18336 E 12 Mile Rd · Roseville, MI 48066

$125,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 7 Days on market

Built 1950 4,792 sqft lot $124/sqft · 13% below area Est $144k · 13% under

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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 +24.4/30.0
• ARV discount +13.5/15.0
• DSCR +7.9/10.0
• 1% rule +6.9/10.0
• 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

TENANT OCCUPIED!Very cozy 3 Bedroom Bungalow home with 1 bathroom. Utility room with washer and dryer hook ups. Fenced in back yard. No basement and No garage. Photos are from before tenant move in. Tenant since 2020, currently month to month paying $1,210.

Key facts

• 4,792 sq ft lot
• Built 1950
• Listed 7 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1950
• Construction: Vinyl siding
• Exterior features: 0.11-acre lot

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: 5 total rooms; Crawl space basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $864 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.
• 10 sale attempts since 21y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

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. 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: 1.19% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (median comp): $144,258
• List price: $125,000
• Delta: -13.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18336 E 12 Mile Rd	0.00mi	3/1.0 (+1)	1,008 (0%)	1mo	$112,500	$112	94
28319 Waverly St	0.67mi	2/1.0	1,000 (-1%)	5mo	$142,200	$142	63
18634 Common Rd	0.52mi	3/1.0 (+1)	975 (-3%)	4mo	$148,000	$152	62
28441 Jahns Dr	0.38mi	3/1.0 (+1)	1,092 (+8%)	2mo	$145,000	$133	62
28075 Asmus St	0.62mi	3/1.0 (+1)	1,021 (+1%)	5mo	$138,500	$136	60
27861 Bohnhoff St	0.63mi	2/1.0	936 (-7%)	3mo	$85,000	$91	56
27830 Van Howe St	0.70mi	3/1.0 (+1)	960 (-5%)	3mo	$159,900	$167	52
28059 Schram St	0.54mi	3/1.0 (+1)	1,119 (+11%)	3mo	$135,000	$121	49
28042 Maple St	0.65mi	2/1.0	900 (-11%)	4mo	$71,020	$79	48
29920 Pinehurst St	0.57mi	3/1.0 (+1)	1,128 (+12%)	2mo	$159,000	$141	47
17468 Ivanhoe St	0.74mi	3/1.0 (+1)	936 (-7%)	3mo	$96,500	$103	46
17835 Tennyson St	0.69mi	3/1.0 (+1)	907 (-10%)	3mo	$130,000	$143	43

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-7,880
• Equity at exit: $18,638

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-703
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$656
• Tax from tax record: −$216 /mo · $2,595/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $253

Break-even live

Break-even rent $1,169

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	14d	1	0.13mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	43d	1	0.13mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.49mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	1d	1	0.52mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,458	$4.66	14d	1	0.58mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	14d	1	0.58mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,932	$5.30	14d	1	0.59mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,470	$4.68	16d	1	0.59mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$4,242	$5.72	43d	1	0.59mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	14d	1	0.59mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,035	$4.09	12d	1	0.59mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	1d	1	0.59mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	14d	1	0.59mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	1d	1	0.59mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	16d	1	0.59mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	1d	1	0.60mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,878	$5.23	12d	1	0.62mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,167	$4.27	10d	1	0.65mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	4d	1	0.65mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.69mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	0.76mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	0.78mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	17d	1	0.83mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	0.85mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.89mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	24d	1	0.91mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	0.95mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	1d	1	1.02mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	1d	1	1.03mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	4d	1	1.03mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	43d	1	1.04mi
30773 Hidden Pines Ln Roseville, MI	2.0	2.0	1142	$1,500	$1.31	43d	1	1.07mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	16d	1	1.08mi
30657 Hidden Pines Ln Roseville, MI	2.0	2.0	1174	$1,650	$1.41	19d	1	1.08mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	1d	16	1.08mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.11mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.11mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	21d	1	1.14mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	24d	1	1.25mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	1.30mi

Listing history 24 events

1. 2026-05-04
   status Pending 257-char remark

   Show marketing remark (257 chars)

   TENANT OCCUPIED!Very cozy 3 Bedroom Bungalow home with 1 bathroom. Utility room with washer and dryer hook ups. Fenced in back yard. No basement and No garage. Photos are from before tenant move in. Tenant since 2020, currently month to month paying $1,210.

2. 2026-05-04
   status Pending 257-char remark

   Show marketing remark (257 chars)

   TENANT OCCUPIED!Very cozy 3 Bedroom Bungalow home with 1 bathroom. Utility room with washer and dryer hook ups. Fenced in back yard. No basement and No garage. Photos are from before tenant move in. Tenant since 2020, currently month to month paying $1,210.

