27540 Kaufman St · Roseville, MI 48066

$149,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 4 Days on market

Built 1954 5,227 sqft lot $137/sqft · 6% below area Est $160k · 6% under

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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 +12.0/30.0
• ARV discount +10.3/15.0
• 1% rule +4.6/10.0
• DSCR +3.6/10.0
• 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

This great Roseville house is just waiting for you to call it home!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1954

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Paved road access; Lot dimensions approximately 40 x 125 feet; Pets allowed — contact for details

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-34 ($-412/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (4.1% below list).
• Recommended offer: $144k (4.1% below list) — sets the bar for 1% rule.

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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $4k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 20 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,787 (4.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.96% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 8.7

CMA / ARV

• ARV (median comp): $160,000
• List price: $149,900
• Delta: -6.31%
• 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
27540 KAUFMAN St	0.00mi	3/1.0	1,092 (0%)	0mo	$160,000	$147	100
27540 Kaufman St	0.00mi	3/1.0	1,092 (0%)	0mo	$160,000	$147	100
28110 Garfield St	0.30mi	3/1.5	1,070 (-2%)	1mo	$245,000	$229	80
27520 Bohnhoff St	0.26mi	3/2.0	1,064 (-3%)	0mo	$242,000	$227	79
27825 Kaufman St	0.12mi	3/1.0	1,200 (+10%)	1mo	$195,000	$163	77
28441 Jahns Dr	0.54mi	3/1.0	1,092 (0%)	2mo	$145,000	$133	73
20119 Meier Rd	0.31mi	3/1.0	990 (-9%)	2mo	$225,000	$227	69
27141 Maywood St	0.24mi	3/1.0	960 (-12%)	2mo	$160,000	$167	67
27056 Lawnwood St	0.31mi	3/1.0	955 (-12%)	1mo	$105,000	$110	64
28021 Rockwood St	0.51mi	3/1.0	966 (-12%)	2mo	$220,000	$228	55
20312 Yale St	0.59mi	3/1.5	1,188 (+9%)	1mo	$230,000	$194	55
26095 Pattow St	0.74mi	3/1.0	1,180 (+8%)	1mo	$112,500	$95	51

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: -21.2%
• Equity multiple: 0.28×
• Total profit: $-30,051
• Equity at exit: $22,351

10-year hold

• IRR: -23.5%
• Equity multiple: -0.02×
• Total profit: $-42,890
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,438 high
• Mortgage (P&I): −$786
• Tax from tax record: −$322 /mo · $3,860/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-34

Break-even live

Break-even rent $1,481

Max offer price $143,840

Occupancy floor 97%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.08mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	0.16mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	0.34mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.43mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	15d	1	0.82mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	44d	1	0.82mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	2d	1	0.93mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	1.07mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.09mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.14mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	2d	1	1.15mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	44d	1	1.19mi
21540 Saint Gertrude St #12 Saint Clair Shores, MI	2.0	1.5	871	$1,200	$1.38	24d	1	1.22mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.37mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	24d	1	1.42mi
26324 Harper Ave Unit 6 St Clair Shores, MI	3.0	1.0	1100	$1,345	$1.22	24d	1	1.42mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.44mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	1.44mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.44mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	1.44mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	1.44mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	1.49mi

Listing history 50 events

1. 2026-05-05
   status Pending 67-char remark

   Show marketing remark (67 chars)

   This great Roseville house is just waiting for you to call it home!

2. 2026-05-05
   status Pending 67-char remark

   Show marketing remark (67 chars)

   This great Roseville house is just waiting for you to call it home!

3. 2026-05-02
   listed $149,900 Active 67-char remark

   Show marketing remark (67 chars)

   This great Roseville house is just waiting for you to call it home!

4. 2026-05-02
   listed $149,900 Active 67-char remark

   Show marketing remark (67 chars)

   This great Roseville house is just waiting for you to call it home!

5. 2026-04-30
   historical $149,900 67-char remark

   Show marketing remark (67 chars)

   This great Roseville house is just waiting for you to call it home!

