 Coming Soon — MiRealSource-MiMLS
• 2023-11-09 Coming Soon — REALCOMP
• 2023-07-14 Sold (Public Records) $95,000 Public Records
• 2023-07-07 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2023-07-07 Sold (MLS) $95,000 REALCOMP
• 2023-06-08 Pending — MiRealSource-MiMLS
• 2023-06-08 Pending — REALCOMP
• 2023-06-08 Relisted — MiRealSource-MiMLS
• 2023-06-08 Relisted — REALCOMP
• 2023-06-04 Pending — MiRealSource-MiMLS
• 2023-06-04 Pending — REALCOMP
• 2023-06-03 Listed $110,000 MiRealSource-MiMLS
• 2023-06-03 Listed $110,000 REALCOMP
• 2023-06-02 Coming Soon $110,000 MiRealSource-MiMLS
• 2023-06-02 Coming Soon $110,000 REALCOMP
• 2001-11-02 Sold (Public Records) $89,800 Public Records
• 2001-09-27 Sold (MLS) $89,800 MiRealSource-MiMLS
• 2001-08-30 Listing Removed — MiRealSource-MiMLS
• 2001-08-22 Listed $89,800 MiRealSource-MiMLS

Property tax history

+12.4%/yr

Latest (2025): $4,572 · +4.0% YoY. Source: county tax records.