28908 Maple St · Roseville, MI 48066

$145,000

2 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 90 Days on market

Built 1946 4,356 sqft lot $142/sqft · at area comps Est $151k · at est.

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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 +14.4/30.0
• ARV discount +9.3/15.0
• 1% rule +4.5/10.0
• 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

Charming Roseville Ranch with Great Potential! Cozy 2 bed, 1 bath ranch located in a quiet neighborhood. Offers a functional layout on a nice residential lot with a fenced backyard and 1-car detached garage. Conveniently located near schools, shopping, dining, and easy freeway access.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $29 ($349/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 $138k (5.1% below list).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

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, crime 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.
• Zoned schools: Roseville High School (math 12% / reading 27%, grade F, #622 of 713 statewide, top 88%, 1,216 students, 70% FRL).
• Market conditions: Rents flat; 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $1k 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.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 29y 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 $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 0.95% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (median comp): $151,079
• List price: $145,000
• Delta: -4.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28319 Waverly St	0.31mi	2/1.0	1,000 (-2%)	5mo	$142,200	$142	79
18336 E 12 Mile Rd	0.47mi	3/1.0 (+1)	1,008 (-1%)	1mo	$112,500	$112	71
27732 Demrick St	0.60mi	3/1.0 (+1)	1,030 (+1%)	2mo	$191,000	$185	63
28029 Rosemont St	0.47mi	2/1.0	924 (-9%)	2mo	$145,000	$157	61
28040 Rosemont St	0.45mi	3/1.0 (+1)	1,080 (+6%)	4mo	$156,000	$144	60
28042 Maple St	0.42mi	2/1.0	900 (-12%)	4mo	$71,020	$79	58
28053 Fountain St	0.62mi	3/1.0 (+1)	945 (-7%)	1mo	$223,000	$236	53
17468 Ivanhoe St	0.58mi	3/1.0 (+1)	936 (-8%)	3mo	$96,500	$103	52
29920 Pinehurst St	0.53mi	3/1.0 (+1)	1,128 (+11%)	2mo	$159,000	$141	50
28441 Jahns Dr	0.73mi	3/1.0 (+1)	1,092 (+7%)	2mo	$145,000	$133	47
17835 Tennyson St	0.63mi	3/1.0 (+1)	907 (-11%)	3mo	$130,000	$143	45
17392 Tennyson St	0.63mi	3/1.0 (+1)	896 (-12%)	2mo	$75,000	$84	44

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-25,109
• Equity at exit: $21,620

10-year hold

• IRR: -16.7%
• Equity multiple: 0.19×
• Total profit: $-32,968
• Equity at exit: $12,537

Cash invested: $40,600 (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: 269
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$760
• Tax from tax record: −$237 /mo · $2,844/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $29

Break-even live

Break-even rent $1,339

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $111	-5% $70	+0% $29	+5% $-12	+10% $-53
Rent	-10% $-80	-5% $-25	+0% $29	+5% $83	+10% $138
Rate	-1.0pp $102	-0.5pp $66	base $29	+0.5pp $-8	+1.0pp $-47

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	45d	1	0.09mi
28320 Hillview St Roseville, MI	3.0	1.0	1224	$1,500	$1.23	1d	1	0.30mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	16d	1	0.48mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	45d	1	0.48mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,419	$4.29	0d	1	0.53mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	0.56mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,325	$1.38	0d	1	0.58mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	0.64mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.65mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,573	$4.82	0d	1	0.65mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	45d	1	0.66mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$3,323	$4.48	0d	1	0.69mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	0.69mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	23d	1	0.69mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	0.69mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	16d	1	0.70mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,324	$4.48	0d	1	0.70mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	0.71mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	3d	1	0.71mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	16d	1	0.71mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	7d	1	0.71mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,886	$5.24	0d	1	0.72mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,168	$4.27	0d	1	0.72mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	18d	1	0.72mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,196	$4.31	0d	1	0.72mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,663	$4.94	0d	1	0.73mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	1d	1	0.73mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	19d	1	0.77mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	26d	1	0.84mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	0.88mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	6d	1	0.91mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	18d	1	0.93mi
30657 Hidden Pines Ln Roseville, MI	2.0	2.0	1174	$1,650	$1.41	21d	1	0.95mi
30773 Hidden Pines Ln Roseville, MI	2.0	2.0	1142	$1,500	$1.31	45d	1	0.95mi
30761 Hidden Pines Ln Roseville, MI	2.0	1.0	877	$1,295	$1.48	0d	1	0.95mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	0d	1	0.97mi
17134 E Thirteen Mile Rd Roseville, MI	1.0–2.0	1.0	825	$1,269	$1.54	3d	16	1.02mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	26d	1	1.05mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	1.07mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	1.07mi