6. 2022-07-09
   price $1,200
7. 2021-10-12
   historical
8. 2021-10-12
   historical
9. 2021-10-04
   status Active
10. 2021-10-04
    status Active
11. 2021-09-30
    status Pending
12. 2021-09-30
    status Pending
13. 2021-09-27
    listed $120,000 Active
14. 2021-09-27
    listed $120,000 Active
15. 2020-01-24
    soldstatus $56,400 Sold
16. 2020-01-24
    soldstatus $56,400
17. 2020-01-24
    listed $56,400 Active
18. 2020-01-24
    listed $56,400
19. 2009-02-27
    soldstatus $24,000
20. 2009-02-27
    soldstatus $24,000
21. 2008-12-18
    historical
22. 2008-09-19
    listed $27,000
23. 2008-09-19
    listed $27,000
24. 2008-04-01
    historical
25. 2008-03-14
    listed $62,437
26. 2008-03-13
    historical
27. 2008-02-15
    listed $62,437
28. 2008-02-02
    historical
29. 2008-02-01
    listed $62,437
30. 2008-01-29
    historical
31. 2007-12-07
    listed $73,455
32. 2007-12-07
    historical
33. 2007-06-22
    listed $86,418
34. 2007-05-16
    historical
35. 2007-04-27
    listed $101,000
36. 2006-03-09
    historical
37. 2006-03-09
    historical
38. 2006-03-01
    listed $114,900
39. 2006-02-28
    listed $114,900
40. 2004-09-14
    soldstatus $119,000
41. 2004-08-23
    soldstatus $119,000
42. 2004-07-20
    historical
43. 2003-12-16
    listed $114,900
44. 2000-12-27
    soldstatus $83,000
45. 2000-10-24
    soldstatus $93,750
46. 2000-10-03
    soldstatus $93,750
47. 2000-02-08
    soldstatus $83,000
48. 2000-01-13
    historical
49. 2000-01-12
    listed $83,000
50. 1990-05-24
    soldstatus $50,000

ⓘ 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: $3,860 · $322/mo
• Projected year-2 tax: $3,860 · $322/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: $17,254
• − Mortgage interest: −$8,397
• − Property taxes: −$3,860
• − Insurance: −$750
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,361
• Taxable loss: −$2,873
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $278/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

+220.0% since first listed

52 events — show timeline

• 2026-06-05 Sold (MLS) $160,000 REALCOMP
• 2026-06-05 Sold (MLS) $160,000 MiRealSource-MiMLS
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-02 Listed $149,900 MiRealSource-MiMLS
• 2026-05-02 Listed $149,900 REALCOMP
• 2026-04-30 Coming Soon $149,900 MiRealSource-MiMLS
• 2022-07-09 Price Changed $1,200 RENT.
• 2021-10-12 Listing Removed — REALCOMP
• 2021-10-12 Listing Removed — MiRealSource-MiMLS
• 2021-10-04 Relisted — MiRealSource-MiMLS
• 2021-10-04 Relisted — REALCOMP
• 2021-09-30 Pending — MiRealSource-MiMLS
• 2021-09-30 Pending — REALCOMP
• 2021-09-27 Listed $120,000 MiRealSource-MiMLS
• 2021-09-27 Listed $120,000 REALCOMP
• 2020-01-24 Listed $56,400 MiRealSource-MiMLS
• 2020-01-24 Listed $56,400 REALCOMP
• 2020-01-24 Sold (MLS) $56,400 MiRealSource-MiMLS
• 2020-01-24 Sold (MLS) $56,400 REALCOMP
• 2009-02-27 Sold (MLS) $24,000 REALCOMP
• 2009-02-27 Sold (MLS) $24,000 MiRealSource-MiMLS
• 2008-12-18 Listing Removed — MiRealSource-MiMLS
• 2008-09-19 Listed $27,000 REALCOMP
• 2008-09-19 Listed $27,000 MiRealSource-MiMLS
• 2008-04-01 Listing Removed — REALCOMP
• 2008-03-14 Listed $62,437 REALCOMP
• 2008-03-13 Listing Removed — REALCOMP
• 2008-02-15 Listed $62,437 REALCOMP
• 2008-02-02 Listing Removed — REALCOMP
• 2008-02-01 Listed $62,437 REALCOMP
• 2008-01-29 Listing Removed — REALCOMP
• 2007-12-07 Listing Removed — REALCOMP
• 2007-12-07 Listed $73,455 REALCOMP
• 2007-06-22 Listed $86,418 REALCOMP
• 2007-05-16 Listing Removed — REALCOMP
• 2007-04-27 Listed $101,000 REALCOMP
• 2006-03-09 Listing Removed — REALCOMP
• 2006-03-09 Listing Removed — MiRealSource-MiMLS
• 2006-03-01 Listed $114,900 REALCOMP
• 2006-02-28 Listed $114,900 MiRealSource-MiMLS
• 2004-09-14 Sold (Public Records) $119,000 Public Records
• 2004-08-23 Sold (MLS) $119,000 MiRealSource-MiMLS
• 2004-07-20 Listing Removed — MiRealSource-MiMLS
• 2003-12-16 Listed $114,900 MiRealSource-MiMLS
• 2000-12-27 Sold (Public Records) $83,000 Public Records
• 2000-10-24 Sold (Public Records) $93,750 Public Records
• 2000-10-03 Sold (Public Records) $93,750 Public Records
• 2000-02-08 Sold (MLS) $83,000 MiRealSource-MiMLS
• 2000-01-13 Listing Removed — MiRealSource-MiMLS
• 2000-01-12 Listed $83,000 MiRealSource-MiMLS
• 1990-05-24 Sold (Public Records) $50,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,860 · +11.8% YoY. Source: county tax records.