27119 Blum St · Roseville, MI 48066

$179,000

4 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 7 Days on market

Built 1942 0.25 ac lot Est $210k · 15% 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 +30.0/30.0
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Packed with potential, this property's standout feature is the impressive garage setup, complete with workshop area in back and storage/work area on side, also. Loft area above garage with stairs in back of garage. The oversized driveway offers abundant parking. Home features a newer Roof (2024) and Furnace (2019). With some TLC, this home presents a great opportunity if you're seeking space, functionality and the chance to customize to your vision. Sold As Is.

Key facts

• Workshop area
• Oversized driveway
• Loft area

Tags

• IMPRESSIVE GARAGE SETUP
• WORKSHOP AREA
• STORAGE WORK AREA
• LOFT AREA
• OVERSIZED DRIVEWAY

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with approximately 2.5 car spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Built using crawl space foundation
• Exterior features: Patio; Porch; Fenced yard; Workshop

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Gas fireplace; Crawl space basement; Seven total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 16.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• At $3,423/mo this rent would consume 66% of the median local household income ($62k/yr) (locally 1712% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $44k; list at $179k implies a 307% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1942 — 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: 1.91% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.70%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $210,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26241 Janet Ct	0.46mi	3/1.5 (-1)	2,016 (-1%)	6mo	$207,000	$103	65
28260 Edward St	0.71mi	3/2.0 (-1)	2,035 (-0%)	1mo	$234,000	$115	61
16531 Frazho Rd	0.57mi	3/2.0 (-1)	2,016 (-1%)	7mo	$210,000	$104	61
17456 Allen St	0.61mi	4/1.0	2,066 (+1%)	7mo	$176,000	$85	59
16141 Lois Dr	0.66mi	3/2.0 (-1)	2,000 (-2%)	4mo	$200,000	$100	58
16240 Guest Ct	0.45mi	3/2.5 (-1)	1,900 (-7%)	8mo	$320,000	$168	54
27334 Perry St	0.54mi	3/1.0 (-1)	2,218 (+9%)	0mo	$210,000	$95	51
15716 Alsip St	0.49mi	3/2.0 (-1)	2,236 (+10%)	7mo	$197,000	$88	50
17111 Mayfield St	0.56mi	3/2.0 (-1)	2,189 (+7%)	8mo	$205,000	$94	50
28567 Citation Dr	0.74mi	3/1.5 (-1)	2,160 (+6%)	3mo	$217,000	$100	46
15569 Alsip St	0.58mi	3/1.5 (-1)	1,751 (-14%)	0mo	$220,000	$126	42
28259 Floral St	0.62mi	3/1.5 (-1)	1,745 (-14%)	1mo	$200,000	$115	40

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: 27.2%
• Equity multiple: 2.09×
• Total profit: $54,606
• Equity at exit: $26,689

10-year hold

• IRR: 33.1%
• Equity multiple: 3.64×
• Total profit: $132,548
• Equity at exit: $15,477

Cash invested: $50,120 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,423 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$242 /mo · $2,900/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $1,449

Break-even live

Break-even rent $1,589

Max offer price $179,000

Occupancy floor 53%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	0.64mi
27284 Bunert Rd Warren, MI	3.0	1.0	2209	$2,300	$1.04	1d	1	1.29mi
25530 Huron St Roseville, MI	3.0	2.0	2024	$1,600	$0.79	3d	1	1.41mi

Listing history 6 events

1. 2026-06-18
   days on market $179,000 Active 7 DOM
2. 2026-06-17
   days on market $179,000 Active 6 DOM
3. 2026-06-16
   days on market $179,000 Active 5 DOM
4. 2026-06-15
   days on market $179,000 Active 4 DOM
5. 2026-06-13
   remarks 465-char remark
6. 2026-06-13
   listed $179,000 Active 2 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: $2,900 · $242/mo
• Projected year-2 tax: $2,900 · $242/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: $41,079
• − Mortgage interest: −$10,027
• − Property taxes: −$2,900
• − Insurance: −$895
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − Depreciation: −$5,207
• Taxable income: $15,477
• Est. tax owed @ 24.0%: −$3,714
• After-tax cash flow: $13,678/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

+353.2% since first listed

10 events — show timeline

• 2026-06-11 Listed $179,000 REALCOMP
• 2026-06-11 Listed $179,000 MiRealSource-MiMLS
• 2026-06-10 Coming Soon $179,000 MiRealSource-MiMLS
• 2013-12-14 Sold (Public Records) $44,000 Public Records
• 2013-11-18 Sold (MLS) $44,000 REALCOMP
• 2013-11-18 Sold (MLS) $44,000 MiRealSource-MiMLS
• 2013-06-24 Listed $39,500 REALCOMP
• 2013-06-24 Listing Removed — REALCOMP
• 2013-06-24 Listed $39,500 MiRealSource-MiMLS
• 2013-06-24 Listing Removed — MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2025): $2,900 · +4.3% YoY. Source: county tax records.