20883 Flora St · Roseville, MI 48066

$87,900

2 bd · 1.0 ba · 690 sqft · Condo · 22 Days on market

Built 1986 Good condition $127/sqft · 11% above area Est $79k · 11% over $220/mo HOA · 18% 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 +22.0/30.0
• 1% rule +8.9/10.0
• DSCR +7.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• ARV discount +2.6/15.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED ANOTHER 2000.00 DOLLARS. Perfect, Quaint, Totally Updated, 1st Floor, 2 BR, 1 Bath, End Unit. This Economical Condo is Tastefully designed with everything you need within. A very nice comfortable front sitting area and a back patio accessible through an updated sliding door. Bedrooms are ample sized, Kitchen has all appliances included with eating area within, and storage room or pantry. HVAC and HWT are updated and in Great Condition. Windows and Doors are Updated. Car Port #83 and uncovered space for this unit. A Perfect Home for Everyone with close proximity to all your shopping needs.

Key facts

• Storage room
• Front sitting area
• Updated sliding door

Tags

• FRONT SITTING AREA
• BACK PATIO
• UPDATED SLIDING DOOR
• ALL APPLIANCES INCLUDED
• STORAGE ROOM
• UPDATED HVAC

Property features AI

Finance

• Other: Zoned residential; Cross street: 13 mile / Little Mack
• HOA & community: Homeowners association with monthly fee of $220; HOA covers grounds maintenance, snow removal, and trash; Community: ROSEWOOD CONDOMINIUM

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property; One story
• Construction: Vinyl siding; Slab foundation; Built with typical condominium construction
• Exterior features: Patio; Pets allowed with breed restrictions; contact for details

Interior

• Kitchen: Disposal; Microwave; Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; 5 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $608 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 22 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 30y 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.

Recommended offer $86,581 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.39% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 6.0

CMA / ARV

• ARV (median comp): $79,209
• List price: $87,900
• Delta: 10.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-8,280
• Equity at exit: $13,106

10-year hold

• IRR: -5.3%
• Equity multiple: 0.70×
• Total profit: $-7,279
• Equity at exit: $7,600

Cash invested: $24,612 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• HOA: −$220
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $140

Break-even live

Break-even rent $1,047

Max offer price $87,900

Occupancy floor 84%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19700 Masonic Roseville, MI	1.0–2.0	1.0	874	$1,400	$1.60	2d	12	0.65mi
32724 Harper Ave St Clair Shores, MI	1.0	1.0	671	$1,200	$1.79	24d	1	1.14mi
20411 Twelve Mile Rd Unit 7 Roseville, MI	1.0	1.0	600	$975	$1.62	18d	1	1.24mi
18391 Masonic Apt 1 Fraser, MI	2.0	1.0	720	$995	$1.38	17d	1	1.50mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-05-05
   historical
2. 2026-05-05
   historical
3. 2026-05-04
   price $87,900

   Show marketing remark (609 chars)

   PRICE REDUCED ANOTHER 2000.00 DOLLARS. Perfect, Quaint, Totally Updated, 1st Floor, 2 BR, 1 Bath, End Unit. This Economical Condo is Tastefully designed with everything you need within. A very nice comfortable front sitting area and a back patio accessible through an updated sliding door. Bedrooms are ample sized, Kitchen has all appliances included with eating area within, and storage room or pantry. HVAC and HWT are updated and in Great Condition. Windows and Doors are Updated. Car Port #83 and uncovered space for this unit. A Perfect Home for Everyone with close proximity to all your shopping needs.

4. 2026-05-04
   listed $87,900 Active

   Show marketing remark (609 chars)

   PRICE REDUCED ANOTHER 2000.00 DOLLARS. Perfect, Quaint, Totally Updated, 1st Floor, 2 BR, 1 Bath, End Unit. This Economical Condo is Tastefully designed with everything you need within. A very nice comfortable front sitting area and a back patio accessible through an updated sliding door. Bedrooms are ample sized, Kitchen has all appliances included with eating area within, and storage room or pantry. HVAC and HWT are updated and in Great Condition. Windows and Doors are Updated. Car Port #83 and uncovered space for this unit. A Perfect Home for Everyone with close proximity to all your shopping needs.

5. 2026-05-04
   price $87,900

   Show marketing remark (609 chars)

   PRICE REDUCED ANOTHER 2000.00 DOLLARS. Perfect, Quaint, Totally Updated, 1st Floor, 2 BR, 1 Bath, End Unit. This Economical Condo is Tastefully designed with everything you need within. A very nice comfortable front sitting area and a back patio accessible through an updated sliding door. Bedrooms are ample sized, Kitchen has all appliances included with eating area within, and storage room or pantry. HVAC and HWT are updated and in Great Condition. Windows and Doors are Updated. Car Port #83 and uncovered space for this unit. A Perfect Home for Everyone with close proximity to all your shopping needs.

6. 2026-05-04
   listed $87,900 Active

   Show marketing remark (609 chars)

   PRICE REDUCED ANOTHER 2000.00 DOLLARS. Perfect, Quaint, Totally Updated, 1st Floor, 2 BR, 1 Bath, End Unit. This Economical Condo is Tastefully designed with everything you need within. A very nice comfortable front sitting area and a back patio accessible through an updated sliding door. Bedrooms are ample sized, Kitchen has all appliances included with eating area within, and storage room or pantry. HVAC and HWT are updated and in Great Condition. Windows and Doors are Updated. Car Port #83 and uncovered space for this unit. A Perfect Home for Everyone with close proximity to all your shopping needs.