Listing history 50 events

1. 2026-06-21
   days on market $145,000 Active 90 DOM
2. 2026-06-18
   days on market $145,000 Active 87 DOM
3. 2026-06-17
   days on market $145,000 Active 86 DOM
4. 2026-06-16
   days on market $145,000 Active 85 DOM
5. 2026-06-15
   days on market $145,000 Active 84 DOM
6. 2026-06-13
   days on market $145,000 Active 82 DOM
7. 2026-06-09
   days on market $145,000 Active 78 DOM
8. 2026-06-08
   days on market $145,000 Active 77 DOM
9. 2026-06-07
   days on market $145,000 Active 76 DOM
10. 2026-06-04
    days on market $145,000 Active 73 DOM
11. 2026-06-03
    days on market $145,000 Active 72 DOM
12. 2026-06-02
    days on market $145,000 Active 71 DOM
13. 2026-06-01
    days on market $145,000 Active 70 DOM
14. 2026-05-31
    days on market $145,000 Active 69 DOM
15. 2026-03-23
    listed $145,000 Active 285-char remark

    Show marketing remark (285 chars)

    Charming Roseville Ranch with Great Potential! Cozy 2 bed, 1 bath ranch located in a quiet neighborhood. Offers a functional layout on a nice residential lot with a fenced backyard and 1-car detached garage. Conveniently located near schools, shopping, dining, and easy freeway access.

16. 2026-03-23
    listed $145,000 Active 285-char remark

    Show marketing remark (285 chars)

    Charming Roseville Ranch with Great Potential! Cozy 2 bed, 1 bath ranch located in a quiet neighborhood. Offers a functional layout on a nice residential lot with a fenced backyard and 1-car detached garage. Conveniently located near schools, shopping, dining, and easy freeway access.

17. 2026-03-23
    listed $145,000 Active

    Show marketing remark (285 chars)

    Charming Roseville Ranch with Great Potential! Cozy 2 bed, 1 bath ranch located in a quiet neighborhood. Offers a functional layout on a nice residential lot with a fenced backyard and 1-car detached garage. Conveniently located near schools, shopping, dining, and easy freeway access.

18. 2026-02-05
    historical
19. 2025-12-17
    price $110,000
20. 2025-12-16
    price $110,000
21. 2025-12-16
    price $110,000
22. 2025-12-03
    status Active
23. 2025-12-03
    status Active
24. 2025-11-24
    historical Active Under Contract
25. 2025-11-24
    historical Keep Showing-Contgcy Appl
26. 2025-11-05
    price $118,500
27. 2025-11-04
    price $118,500
28. 2025-11-04
    price $118,500
29. 2025-09-23
    listed $120,000 Active
30. 2025-09-23
    listed $120,000 Active
31. 2023-04-03
    historical
32. 2023-04-03
    historical
33. 2023-02-28
    price $125,000
34. 2023-02-27
    price $125,000
35. 2022-11-29
    listed $135,000 Active
36. 2022-11-29
    listed $135,000 Active
37. 2021-07-19
    soldstatus $80,000
38. 2015-11-13
    soldstatus $715
39. 2015-10-28
    historical
40. 2015-10-09
    listed $715
41. 2015-05-25
    historical
42. 2015-05-12
    historical
43. 2014-11-21
    listed $45,000 Active
44. 2014-11-21
    listed $45,000
45. 2010-06-08
    soldstatus $13,000
46. 2010-03-19
    listed $14,900
47. 2004-08-16
    soldstatus $86,000
48. 2004-06-30
    soldstatus $86,000
49. 2004-06-30
    soldstatus $86,000
50. 2004-06-09
    historical