3. 2026-05-04
   status Pending

   Show marketing remark (257 chars)

   TENANT OCCUPIED!Very cozy 3 Bedroom Bungalow home with 1 bathroom. Utility room with washer and dryer hook ups. Fenced in back yard. No basement and No garage. Photos are from before tenant move in. Tenant since 2020, currently month to month paying $1,210.

4. 2026-04-27
   listed $125,000 Active 257-char remark

   Show marketing remark (257 chars)

   TENANT OCCUPIED!Very cozy 3 Bedroom Bungalow home with 1 bathroom. Utility room with washer and dryer hook ups. Fenced in back yard. No basement and No garage. Photos are from before tenant move in. Tenant since 2020, currently month to month paying $1,210.

5. 2026-04-27
   listed $125,000 Active 257-char remark

   Show marketing remark (257 chars)

   TENANT OCCUPIED!Very cozy 3 Bedroom Bungalow home with 1 bathroom. Utility room with washer and dryer hook ups. Fenced in back yard. No basement and No garage. Photos are from before tenant move in. Tenant since 2020, currently month to month paying $1,210.

6. 2026-04-27
   listed $125,000 Active

   Show marketing remark (257 chars)

   TENANT OCCUPIED!Very cozy 3 Bedroom Bungalow home with 1 bathroom. Utility room with washer and dryer hook ups. Fenced in back yard. No basement and No garage. Photos are from before tenant move in. Tenant since 2020, currently month to month paying $1,210.

7. 2014-10-24
   soldstatus $650
8. 2014-09-19
   historical
9. 2014-08-26
   listed $750
10. 2014-04-22
    soldstatus $21,500
11. 2014-04-22
    soldstatus $21,500
12. 2014-04-21
    historical
13. 2014-03-13
    listed $24,900
14. 2014-03-13
    listed $24,900
15. 2008-07-17
    soldstatus $21,550
16. 2008-07-17
    soldstatus $21,550
17. 2008-05-27
    listed $20,500
18. 2008-05-27
    historical
19. 2008-05-15
    historical
20. 2008-05-12
    listed $20,500
21. 2008-05-12
    listed $20,500
22. 2006-07-31
    soldstatus $86,000
23. 2006-03-15
    historical
24. 2005-08-20
    listed $96,000

ⓘ 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: $2,595 · $216/mo
• Projected year-2 tax: $2,595 · $216/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: $17,880
• − Mortgage interest: −$7,002
• − Property taxes: −$2,595
• − Insurance: −$625
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,636
• Taxable income: $1,161
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,760/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

+17.2% since first listed

28 events — show timeline

• 2026-06-03 Sold (Public Records) $112,500 Public Records
• 2026-06-03 Sold (MLS) $112,500 REALCOMP
• 2026-06-03 Sold (MLS) $112,500 SW Michigan MLS
• 2026-06-03 Sold (MLS) $112,500 MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — SW Michigan MLS
• 2026-04-27 Listed $125,000 REALCOMP
• 2026-04-27 Listed $125,000 SW Michigan MLS
• 2026-04-27 Listed $125,000 MiRealSource-MiMLS
• 2014-10-24 Sold (MLS) $650 MiRealSource-MiMLS
• 2014-09-19 Listing Removed — MiRealSource-MiMLS
• 2014-08-26 Listed $750 MiRealSource-MiMLS
• 2014-04-22 Sold (MLS) $21,500 REALCOMP
• 2014-04-22 Sold (MLS) $21,500 MiRealSource-MiMLS
• 2014-04-21 Listing Removed — MiRealSource-MiMLS
• 2014-03-13 Listed $24,900 REALCOMP
• 2014-03-13 Listed $24,900 MiRealSource-MiMLS
• 2008-07-17 Sold (MLS) $21,550 REALCOMP
• 2008-07-17 Sold (MLS) $21,550 MiRealSource-MiMLS
• 2008-05-27 Listing Removed — MiRealSource-MiMLS
• 2008-05-27 Listed $20,500 MiRealSource-MiMLS
• 2008-05-15 Listing Removed — REALCOMP
• 2008-05-12 Listed $20,500 REALCOMP
• 2008-05-12 Listed $20,500 REALCOMP
• 2006-07-31 Sold (Public Records) $86,000 Public Records
• 2006-03-15 Listing Removed — REALCOMP
• 2005-08-20 Listed $96,000 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $2,595 · +4.0% YoY. Source: county tax records.