26371 Bryan St · Roseville, MI 48066

$185,000

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 2 Days on market

Built 1954 6,098 sqft lot Est $133k · 39% over

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Why this score? — see what drove the F 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 +13.7/30.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming and well-maintained property located in a quiet neighborhood close to shopping, schools, and everyday conveniences. This spacious home features 3 bedrooms, 2 full bathrooms, a finished basement, and a 2-car detached garage offering plenty of storage and parking space. The kitchen is equipped with newer stainless steel appliances, adding a modern touch and making meal prep a breeze. Enjoy peace of mind with a new hot water heater, and furnace and a fully fenced yard—perfect for pets, kids, or outdoor gatherings. With comfortable living spaces, and a convenient location, this home is move-in ready and waiting for its next owners

Key facts

• New furnace
• New hot water heater
• Finished basement

Tags

• FINISHED BASEMENT
• NEW HOT WATER HEATER
• NEW FURNACE
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Aluminum siding and brick exterior; Finished concrete basement
• Exterior features: Patio; Fenced yard; Paved public road access; Lot roughly 50 x 125 (0.14 acres)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $13 ($156/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (15.5% below list).
• Recommended offer: $156k (15.5% 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 2 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,302 (15.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.84% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $132,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15010 Petrie St	0.05mi	3/1.0	936 (0%)	3mo	$180,000	$192	91
26501 Clancy St	0.25mi	3/1.0	924 (-1%)	4mo	$154,900	$168	79
26710 Lehner St	0.30mi	3/1.0	924 (-1%)	3mo	$180,000	$195	77
26153 Nagel St	0.36mi	3/1.0	924 (-1%)	2mo	$101,000	$109	76
26621 Kathy St	0.45mi	3/1.0	924 (-1%)	0mo	$155,900	$169	73
26234 Woodmont St	0.50mi	3/1.0	960 (+3%)	1mo	$124,000	$129	67
27241 Woodmont St	0.66mi	3/1.0	924 (-1%)	1mo	$122,000	$132	62
27281 Gloede Dr	0.57mi	2/1.0 (-1)	918 (-2%)	2mo	$119,900	$131	59
27320 Grandmont St	0.75mi	3/1.0	924 (-1%)	2mo	$160,000	$173	58
27321 Grandmont St	0.73mi	3/1.0	924 (-1%)	3mo	$107,500	$116	57
25118 Rosenbusch Blvd	0.65mi	2/1.0 (-1)	950 (+2%)	4mo	$135,000	$142	55
25287 Leach St	0.47mi	2/1.0 (-1)	1,072 (+14%)	0mo	$108,500	$101	44

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-33,161
• Equity at exit: $27,584

10-year hold

• IRR: -17.1%
• Equity multiple: 0.16×
• Total profit: $-43,433
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$970
• Tax from tax record: −$175 /mo · $2,094/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $13

Break-even live

Break-even rent $1,547

Max offer price $185,000

Occupancy floor 94%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26160 Regency Club Dr Warren, MI	1.0–3.0	1.0–2.0	1011	$1,998	$1.98	1d	15	0.15mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	24d	1	0.28mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	14d	1	0.38mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	17d	1	0.43mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	0.47mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	0.55mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	24d	1	0.60mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	1d	1	0.66mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	14d	1	0.70mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	21d	1	0.71mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	3d	1	0.71mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,023	$5.99	1d	1	0.92mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	21d	3	1.06mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	1.06mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	1.06mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	1.06mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	1.06mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.13mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,075	$1.26	14d	1	1.32mi
13006 E 11 Mile Rd Unit 6 Warren, MI	2.0	1.0	850	$1,050	$1.24	43d	1	1.32mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	1.47mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.48mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.48mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.49mi

Listing history 3 events

1. 2026-06-01
   status $185,000 Pending 2 DOM
2. 2026-05-31
   remarks 699-char remark
3. 2026-05-31
   days on market $185,000 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: $2,094 · $175/mo
• Projected year-2 tax: $2,472 · $206/mo
• Expected delta: +$377/yr (+$31/mo · 18.0%)

ⓘ 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: $18,756
• − Mortgage interest: −$10,363
• − Property taxes: −$2,094
• − Insurance: −$925
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$5,382
• Taxable loss: −$3,009
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $878/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

• 2026-05-29 Listed $185,000 REALCOMP
• 2026-05-29 Listed $185,000 MiRealSource-MiMLS

Property tax history

+4.5%/yr

Latest (2025): $2,094 · +4.3% YoY. Source: county tax records.