ⓘ 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: $2,844 · $237/mo
• Projected year-2 tax: $2,844 · $237/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: $16,510
• − Mortgage interest: −$8,122
• − Property taxes: −$2,844
• − Insurance: −$725
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$4,218
• Taxable loss: −$2,041
• Est. tax savings @ 24.0%: +$490
• After-tax cash flow: $839/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

+142.1% since first listed

44 events — show timeline

• 2026-03-23 Listed $145,000 REALCOMP
• 2026-03-23 Listed $145,000 SW Michigan MLS
• 2026-03-23 Listed $145,000 MiRealSource-MiMLS
• 2026-02-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-17 Price Changed $110,000 MiRealSource-MiMLS
• 2025-12-16 Price Changed $110,000 REALCOMP
• 2025-12-16 Price Changed $110,000 SW Michigan MLS
• 2025-12-03 Relisted — MiRealSource-MiMLS
• 2025-12-03 Relisted — REALCOMP
• 2025-11-24 Contingent — REALCOMP
• 2025-11-24 Contingent — MiRealSource-MiMLS
• 2025-11-05 Price Changed $118,500 MiRealSource-MiMLS
• 2025-11-04 Price Changed $118,500 REALCOMP
• 2025-11-04 Price Changed $118,500 SW Michigan MLS
• 2025-09-23 Listed $120,000 REALCOMP
• 2025-09-23 Listed $120,000 MiRealSource-MiMLS
• 2023-04-03 Listing Removed — MiRealSource-MiMLS
• 2023-04-03 Listing Removed — REALCOMP
• 2023-02-28 Price Changed $125,000 MiRealSource-MiMLS
• 2023-02-27 Price Changed $125,000 REALCOMP
• 2022-11-29 Listed $135,000 MiRealSource-MiMLS
• 2022-11-29 Listed $135,000 REALCOMP
• 2021-07-19 Sold (Public Records) $80,000 Public Records
• 2015-11-13 Sold (MLS) $715 MiRealSource-MiMLS
• 2015-10-28 Listing Removed — MiRealSource-MiMLS
• 2015-10-09 Listed $715 MiRealSource-MiMLS
• 2015-05-25 Listing Removed — MiRealSource-MiMLS
• 2015-05-12 Listing Removed — REALCOMP
• 2014-11-21 Listed $45,000 REALCOMP
• 2014-11-21 Listed $45,000 MiRealSource-MiMLS
• 2010-06-08 Sold (MLS) $13,000 REALCOMP
• 2010-03-19 Listed $14,900 REALCOMP
• 2004-08-16 Sold (Public Records) $86,000 Public Records
• 2004-06-30 Sold (MLS) $86,000 MiRealSource-MiMLS
• 2004-06-30 Sold (MLS) $86,000 REALCOMP
• 2004-06-09 Listing Removed — MiRealSource-MiMLS
• 2004-05-04 Listing Removed — REALCOMP
• 2004-05-04 Listed $93,000 MiRealSource-MiMLS
• 2004-05-04 Listed $93,000 REALCOMP
• 2004-03-16 Listed $95,000 REALCOMP
• 1997-12-19 Sold (Public Records) $58,000 Public Records
• 1997-10-13 Sold (MLS) $58,000 MiRealSource-MiMLS
• 1997-09-29 Listing Removed — MiRealSource-MiMLS
• 1997-08-25 Listed $59,900 MiRealSource-MiMLS

Property tax history

+7.1%/yr

Latest (2025): $2,844 · +4.0% YoY. Source: county tax records.