7. 2026-04-18
   historical
8. 2026-04-18
   historical
9. 2026-04-17
   price $89,900
10. 2026-04-17
    price $89,900
11. 2026-04-17
    listed $89,900 Active
12. 2026-04-17
    listed $89,900 Active
13. 2026-04-11
    historical
14. 2026-04-11
    historical
15. 2026-04-10
    price $92,000
16. 2026-04-10
    price $92,000
17. 2026-04-10
    listed $92,000 Active
18. 2026-04-10
    listed $92,000 Active
19. 2026-04-01
    listed $94,000 Active
20. 2026-04-01
    listed $94,000 Active
21. 2025-11-17
    historical
22. 2025-11-17
    historical
23. 2025-11-12
    listed $94,000 Active
24. 2025-11-12
    listed $94,000 Active
25. 2025-08-09
    status Pending
26. 2025-08-09
    status Pending
27. 2025-08-09
    historical
28. 2025-08-09
    historical
29. 2025-08-08
    listed $92,000 Active
30. 2025-08-08
    listed $92,000 Active
31. 2024-08-31
    status Pending
32. 2024-08-30
    soldstatus $75,000 Sold
33. 2024-08-30
    soldstatus $75,000 Closed
34. 2024-07-26
    historical Accepting Backup Offers
35. 2024-07-26
    historical Accepting Backup Offers
36. 2024-07-20
    listed $80,000 Active
37. 2024-07-20
    listed $80,000 Active
38. 2024-07-19
    historical $80,000
39. 2024-07-19
    historical $80,000
40. 2003-11-19
    soldstatus $73,700
41. 2003-10-27
    historical
42. 2003-07-25
    listed $72,900
43. 2001-11-14
    soldstatus $68,000
44. 2001-10-23
    historical
45. 2001-10-15
    listed $69,900
46. 1996-08-30
    soldstatus $44,000
47. 1996-07-29
    historical
48. 1996-07-02
    listed $45,900

ⓘ 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: $14,703
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$440
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − HOA: −$2,640
• − Depreciation: −$2,557
• Taxable income: $471
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,572/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated condo is move-in ready with good curb appeal and interior condition. Minor updates to exterior and interior could further enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace window treatments — Freshens up the interior and improves curb appeal
• Both Replace flooring in kitchen and bathrooms — Modernizes the space and improves resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace window treatments — Freshens up the interior and improves curb appeal ↑
• Both Replace flooring in kitchen and bathrooms — Modernizes the space and improves resale value ↑

ⓘ 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: 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

+85.2% since first listed

52 events — show timeline

• 2026-06-17 Sold (MLS) $85,000 REALCOMP
• 2026-06-17 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2026-05-27 Pending — REALCOMP
• 2026-05-24 Pending — MiRealSource-MiMLS
• 2026-05-05 Listing Removed — REALCOMP
• 2026-05-05 Listing Removed — MiRealSource-MiMLS
• 2026-05-04 Price Changed $87,900 MiRealSource-MiMLS
• 2026-05-04 Listed $87,900 REALCOMP
• 2026-05-04 Price Changed $87,900 REALCOMP
• 2026-05-04 Listed $87,900 MiRealSource-MiMLS
• 2026-04-18 Listing Removed — REALCOMP
• 2026-04-18 Listing Removed — MiRealSource-MiMLS
• 2026-04-17 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-17 Price Changed $89,900 REALCOMP
• 2026-04-17 Listed $89,900 REALCOMP
• 2026-04-17 Listed $89,900 MiRealSource-MiMLS
• 2026-04-11 Listing Removed — REALCOMP
• 2026-04-11 Listing Removed — MiRealSource-MiMLS
• 2026-04-10 Price Changed $92,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $92,000 REALCOMP
• 2026-04-10 Listed $92,000 REALCOMP
• 2026-04-10 Listed $92,000 MiRealSource-MiMLS
• 2026-04-01 Listed $94,000 REALCOMP
• 2026-04-01 Listed $94,000 MiRealSource-MiMLS
• 2025-11-17 Listing Removed — REALCOMP
• 2025-11-17 Listing Removed — MiRealSource-MiMLS
• 2025-11-12 Listed $94,000 REALCOMP
• 2025-11-12 Listed $94,000 MiRealSource-MiMLS
• 2025-08-09 Pending — REALCOMP
• 2025-08-09 Pending — MiRealSource-MiMLS
• 2025-08-09 Listing Removed — MiRealSource-MiMLS
• 2025-08-09 Listing Removed — REALCOMP
• 2025-08-08 Listed $92,000 MiRealSource-MiMLS
• 2025-08-08 Listed $92,000 REALCOMP
• 2024-08-31 Pending — REALCOMP
• 2024-08-30 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-08-30 Sold (MLS) $75,000 REALCOMP
• 2024-07-26 Contingent — MiRealSource-MiMLS
• 2024-07-26 Contingent — REALCOMP
• 2024-07-20 Listed $80,000 REALCOMP
• 2024-07-20 Listed $80,000 MiRealSource-MiMLS
• 2024-07-19 Coming Soon $80,000 MiRealSource-MiMLS
• 2024-07-19 Coming Soon $80,000 REALCOMP
• 2003-11-19 Sold (MLS) $73,700 MiRealSource-MiMLS
• 2003-10-27 Listing Removed — MiRealSource-MiMLS
• 2003-07-25 Listed $72,900 MiRealSource-MiMLS
• 2001-11-14 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2001-10-23 Listing Removed — MiRealSource-MiMLS
• 2001-10-15 Listed $69,900 MiRealSource-MiMLS
• 1996-08-30 Sold (MLS) $44,000 MiRealSource-MiMLS
• 1996-07-29 Listing Removed — MiRealSource-MiMLS
• 1996-07-02 Listed $45,900 MiRealSource-MiMLS