26295 Kathy St · Roseville, MI 48066

$155,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 4 Days on market

Built 1951 7,405 sqft lot Est $176k · 12% 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 +14.5/30.0
• ARV discount +12.8/15.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• 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

Welcome to this charming 3-bedroom, 1-bathroom ranch-style home with an additional living area! Featuring a spacious layout with ample natural light, this home offers comfortable living with a cozy atmosphere. The kitchen boasts plenty of cabinet space, while the living area provides the perfect spot for relaxation. Three well-sized bedrooms offer versatility for a growing family, home office, or guest space. Enjoy the convenience of a single-level design and a generously sized fenced in backyard, ideal for outdoor activities. Located in a desirable neighborhood close to schools, shopping, and major roadways. Don’t miss this great opportunity—schedule your showing today!"

Key facts

• Spacious yard
• Family room
• Bonus addition

Tags

• SPACIOUS YARD
• BONUS ADDITION
• HOME OFFICE
• FAMILY ROOM

Property features AI

Exterior

• Utilities: Public water (at street); Public sewer (at street); Electric service (standard)
• Home design: Single-story residential home; Built in 1951
• Construction: Crawl foundation
• Exterior features: Vinyl siding; Paved street access; Frontage of 50 feet; Approximately 0.17 acres

Interior

• Bedrooms: Three bedrooms on the entry level (approx. 15 x 16; 11 x 10; 11 wide)
• Bathrooms: One full bathroom on the entry level (approx. 6 x 5)
• Heating & cooling: Baseboard heating; Natural gas fuel
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $35 ($422/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 $153k (1.0% below list).
• Recommended offer: $153k (1.0% 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; 29 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).

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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 32 sale attempts since 20y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,410 (1.0% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.99% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $175,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15738 Frazho Rd	0.19mi	3/1.0	1,131 (-4%)	1mo	$165,000	$146	84
25245 Dodge St	0.56mi	3/1.0	1,176 (-0%)	3mo	$185,000	$157	71
27277 Leroy St	0.56mi	3/1.0	1,218 (+3%)	3mo	$187,500	$154	66
25110 Ford St	0.65mi	3/2.0	1,190 (+1%)	3mo	$99,500	$84	62
25263 Leach St	0.57mi	2/1.0 (-1)	1,240 (+5%)	1mo	$135,500	$109	59
25759 Groveland St	0.63mi	4/2.0 (+1)	1,150 (-2%)	1mo	$180,000	$157	56
27370 Barkman St	0.64mi	3/2.0	1,248 (+6%)	0mo	$224,000	$179	56
25287 Leach St	0.55mi	2/1.0 (-1)	1,072 (-9%)	0mo	$108,500	$101	54
25216 Hayes Rd	0.68mi	3/1.0	1,285 (+9%)	1mo	$191,000	$149	53
25540 Tecla Ave Ave	0.69mi	3/1.5	1,292 (+10%)	2mo	$175,000	$135	48
25815 Firwood Ave	0.73mi	3/1.0	1,304 (+10%)	2mo	$150,000	$115	47
27221 Blum St	0.58mi	3/2.5	1,350 (+14%)	1mo	$241,000	$179	42

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-26,714
• Equity at exit: $23,111

10-year hold

• IRR: -16.9%
• Equity multiple: 0.19×
• Total profit: $-35,309
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$813
• Tax from tax record: −$299 /mo · $3,592/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $35

Break-even live

Break-even rent $1,490

Max offer price $155,000

Occupancy floor 93%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	14d	1	0.08mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	0.15mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	0.16mi
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	22d	1	0.30mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	24d	1	0.35mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	0.52mi
26160 Regency Club Dr Warren, MI	1.0–3.0	1.0–2.0	1011	$1,998	$1.98	1d	15	0.57mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	3d	1	0.57mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	22d	1	0.57mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	0.67mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	0.67mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.67mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.67mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	0.67mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	0.72mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	18d	1	0.78mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	24d	1	0.82mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	14d	1	0.83mi
14926 E 10 Mile Rd Unit 1032312P Warren, MI	2.0	1.0	1291	$6,089	$4.72	1d	1	0.85mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	1.02mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.03mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.03mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.13mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	1.14mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.19mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,023	$5.99	1d	1	1.39mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	22d	1	1.44mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.48mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.48mi

Listing history 7 events

1. 2026-06-18
   days on market $155,000 Active 4 DOM
2. 2026-06-17
   days on market $155,000 Active 3 DOM
3. 2026-06-16
   days on market $155,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $155,000 Active 1 DOM
5. 2026-06-15
   statusdays on market $155,000 Active 2 DOM
6. 2026-06-13
   remarks 552-char remark
7. 2026-06-13
   listed $155,000 Coming Soon 1 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: $3,592 · $299/mo
• Projected year-2 tax: $3,592 · $299/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: $18,409
• − Mortgage interest: −$8,682
• − Property taxes: −$3,592
• − Insurance: −$775
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,509
• Taxable loss: −$2,095
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $925/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

