25601 Rose St · Roseville, MI 48066

$149,000

3 bd · 1.0 ba · 834 sqft · SingleFamily public records · 7 Days on market

Built 1950 7,405 sqft lot $179/sqft · 7% above area Est $139k · 7% over

---

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 +21.6/30.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• ARV discount +4.3/15.0
• 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

Welcome to 25601 Rose ST, This charming bungalow offers a unique blend of classic appeal and comfortable living, perfect for those seeking a vibrant lifestyle. This home features two comfortable bedrooms, providing ample private space. The single bathroom is thoughtfully designed, offering functionality and convenience. Beyond the main living areas, a practical basement offers versatile space, whether for storage, a workshop, or future development as well as a 2 car detached garage. The welcoming porch at the front of the home provides a lovely spot to relax and enjoy the neighborhood. Discover the charm and potential of this Roseville bungalow; schedule your private viewing today.

Key facts

• Practical basement
• Welcoming porch
• Detached garage

Tags

• WELCOMING PORCH
• PRACTICAL BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 145 (about 0.17 acre)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding and other exterior materials
• Construction: Block foundation
• Exterior features: Covered porch and patio; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher not listed
• Bedrooms: Total of 4 rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling system
• Interior features: Full, unfinished basement; Dryer, Washer; Free-standing gas range, Free-standing refrigerator
• Laundry & utility: Washer and dryer included; Forced air heating with natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 8.1% vs local median 5.9% 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, crime 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.
• Zoned schools: Roseville High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 1,216 students, 70% FRL).
• Market conditions: Rents flat; 269 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 23y 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 $27k; list at $149k implies a 452% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.03% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $138,979
• List price: $149,000
• Delta: 7.21%
• 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
26153 Nagel St	0.38mi	3/1.0	924 (+11%)	2mo	$101,000	$109	62
25680 Dodge St	0.32mi	2/1.0 (-1)	762 (-9%)	4mo	$90,000	$118	62
14980 Frazho Rd	0.51mi	3/1.0	903 (+8%)	5mo	$85,000	$94	59
26512 Kathy St	0.50mi	3/1.0	924 (+11%)	4mo	$150,000	$162	55
26501 Clancy St	0.51mi	3/1.0	924 (+11%)	4mo	$154,900	$168	55
26621 Kathy St	0.58mi	3/1.0	924 (+11%)	0mo	$155,900	$169	55
26301 Clancy St	0.42mi	2/1.0 (-1)	720 (-14%)	3mo	$111,000	$154	50
26710 Lehner St	0.64mi	3/1.0	924 (+11%)	3mo	$180,000	$195	49
15010 Petrie St	0.61mi	3/1.0	936 (+12%)	3mo	$180,000	$192	48
25241 Rosenbusch Blvd	0.52mi	2/1.0 (-1)	725 (-13%)	3mo	$127,000	$175	46
25118 Rosenbusch Blvd	0.54mi	2/1.0 (-1)	950 (+14%)	4mo	$135,000	$142	43
26637 Wenfield St	0.69mi	2/1.0 (-1)	945 (+13%)	1mo	$122,000	$129	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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-13,696
• Equity at exit: $22,216

10-year hold

• IRR: -3.5%
• Equity multiple: 0.79×
• Total profit: $-8,742
• Equity at exit: $12,883

Cash invested: $41,720 (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: 269
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$781
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $226

Break-even live

Break-even rent $1,253

Max offer price $149,000

Occupancy floor 80%

Sensitivity live

Price	-10% $310	-5% $268	+0% $226	+5% $184	+10% $142
Rent	-10% $104	-5% $165	+0% $226	+5% $287	+10% $347
Rate	-1.0pp $301	-0.5pp $264	base $226	+0.5pp $187	+1.0pp $148

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	23d	1	0.23mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	5d	1	0.23mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	16d	1	0.37mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	26d	1	0.50mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	6d	1	0.50mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	16d	1	0.57mi
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	13	0.60mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	26d	1	0.61mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	26d	1	0.63mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	19d	1	0.69mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	3d	1	0.87mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	0.93mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.93mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	26d	3	0.93mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	0.93mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	0.93mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	46d	1	0.97mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	26d	1	0.98mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.15mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.16mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$4,983	$5.94	0d	1	1.40mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	1.41mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	1.48mi

Listing history 26 events

1. 2026-05-14
   listed $149,000 Active 690-char remark

   Show marketing remark (690 chars)

   Welcome to 25601 Rose ST, This charming bungalow offers a unique blend of classic appeal and comfortable living, perfect for those seeking a vibrant lifestyle. This home features two comfortable bedrooms, providing ample private space. The single bathroom is thoughtfully designed, offering functionality and convenience. Beyond the main living areas, a practical basement offers versatile space, whether for storage, a workshop, or future development as well as a 2 car detached garage. The welcoming porch at the front of the home provides a lovely spot to relax and enjoy the neighborhood. Discover the charm and potential of this Roseville bungalow; schedule your private viewing today.

