32095 Beaconsfield St #29 · Roseville, MI 48066

$63,000

1 bd · 1.0 ba · 650 sqft · Condo public records · 19 Days on market

Built 1967 $225/mo HOA · 20% of rent

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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 +25.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 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

Discover an exceptional opportunity in Roseville with this charming 1-bedroom gem. Enjoy your private balcony, which offers views away from the main road. Newer AC. The low association fee covers heat, water, landscaping, and snow and trash removal, making maintenance a breeze. With a fantastic price and immediate occupancy available, this sharp unit also includes a carport for your convenience, along with additional storage and a laundry area on the first floor. Ideally located near Macomb Mall and bus lines, this is the perfect place to call home! Unit may be rented after one year of owner occupancy. Hurry!

Key facts

• Newer ac
• Laundry area
• Private balcony

Tags

• PRIVATE BALCONY
• NEWER AC
• LOW ASSOCIATION FEE
• CARPORT
• ADDITIONAL STORAGE
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $63k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $436 of loan paydown is wiped out by about $2k 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 19 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $33k; list at $63k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; HOA is 20% of rent.

Recommended offer $62,055 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 1.75% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 4.8

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: -5.4%
• Equity multiple: 0.81×
• Total profit: $-3,380
• Equity at exit: $9,394

10-year hold

• IRR: -1.0%
• Equity multiple: 0.95×
• Total profit: $-956
• Equity at exit: $5,447

Cash invested: $17,640 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$26
• HOA: −$225
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $148

Break-even live

Break-even rent $912

Max offer price $63,000

Occupancy floor 82%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,150	$1.32	1d	12	0.15mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	16d	1	0.76mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$999	$1.21	2d	16	1.31mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: watertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-05
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Discover an exceptional opportunity in Roseville with this charming 1-bedroom gem. Enjoy your private balcony, which offers views away from the main road. Newer AC. The low association fee covers heat, water, landscaping, and snow and trash removal, making maintenance a breeze. With a fantastic price and immediate occupancy available, this sharp unit also includes a carport for your convenience, along with additional storage and a laundry area on the first floor. Ideally located near Macomb Mall and bus lines, this is the perfect place to call home! Unit may be rented after one year of owner occupancy. Hurry!

2. 2026-05-05
   status Pending 616-char remark

   Show marketing remark (616 chars)

   Discover an exceptional opportunity in Roseville with this charming 1-bedroom gem. Enjoy your private balcony, which offers views away from the main road. Newer AC. The low association fee covers heat, water, landscaping, and snow and trash removal, making maintenance a breeze. With a fantastic price and immediate occupancy available, this sharp unit also includes a carport for your convenience, along with additional storage and a laundry area on the first floor. Ideally located near Macomb Mall and bus lines, this is the perfect place to call home! Unit may be rented after one year of owner occupancy. Hurry!

3. 2026-04-24
   price $63,000 616-char remark

   Show marketing remark (616 chars)

   Discover an exceptional opportunity in Roseville with this charming 1-bedroom gem. Enjoy your private balcony, which offers views away from the main road. Newer AC. The low association fee covers heat, water, landscaping, and snow and trash removal, making maintenance a breeze. With a fantastic price and immediate occupancy available, this sharp unit also includes a carport for your convenience, along with additional storage and a laundry area on the first floor. Ideally located near Macomb Mall and bus lines, this is the perfect place to call home! Unit may be rented after one year of owner occupancy. Hurry!

4. 2026-04-23
   price $63,000 616-char remark

   Show marketing remark (616 chars)

   Discover an exceptional opportunity in Roseville with this charming 1-bedroom gem. Enjoy your private balcony, which offers views away from the main road. Newer AC. The low association fee covers heat, water, landscaping, and snow and trash removal, making maintenance a breeze. With a fantastic price and immediate occupancy available, this sharp unit also includes a carport for your convenience, along with additional storage and a laundry area on the first floor. Ideally located near Macomb Mall and bus lines, this is the perfect place to call home! Unit may be rented after one year of owner occupancy. Hurry!

5. 2026-04-16
   listed $66,000 Active 616-char remark

   Show marketing remark (616 chars)

   Discover an exceptional opportunity in Roseville with this charming 1-bedroom gem. Enjoy your private balcony, which offers views away from the main road. Newer AC. The low association fee covers heat, water, landscaping, and snow and trash removal, making maintenance a breeze. With a fantastic price and immediate occupancy available, this sharp unit also includes a carport for your convenience, along with additional storage and a laundry area on the first floor. Ideally located near Macomb Mall and bus lines, this is the perfect place to call home! Unit may be rented after one year of owner occupancy. Hurry!

6. 2026-04-16
   listed $66,000 Active 616-char remark

   Show marketing remark (616 chars)

   Discover an exceptional opportunity in Roseville with this charming 1-bedroom gem. Enjoy your private balcony, which offers views away from the main road. Newer AC. The low association fee covers heat, water, landscaping, and snow and trash removal, making maintenance a breeze. With a fantastic price and immediate occupancy available, this sharp unit also includes a carport for your convenience, along with additional storage and a laundry area on the first floor. Ideally located near Macomb Mall and bus lines, this is the perfect place to call home! Unit may be rented after one year of owner occupancy. Hurry!

7. 2018-01-16
   soldstatus $33,250
8. 2012-07-13
   soldstatus $9,000
9. 2012-06-21
   listed $9,900
10. 2006-01-04
    soldstatus $41,000
11. 2005-08-22
    listed $41,000
12. 2005-07-07
    historical
13. 2005-05-26
    listed $44,500
14. 1998-08-20
    soldstatus $34,000

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $1,665 · $139/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: $13,196
• − Mortgage interest: −$3,529
• − Property taxes: −$1,665
• − Insurance: −$315
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − HOA: −$2,700
• − Depreciation: −$1,833
• Taxable income: $1,043
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $1,530/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

+85.3% since first listed

14 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-24 Price Changed $63,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $63,000 REALCOMP
• 2026-04-16 Listed $66,000 REALCOMP
• 2026-04-16 Listed $66,000 MiRealSource-MiMLS
• 2018-01-16 Sold (Public Records) $33,250 Public Records
• 2012-07-13 Sold (MLS) $9,000 REALCOMP
• 2012-06-21 Listed $9,900 REALCOMP
• 2006-01-04 Sold (MLS) $41,000 REALCOMP
• 2005-08-22 Listed $41,000 REALCOMP
• 2005-07-07 Listing Removed — REALCOMP
• 2005-05-26 Listed $44,500 REALCOMP
• 1998-08-20 Sold (Public Records) $34,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,665 · +4.0% YoY. Source: county tax records.