26620 Belleair St · Roseville, MI 48066

$119,000

2 bd · 1.0 ba · 657 sqft · SingleFamily public records · 50 Days on market

Built 1947 5,663 sqft lot $181/sqft · at area comps Est $119k · at est.

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• 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

Welcome to this gorgeous two bedroom home in Roseville! This charming home has lots of updates you need. New roof in 2025, New windows in 2026, Granit countertops, Recessed lights in living room, Fresh paint throughout the house, SS new fridge and stove, updated bathroom, New vinyl in the kitchen and laundry room. Additionally, there is a huge sized back yard for entertaining with deep driveway for extra parking space, Nice size garage with extra storage room. Don't miss your chance to make this your new home sweet home! Schedule a showing before it's gone. Easy access to freeways, park, shopping, etc

Key facts

• Fresh paint
• Granite countertops
• New fridge

Tags

• NEW ROOF
• NEW WINDOWS
• GRANITE COUNTERTOPS
• RECESSED LIGHTS
• FRESH PAINT
• NEW FRIDGE

Property features AI

Finance

• Other: Located in the PATTOW SUB subdivision; Near I-696 / I-94
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Lot dimensions approximately 40 x 136; Lot size about 0.13 acres

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 4 rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Oven; Range; Refrigerator
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 5.9% 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; 270 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• At $2,990/mo this rent would consume 58% of the median local household income ($62k/yr) (locally 1712% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.51% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.96%
• DSCR: 3.18
• GRM: 3.3

CMA / ARV

• ARV (median comp): $118,785
• List price: $119,000
• Delta: 2.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27734 Lasslett Street St	0.59mi	2/1.0	700 (+6%)	6mo	$116,000	$166	57
18939 Meier St	0.55mi	2/1.5	624 (-5%)	17mo	$100,000	$160	50
27825 Van Howe St	0.61mi	2/1.0	700 (+6%)	14mo	$46,500	$66	49
27851 O'neil St	0.67mi	2/1.0	720 (+10%)	8mo	$119,900	$167	46
27509 Lasslett St	0.49mi	3/1.0 (+1)	720 (+10%)	16mo	$114,000	$158	43
27871 Oneil St	0.68mi	2/1.0	720 (+10%)	17mo	$115,000	$160	38

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: 43.3%
• Equity multiple: 2.79×
• Total profit: $59,800
• Equity at exit: $17,743

10-year hold

• IRR: 48.1%
• Equity multiple: 5.03×
• Total profit: $134,389
• Equity at exit: $10,289

Cash invested: $33,320 (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: 270
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,990 high
• Mortgage (P&I): −$624
• Tax from tax record: −$329 /mo · $3,949/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $1,359

Break-even live

Break-even rent $1,269

Max offer price $119,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,427	-5% $1,393	+0% $1,359	+5% $1,326	+10% $1,292
Rent	-10% $1,123	-5% $1,241	+0% $1,359	+5% $1,477	+10% $1,596
Rate	-1.0pp $1,419	-0.5pp $1,390	base $1,359	+0.5pp $1,329	+1.0pp $1,297

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	0d	1	0.70mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	6d	1	0.72mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,886	$5.24	0d	1	0.72mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,663	$4.94	0d	1	0.73mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	18d	1	0.73mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,196	$4.31	0d	1	0.73mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,168	$4.27	0d	1	0.73mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	16d	1	0.73mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	3d	1	0.73mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	0.74mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,324	$4.48	0d	1	0.74mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	0.75mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	0.75mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$3,323	$4.48	0d	1	0.75mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,573	$4.82	0d	1	0.78mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	23d	1	1.33mi
26324 Harper Unit 4 St Clair Shores, MI	2.0	1.0	700	$1,195	$1.71	25d	1	1.41mi
26324 Harper Ave Unit 7 St Clair Shores, MI	1.0	1.0	700	$1,095	$1.56	25d	1	1.41mi
20411 Twelve Mile Rd Unit 7 Roseville, MI	1.0	1.0	600	$975	$1.62	19d	1	1.46mi
21601 E 10 Mile Rd St Clair Shores, MI	1.0	1.0	750	$985	$1.31	25d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   pricedays on market $119,000 Active 50 DOM
2. 2026-06-18
   days on market $122,000 Active 47 DOM
3. 2026-06-17
   days on market $122,000 Active 46 DOM
4. 2026-06-16
   days on market $122,000 Active 45 DOM
5. 2026-06-15
   days on market $122,000 Active 44 DOM
6. 2026-06-13
   pricedays on market $122,000 Active 42 DOM
7. 2026-06-09
   days on market $126,900 Active 38 DOM
8. 2026-06-08
   days on market $126,900 Active 37 DOM
9. 2026-06-07
   days on market $126,900 Active 36 DOM
10. 2026-06-04
    days on market $126,900 Active 33 DOM
11. 2026-06-03
    days on market $126,900 Active 32 DOM
12. 2026-06-02
    days on market $126,900 Active 31 DOM
13. 2026-06-01
    days on market $126,900 Active 30 DOM
14. 2026-05-31
    days on market $126,900 Active 29 DOM
15. 2026-05-15
    price $126,900 609-char remark

