17423 Utica Oaks Ln · Roseville, MI 48066

$99,000

2 bd · 1.0 ba · 864 sqft · Condo · 85 Days on market

Built 1988 Average condition $115/sqft · 8% below area Est $108k · 8% under $200/mo HOA · 15% of rent

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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 +21.5/30.0
• ARV discount +11.3/15.0
• 1% rule +8.2/10.0
• DSCR +6.9/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

First-floor ranch-style end unit with a private entrance and tons of potential! This condo features an open floor plan and includes newer washer, dryer, and refrigerator. Enjoy the convenience of two dedicated parking spaces - one in the carport and one adjacent. Located in a quiet, well-maintained community, Estate sale with endless possibilities! This condo is a great opportunity to create the home you’ve been envisioning. With some updates and your personal style, this space can truly shine. Seller will enhance the home before closing with new flooring, fresh paint, cabinet repairs, and a re-glazed bathroom, offered at $106,000.

Key facts

• Open floor plan
• Newer dryer
• Newer washer

Tags

• PRIVATE ENTRANCE
• OPEN FLOOR PLAN
• NEWER WASHER
• NEWER DRYER
• NEWER REFRIGERATOR
• TWO DEDICATED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $684 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

• It's been on market 85 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 6.3

CMA / ARV

• ARV (median comp): $108,155
• List price: $99,000
• Delta: -8.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.65×
• Total profit: $-9,792
• Equity at exit: $14,761

10-year hold

• IRR: -5.7%
• Equity multiple: 0.68×
• Total profit: $-8,803
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$200
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $148

Break-even live

Break-even rent $1,119

Max offer price $99,000

Occupancy floor 84%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	24d	1	0.25mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	16d	1	0.43mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	1d	16	0.43mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.72mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	1d	1	0.78mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	1d	1	0.82mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	21d	1	0.90mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.92mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.93mi
31577 Fraser Dr #3 Fraser, MI	2.0	1.0	950	$1,250	$1.32	43d	1	0.94mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	0.97mi
16425 12 Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	0.97mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	21d	1	0.97mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	16d	1	0.99mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	1d	1	1.18mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.19mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	14d	1	1.19mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$4,242	$5.72	43d	1	1.19mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,470	$4.68	16d	1	1.19mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	14d	1	1.20mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,458	$4.66	14d	1	1.20mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	1d	1	1.20mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	14d	1	1.20mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,932	$5.30	14d	1	1.21mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	1d	1	1.21mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	16d	1	1.21mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,035	$4.09	12d	1	1.21mi
16951 General Ave Fraser, MI	2.0	1.0	900	$1,250	$1.39	4d	1	1.21mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,878	$5.23	12d	1	1.23mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	43d	1	1.23mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	4d	1	1.24mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,167	$4.27	10d	1	1.25mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.27mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	1.34mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	17d	1	1.36mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	1d	12	1.42mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	24d	1	1.49mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-15
   statusdays on market $99,000 Pending 85 DOM
2. 2026-06-13
   days on market $99,000 Active 84 DOM
3. 2026-06-09
   days on market $99,000 Active 80 DOM
4. 2026-06-08
   days on market $99,000 Active 79 DOM
5. 2026-06-07
   days on market $99,000 Active 78 DOM
6. 2026-06-04
   days on market $99,000 Active 75 DOM
7. 2026-06-03
   days on market $99,000 Active 74 DOM
8. 2026-06-02
   days on market $99,000 Active 73 DOM
9. 2026-06-01
   days on market $99,000 Active 72 DOM
10. 2026-05-31
    days on market $99,000 Active 71 DOM
11. 2026-04-08
    price $99,000 645-char remark

    Show marketing remark (639 chars)

    First-floor ranch-style end unit with a private entrance and tons of potential! This condo features an open floor plan and includes newer washer, dryer, and refrigerator. Enjoy the convenience of two dedicated parking spaces - one in the carport and one adjacent. Located in a quiet, well-maintained community, Estate sale with endless possibilities! This condo is a great opportunity to create the home you've been envisioning. With some updates and your personal style, this space can truly shine. Seller will enhance the home before closing with new flooring, fresh paint, cabinet repairs, and a re-glazed bathroom, offered at $106,000.