2. 2026-05-14
   listed $149,000 Active 690-char remark

   Show marketing remark (690 chars)

   Welcome to 25601 Rose ST, This charming bungalow offers a unique blend of classic appeal and comfortable living, perfect for those seeking a vibrant lifestyle. This home features two comfortable bedrooms, providing ample private space. The single bathroom is thoughtfully designed, offering functionality and convenience. Beyond the main living areas, a practical basement offers versatile space, whether for storage, a workshop, or future development as well as a 2 car detached garage. The welcoming porch at the front of the home provides a lovely spot to relax and enjoy the neighborhood. Discover the charm and potential of this Roseville bungalow; schedule your private viewing today.

3. 2011-01-28
   soldstatus $27,000

   Show marketing remark (166 chars)

   This home needs very little to no work, turn key. Hardwood floors, 2 car detached garage, fireplace in living room, fenced yard, covered entry andporch. Full basement

4. 2011-01-28
   soldstatus $27,000

   Show marketing remark (166 chars)

   This home needs very little to no work, turn key. Hardwood floors, 2 car detached garage, fireplace in living room, fenced yard, covered entry andporch. Full basement

5. 2011-01-21
   historical
6. 2011-01-05
   listed $34,900

   Show marketing remark (166 chars)

   This home needs very little to no work, turn key. Hardwood floors, 2 car detached garage, fireplace in living room, fenced yard, covered entry andporch. Full basement

7. 2011-01-05
   listed $34,900

   Show marketing remark (166 chars)

   This home needs very little to no work, turn key. Hardwood floors, 2 car detached garage, fireplace in living room, fenced yard, covered entry andporch. Full basement

8. 2010-12-28
   soldstatus $20,000
9. 2010-06-25
   historical
10. 2010-04-21
    historical
11. 2010-04-11
    listed $22,000
12. 2010-03-29
    listed $45,000
13. 2010-03-14
    historical
14. 2010-03-13
    historical
15. 2009-10-20
    listed $45,000
16. 2009-10-15
    listed $45,000
17. 2008-08-12
    historical
18. 2008-08-12
    historical
19. 2008-04-26
    listed $89,900
20. 2008-04-26
    listed $89,900
21. 2004-03-04
    soldstatus $92,000
22. 2004-02-05
    soldstatus $92,000
23. 2004-02-05
    soldstatus $92,000
24. 2004-01-08
    historical
25. 2003-11-14
    listed $93,000
26. 2003-11-14
    listed $93,000

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$270/yr (+$23/mo · 15.4%)

ⓘ 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: $18,465
• − Mortgage interest: −$8,346
• − Property taxes: −$1,755
• − Insurance: −$745
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,335
• Taxable income: $330
• Est. tax owed @ 24.0%: −$79
• After-tax cash flow: $2,632/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

+60.2% since first listed

28 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-14 Listed $149,000 REALCOMP
• 2026-05-14 Listed $149,000 MiRealSource-MiMLS
• 2011-01-28 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2011-01-28 Sold (MLS) $27,000 REALCOMP
• 2011-01-21 Listing Removed — MiRealSource-MiMLS
• 2011-01-05 Listed $34,900 MiRealSource-MiMLS
• 2011-01-05 Listed $34,900 REALCOMP
• 2010-12-28 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2010-06-25 Listing Removed — REALCOMP
• 2010-04-21 Listing Removed — MiRealSource-MiMLS
• 2010-04-11 Listed $22,000 MiRealSource-MiMLS
• 2010-03-29 Listed $45,000 REALCOMP
• 2010-03-14 Listing Removed — REALCOMP
• 2010-03-13 Listing Removed — MiRealSource-MiMLS
• 2009-10-20 Listed $45,000 REALCOMP
• 2009-10-15 Listed $45,000 MiRealSource-MiMLS
• 2008-08-12 Listing Removed — MiRealSource-MiMLS
• 2008-08-12 Listing Removed — REALCOMP
• 2008-04-26 Listed $89,900 MiRealSource-MiMLS
• 2008-04-26 Listed $89,900 REALCOMP
• 2004-03-04 Sold (Public Records) $92,000 Public Records
• 2004-02-05 Sold (MLS) $92,000 MiRealSource-MiMLS
• 2004-02-05 Sold (MLS) $92,000 REALCOMP
• 2004-01-08 Listing Removed — MiRealSource-MiMLS
• 2003-11-14 Listed $93,000 MiRealSource-MiMLS
• 2003-11-14 Listed $93,000 REALCOMP

Property tax history

+3.9%/yr

Latest (2025): $1,755 · +4.3% YoY. Source: county tax records.