30522 Oakridge Manor Dr · Roseville, MI 48066

$105,000

2 bd · 1.0 ba · 990 sqft · Condo · 35 Days on market

Built 1988 Poor condition

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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 +17.7/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this very well maintained beautifully laid out 2 bedroom first floor condo. END UNIT. With an incredible open concept, large rooms. in unit laundry, new carpet, (August 2018) updated bathroom. Stunning stone fireplace (gas). Surprising amount of storage. Large bay window for a lot of natural light. Fraser schools, all this and it is located in the back of the complex, with assigned parking. A must see!!

Key facts

• Built 1988
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 6.0% in Roseville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Fraser Public Schools (suburban): math 31% / reading 43% proficiency, ranked #244 of 540 in MI (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 265 active listings in the ZIP; 37 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 $726 of loan paydown is wiped out by about $3k 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

• It's been on market 35 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask is 51% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $105k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.49×
• Total profit: $-14,862
• Equity at exit: $15,656

10-year hold

• IRR: -12.5%
• Equity multiple: 0.37×
• Total profit: $-18,469
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA est. from 2 same-building comps: −$225
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $84

Break-even live

Break-even rent $1,203

Max offer price $105,000

Occupancy floor 89%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	24d	1	0.02mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	1d	16	0.20mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	16d	1	0.24mi
31577 Fraser Dr #3 Fraser, MI	2.0	1.0	950	$1,250	$1.32	43d	1	0.72mi
19040 E 13 Mile Rd Roseville, MI	3.0	1.0	1008	$1,550	$1.54	1d	1	0.79mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	16d	1	0.83mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	1d	1	0.89mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.92mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.99mi
16951 General Ave Fraser, MI	2.0	1.0	900	$1,250	$1.39	5d	1	0.99mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	0.99mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	21d	1	1.04mi
16425 12 Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	1.04mi
16435 Twelve Mile Rd Roseville, MI	1.0	1.0	600	$950	$1.58	43d	1	1.04mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	21d	1	1.08mi
30541 Bluehill St Roseville, MI	3.0	1.5	989	$1,850	$1.87	43d	1	1.12mi
18600 14 Mile Rd Fraser, MI	2.0	1.0	1070	$1,195	$1.12	24d	1	1.33mi
32870 Kelly Rd Roseville, MI	1.0	1.0	800	$965	$1.21	16d	1	1.37mi
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	1d	12	1.38mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.39mi
16950 Kennedy Dr E Fraser, MI	1.0–2.0	1.0	755	$1,125	$1.49	15d	2	1.40mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	1d	1	1.41mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	14d	1	1.42mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$4,242	$5.72	43d	1	1.42mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,470	$4.68	16d	1	1.42mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	14d	1	1.43mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,458	$4.66	14d	1	1.43mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	1d	1	1.43mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	14d	1	1.43mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,932	$5.30	14d	1	1.44mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	1d	1	1.44mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	16d	1	1.44mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,035	$4.09	12d	1	1.44mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,878	$5.23	12d	1	1.46mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	5d	1	1.47mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.47mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,167	$4.27	10d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gasparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-16
   days on market $105,000 Active 35 DOM
2. 2026-06-15
   days on market $105,000 Active 34 DOM
3. 2026-06-13
   days on market $105,000 Active 32 DOM
4. 2026-06-13
   days on market $105,000 Active 31 DOM
5. 2026-06-09
   days on market $105,000 Active 28 DOM
6. 2026-06-08
   days on market $105,000 Active 27 DOM
7. 2026-06-07
   days on market $105,000 Active 26 DOM
8. 2026-06-04
   days on market $105,000 Active 23 DOM
9. 2026-06-03
   days on market $105,000 Active 22 DOM
10. 2026-06-02
    days on market $105,000 Active 21 DOM
11. 2026-06-01
    days on market $105,000 Active 20 DOM
12. 2026-05-31
    days on market $105,000 Active 19 DOM
13. 2026-05-13
    price $105,000 46-char remark
14. 2026-05-12
    listed $109,000 Active 46-char remark
15. 2019-04-05
    soldstatus $69,500 Closed 418-char remark

    Show marketing remark (418 chars)

    Welcome to this very well maintained beautifully laid out 2 bedroom first floor condo. END UNIT. With an incredible open concept, large rooms. in unit laundry, new carpet, (August 2018) updated bathroom. Stunning stone fireplace (gas). Surprising amount of storage. Large bay window for a lot of natural light. Fraser schools, all this and it is located in the back of the complex, with assigned parking. A must see!!

16. 2019-04-05
    soldstatus $69,500

    Show marketing remark (418 chars)

    Welcome to this very well maintained beautifully laid out 2 bedroom first floor condo. END UNIT. With an incredible open concept, large rooms. in unit laundry, new carpet, (August 2018) updated bathroom. Stunning stone fireplace (gas). Surprising amount of storage. Large bay window for a lot of natural light. Fraser schools, all this and it is located in the back of the complex, with assigned parking. A must see!!

17. 2019-03-05
    status Pending 418-char remark
18. 2019-03-01
    listed $69,500 Active 418-char remark

    Show marketing remark (418 chars)

    Welcome to this very well maintained beautifully laid out 2 bedroom first floor condo. END UNIT. With an incredible open concept, large rooms. in unit laundry, new carpet, (August 2018) updated bathroom. Stunning stone fireplace (gas). Surprising amount of storage. Large bay window for a lot of natural light. Fraser schools, all this and it is located in the back of the complex, with assigned parking. A must see!!

19. 2019-03-01
    listed $69,500

    Show marketing remark (418 chars)

    Welcome to this very well maintained beautifully laid out 2 bedroom first floor condo. END UNIT. With an incredible open concept, large rooms. in unit laundry, new carpet, (August 2018) updated bathroom. Stunning stone fireplace (gas). Surprising amount of storage. Large bay window for a lot of natural light. Fraser schools, all this and it is located in the back of the complex, with assigned parking. A must see!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,715
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − HOA: −$2,700
• − Depreciation: −$3,055
• Taxable loss: −$536
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,136/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to improve its physical condition and increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but not new
• Major interior walls/paint — No visible walls/paint
• Major kitchen — No visible kitchen
• Major bathrooms — No visible bathrooms
• Major systems — No visible systems

Value-add opportunities

• Both exterior siding and roof — Improves curb appeal and functionality
• Both interior walls and paint — Enhances interior aesthetics and value
• Both kitchen and bathrooms — Modernizes spaces and increases value
• Both renew HVAC and mechanicals — Ensures comfort and energy efficiency
• Both landscaping and curb appeal — Enhances property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but not new	Major	$15,000–50,000
interior walls/paint · No visible walls/paint	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
systems · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding and roof — Improves curb appeal and functionality ↑
• Both interior walls and paint — Enhances interior aesthetics and value ↑
• Both kitchen and bathrooms — Modernizes spaces and increases value ↑
• Both renew HVAC and mechanicals — Ensures comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances property's visual appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Fraser Public Schools
• NCES district ID: 2614820
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $49,752
• Composite: 31.94/100
• National rank: #5846
• State rank: #244 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

+51.1% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $105,000 FSBO.com
• 2019-04-05 Sold (MLS) $69,500 MiRealSource-MiMLS
• 2019-04-05 Sold (MLS) $69,500 REALCOMP
• 2019-03-05 Pending — MiRealSource-MiMLS
• 2019-03-01 Listed $69,500 MiRealSource-MiMLS
• 2019-03-01 Listed $69,500 REALCOMP