12. 2026-04-08
    price $99,000 639-char remark

    Show marketing remark (639 chars)

    First-floor ranch-style end unit with a private entrance and tons of potential! This condo features an open floor plan and includes newer washer, dryer, and refrigerator. Enjoy the convenience of two dedicated parking spaces - one in the carport and one adjacent. Located in a quiet, well-maintained community, Estate sale with endless possibilities! This condo is a great opportunity to create the home you've been envisioning. With some updates and your personal style, this space can truly shine. Seller will enhance the home before closing with new flooring, fresh paint, cabinet repairs, and a re-glazed bathroom, offered at $106,000.

13. 2026-03-21
    listed $108,000 Active 645-char remark

    Show marketing remark (639 chars)

    First-floor ranch-style end unit with a private entrance and tons of potential! This condo features an open floor plan and includes newer washer, dryer, and refrigerator. Enjoy the convenience of two dedicated parking spaces - one in the carport and one adjacent. Located in a quiet, well-maintained community, Estate sale with endless possibilities! This condo is a great opportunity to create the home you've been envisioning. With some updates and your personal style, this space can truly shine. Seller will enhance the home before closing with new flooring, fresh paint, cabinet repairs, and a re-glazed bathroom, offered at $106,000.

14. 2026-03-21
    listed $108,000 Active 639-char remark

    Show marketing remark (639 chars)

    First-floor ranch-style end unit with a private entrance and tons of potential! This condo features an open floor plan and includes newer washer, dryer, and refrigerator. Enjoy the convenience of two dedicated parking spaces - one in the carport and one adjacent. Located in a quiet, well-maintained community, Estate sale with endless possibilities! This condo is a great opportunity to create the home you've been envisioning. With some updates and your personal style, this space can truly shine. Seller will enhance the home before closing with new flooring, fresh paint, cabinet repairs, and a re-glazed bathroom, offered at $106,000.

15. 1998-05-29
    soldstatus $67,500
16. 1998-05-21
    historical
17. 1998-04-29
    listed $66,900
18. 1994-12-14
    historical
19. 1994-12-13
    soldstatus $43,000
20. 1994-10-05
    listed $44,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,685
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − HOA: −$2,400
• − Depreciation: −$2,880
• Taxable income: $370
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $1,692/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This condo has average condition with cosmetic updates needed, offering a great opportunity for a fresh look and increased value.

Repairs flagged

• Moderate cabinets — existing cabinets need repair
• Major bathroom — dated tile and fixtures need replacement

Value-add opportunities

• Both new flooring — improves appearance and functionality
• Both new paint — enhances curb appeal and interior aesthetics
• Both new cabinets — updates kitchen and adds value
• Both new bathroom fixtures — modernizes space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
cabinets · existing cabinets need repair	Moderate	$3,000–15,000
bathroom · dated tile and fixtures need replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both new flooring — improves appearance and functionality ↑
• Both new paint — enhances curb appeal and interior aesthetics ↑
• Both new cabinets — updates kitchen and adds value ↑
• Both new bathroom fixtures — modernizes space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+120.5% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $99,000 MiRealSource-MiMLS
• 2026-04-08 Price Changed $99,000 REALCOMP
• 2026-03-21 Listed $108,000 REALCOMP
• 2026-03-21 Listed $108,000 MiRealSource-MiMLS
• 1998-05-29 Sold (MLS) $67,500 MiRealSource-MiMLS
• 1998-05-21 Listing Removed — MiRealSource-MiMLS
• 1998-04-29 Listed $66,900 MiRealSource-MiMLS
• 1994-12-14 Listing Removed — MiRealSource-MiMLS
• 1994-12-13 Sold (MLS) $43,000 MiRealSource-MiMLS
• 1994-10-05 Listed $44,900 MiRealSource-MiMLS