+369.7% since first listed

78 events — show timeline

• 2026-06-14 Listed $155,000 MiRealSource-MiMLS
• 2026-06-12 Coming Soon $155,000 MiRealSource-MiMLS
• 2025-05-15 Sold (Public Records) $145,000 Public Records
• 2025-05-10 Pending — REALCOMP
• 2025-05-09 Sold (MLS) $145,000 MiRealSource-MiMLS
• 2025-05-09 Sold (MLS) $145,000 REALCOMP
• 2025-04-07 Contingent — MiRealSource-MiMLS
• 2025-04-07 Contingent — REALCOMP
• 2025-03-29 Price Changed $140,000 MiRealSource-MiMLS
• 2025-03-28 Price Changed $140,000 REALCOMP
• 2025-03-28 Listing Removed — REALCOMP
• 2025-03-28 Listing Removed — MiRealSource-MiMLS
• 2025-02-27 Listed $145,000 REALCOMP
• 2025-02-26 Listed $145,000 MiRealSource-MiMLS
• 2025-02-26 Listed $145,000 MiRealSource-MiMLS
• 2025-02-26 Listed $145,000 REALCOMP
• 2022-06-14 Sold (MLS) $141,000 REALCOMP
• 2022-06-14 Sold (MLS) $141,000 MiRealSource-MiMLS
• 2022-06-13 Sold (Public Records) $120,000 Public Records
• 2022-05-05 Contingent — MiRealSource-MiMLS
• 2022-04-18 Price Changed $140,000 MiRealSource-MiMLS
• 2022-03-26 Listed $148,000 MiRealSource-MiMLS
• 2022-03-22 Coming Soon $148,000 MiRealSource-MiMLS
• 2022-03-19 Listed $140,000 REALCOMP
• 2014-12-15 Sold (MLS) $32,500 MiRealSource-MiMLS
• 2014-12-15 Sold (MLS) $32,500 REALCOMP
• 2014-11-22 Listing Removed — REALCOMP
• 2014-11-22 Listing Removed — MiRealSource-MiMLS
• 2014-09-03 Listed $39,900 REALCOMP
• 2014-09-01 Listing Removed — REALCOMP
• 2014-09-01 Listing Removed — MiRealSource-MiMLS
• 2014-06-03 Listed $47,900 REALCOMP
• 2014-06-03 Listed $39,900 MiRealSource-MiMLS
• 2014-06-03 Listed $47,900 MiRealSource-MiMLS
• 2012-07-27 Listing Removed — REALCOMP
• 2012-07-27 Listing Removed — MiRealSource-MiMLS
• 2012-07-13 Listing Removed — MiRealSource-MiMLS
• 2012-06-11 Listing Removed — REALCOMP
• 2012-06-11 Listing Removed — MiRealSource-MiMLS
• 2012-06-11 Listing Removed — MiRealSource-MiMLS
• 2012-06-11 Listed $39,900 REALCOMP
• 2012-06-11 Listed $39,900 MiRealSource-MiMLS
• 2012-06-07 Listed $42,500 REALCOMP
• 2012-06-07 Listed $42,500 MiRealSource-MiMLS
• 2012-06-06 Listing Removed — REALCOMP
• 2012-06-06 Listing Removed — MiRealSource-MiMLS
• 2012-06-06 Listed $45,000 MiRealSource-MiMLS
• 2012-05-08 Listing Removed — REALCOMP
• 2012-05-08 Listed $42,500 REALCOMP
• 2012-05-08 Listed $45,000 MiRealSource-MiMLS
• 2012-04-11 Listed $825 MiRealSource-MiMLS
• 2012-03-05 Listing Removed — MiRealSource-MiMLS
• 2011-12-12 Listed $45,000 MiRealSource-MiMLS
• 2011-12-12 Listed $45,000 REALCOMP
• 2011-08-27 Listing Removed — MiRealSource-MiMLS
• 2011-08-27 Listing Removed — REALCOMP
• 2011-07-08 Listed $54,000 MiRealSource-MiMLS
• 2011-07-08 Listed $54,000 REALCOMP
• 2007-12-20 Sold (MLS) $29,900 MiRealSource-MiMLS
• 2007-12-20 Sold (MLS) $29,900 REALCOMP
• 2007-11-21 Listing Removed — MiRealSource-MiMLS
• 2007-08-14 Listed $29,900 MiRealSource-MiMLS
• 2007-08-14 Listed $29,900 REALCOMP
• 2007-07-29 Listing Removed — REALCOMP
• 2007-07-29 Listing Removed — MiRealSource-MiMLS
• 2007-07-02 Listed $59,900 REALCOMP
• 2007-07-02 Listed $59,900 MiRealSource-MiMLS
• 2007-06-29 Listing Removed — REALCOMP
• 2007-06-29 Listing Removed — MiRealSource-MiMLS
• 2007-03-29 Listed $64,900 REALCOMP
• 2007-03-29 Listed $64,900 MiRealSource-MiMLS
• 2007-02-04 Listing Removed — REALCOMP
• 2006-08-04 Listed $123,900 REALCOMP
• 2006-06-07 Listing Removed — REALCOMP
• 2006-06-06 Listing Removed — MiRealSource-MiMLS
• 2006-05-07 Listed $120,900 MiRealSource-MiMLS
• 2006-05-07 Listed $123,900 REALCOMP
• 1988-07-21 Sold (Public Records) $33,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,592 · +4.3% YoY. Source: county tax records.