25680 Send St · Roseville, MI 48066

$116,000

3 bd · 2.0 ba · 715 sqft · SingleFamily public records · 8 Days on market

Built 1945 9,148 sqft lot Est $117k · at est.

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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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +8.5/10.0
• ARV discount +7.7/15.0
• 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

Opportunity Knocks! Just a little elbow grease will bring this home back to life! Home features an extra large lot, detached oversized 24 x 20 1.5 car garage with covered patio - all perfect for entertaining. Welcome your guests on your large front deck and into a spacious living room. Kitchen has modern touches. Home features 1 full bath on the ground floor and a half bath in the basement. Bring your vision to the basement! Upstairs you will find a large bonus space that is NOT included in the square feet or bedroom count. Roof, furnace and hot water all "appear" to be newer. This is a bank owned home, sold as is. Buyer and buyer's agent to verify all info

Key facts

• Large bonus space
• Extra large lot
• Covered patio

Tags

• EXTRA LARGE LOT
• DETACHED OVERSIZED GARAGE
• COVERED PATIO
• LARGE FRONT DECK
• SPACIOUS LIVING ROOM
• LARGE BONUS SPACE

Property features AI

Exterior

• Parking: Detached oversized garage facing the side; Driveway; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half story; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built with an above-grade finished area and additional below-grade finished space
• Exterior features: Covered patio/porch with deck and porch areas; Patio; Back yard fencing (fenced); Shed(s)

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished basement; Five total rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• 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; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 30% 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 $802 of loan paydown is wiped out by about $3k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,000

Questions for the listing agent

1. Built in 1945 — 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. 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: 1.35% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $116,545
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25241 Rosenbusch Blvd	0.23mi	2/1.0 (-1)	725 (+1%)	3mo	$127,000	$175	75
26301 Clancy St	0.39mi	2/1.0 (-1)	720 (+1%)	3mo	$111,000	$154	69
26211 Clancy St	0.33mi	2/1.0 (-1)	700 (-2%)	7mo	$119,900	$171	66
25247 Lehner St	0.20mi	2/1.0 (-1)	690 (-4%)	17mo	$143,000	$207	62
25224 Send St	0.17mi	2/1.0 (-1)	792 (+11%)	9mo	$126,000	$159	58
25119 Leach St	0.27mi	2/1.0 (-1)	700 (-2%)	22mo	$118,000	$169	57
25296 Send St	0.10mi	2/1.0 (-1)	784 (+10%)	20mo	$128,000	$163	54
25603 Send St	0.05mi	2/1.0 (-1)	798 (+12%)	23mo	$130,000	$163	50
26760 Lehner St	0.64mi	2/1.0 (-1)	672 (-6%)	2mo	$105,000	$156	50
25680 Dodge St	0.64mi	2/1.0 (-1)	762 (+7%)	4mo	$90,000	$118	47
25199 Dale St	0.21mi	2/1.0 (-1)	800 (+12%)	19mo	$126,000	$158	46
26093 Nagel St	0.40mi	2/1.0 (-1)	672 (-6%)	21mo	$130,000	$193	45

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,667
• Equity at exit: $17,296

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $6,121
• Equity at exit: $10,030

Cash invested: $32,480 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$284 /mo · $3,413/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $299

Break-even live

Break-even rent $1,191

Max offer price $116,000

Occupancy floor 76%

Sensitivity live

Price	-10% $365	-5% $332	+0% $299	+5% $266	+10% $233
Rent	-10% $175	-5% $237	+0% $299	+5% $361	+10% $423
Rate	-1.0pp $357	-0.5pp $328	base $299	+0.5pp $269	+1.0pp $238

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	15	0.37mi

Listing history 8 events

1. 2026-06-18
   status $116,000 Pending 8 DOM
2. 2026-06-18
   days on market $116,000 Active Under Contract 8 DOM
3. 2026-06-17
   days on market $116,000 Active Under Contract 7 DOM
4. 2026-06-16
   days on market $116,000 Active Under Contract 6 DOM
5. 2026-06-15
   status $116,000 Active Under Contract 5 DOM
6. 2026-06-15
   days on market $116,000 Active 5 DOM
7. 2026-06-13
   remarks 665-char remark
8. 2026-06-13
   listed $116,000 Active 3 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: $3,413 · $284/mo
• Projected year-2 tax: $3,413 · $284/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,836
• − Mortgage interest: −$6,498
• − Property taxes: −$3,413
• − Insurance: −$580
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$3,375
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $3,118/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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $116,000 REALCOMP
• 2026-06-10 Listed $116,000 MiRealSource-MiMLS

Property tax history

+6.4%/yr

Latest (2025): $3,413 · +2.6% YoY. Source: county tax records.