    Show marketing remark (609 chars)

    Welcome to this gorgeous two bedroom home in Roseville! This charming home has lots of updates you need. New roof in 2025, New windows in 2026, Granit countertops, Recessed lights in living room, Fresh paint throughout the house, SS new fridge and stove, updated bathroom, New vinyl in the kitchen and laundry room. Additionally, there is a huge sized back yard for entertaining with deep driveway for extra parking space, Nice size garage with extra storage room. Don't miss your chance to make this your new home sweet home! Schedule a showing before it's gone. Easy access to freeways, park, shopping, etc

16. 2026-05-15
    price $126,900 609-char remark

    Show marketing remark (609 chars)

    Welcome to this gorgeous two bedroom home in Roseville! This charming home has lots of updates you need. New roof in 2025, New windows in 2026, Granit countertops, Recessed lights in living room, Fresh paint throughout the house, SS new fridge and stove, updated bathroom, New vinyl in the kitchen and laundry room. Additionally, there is a huge sized back yard for entertaining with deep driveway for extra parking space, Nice size garage with extra storage room. Don't miss your chance to make this your new home sweet home! Schedule a showing before it's gone. Easy access to freeways, park, shopping, etc

17. 2026-05-02
    listed $129,900 Active 609-char remark

    Show marketing remark (609 chars)

    Welcome to this gorgeous two bedroom home in Roseville! This charming home has lots of updates you need. New roof in 2025, New windows in 2026, Granit countertops, Recessed lights in living room, Fresh paint throughout the house, SS new fridge and stove, updated bathroom, New vinyl in the kitchen and laundry room. Additionally, there is a huge sized back yard for entertaining with deep driveway for extra parking space, Nice size garage with extra storage room. Don't miss your chance to make this your new home sweet home! Schedule a showing before it's gone. Easy access to freeways, park, shopping, etc

18. 2026-05-02
    listed $129,900 Active 609-char remark

    Show marketing remark (609 chars)

    Welcome to this gorgeous two bedroom home in Roseville! This charming home has lots of updates you need. New roof in 2025, New windows in 2026, Granit countertops, Recessed lights in living room, Fresh paint throughout the house, SS new fridge and stove, updated bathroom, New vinyl in the kitchen and laundry room. Additionally, there is a huge sized back yard for entertaining with deep driveway for extra parking space, Nice size garage with extra storage room. Don't miss your chance to make this your new home sweet home! Schedule a showing before it's gone. Easy access to freeways, park, shopping, etc

19. 2025-07-01
    historical
20. 2025-07-01
    historical
21. 2025-05-28
    price $79,900
22. 2025-05-27
    price $79,900
23. 2025-05-14
    listed $89,900 Active
24. 2025-05-14
    listed $89,900 Active

ⓘ 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: $3,949 · $329/mo
• Projected year-2 tax: $3,949 · $329/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: $35,881
• − Mortgage interest: −$6,666
• − Property taxes: −$3,949
• − Insurance: −$595
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − Depreciation: −$3,462
• Taxable income: $15,468
• Est. tax owed @ 24.0%: −$3,712
• After-tax cash flow: $12,600/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

+35.7% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $122,000 MiRealSource-MiMLS
• 2026-06-11 Price Changed $122,000 REALCOMP
• 2026-05-15 Price Changed $126,900 MiRealSource-MiMLS
• 2026-05-15 Price Changed $126,900 REALCOMP
• 2026-05-02 Listed $129,900 REALCOMP
• 2026-05-02 Listed $129,900 MiRealSource-MiMLS
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Listing Removed — REALCOMP
• 2025-05-28 Price Changed $79,900 MiRealSource-MiMLS
• 2025-05-27 Price Changed $79,900 REALCOMP
• 2025-05-14 Listed $89,900 REALCOMP
• 2025-05-14 Listed $89,900 MiRealSource-MiMLS

Property tax history

+13.8%/yr

Latest (2025): $3,949 · +117.3% YoY. Source: county tax records.