25280 Dale St · Roseville, MI 48066

$42,000

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 5 Days on market

Built 1950 4,356 sqft lot

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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 +7.5/15.0
• 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

Attention, this two-bedroom ranch in Roseville’s Felician Park subdivision presents a premier opportunity to build sweat equity. This being sold strictly as-is, requiring updates throughout to reach its full potential. Built in 1950, the home features a functional layout including a living room and bedrooms with original wood flooring plus a kitchen and a full ceramic tile bath. A full 672 square foot basement offers extensive additional space for a workshop or future finishing. Situated on a 40x112 lot north of 10 Mile and east of Hayes, this residence is located within the Roseville school district and offers immediate possession at closing. Terms offered Cash, and FHA 203K financin

Key facts

• 4,356 sq ft lot
• Built 1950
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Cap rate 29.3% 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; 1 comparable units currently listed for rent nearby; 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 $290 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 31y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.31% ✓
• Cap rate: 29.35%
• Cash-on-cash: 82.34%
• DSCR: 4.66
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $116,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25247 Lehner St	0.04mi	2/1.0	690 (0%)	17mo	$143,000	$207	84
25241 Rosenbusch Blvd	0.30mi	2/1.0	725 (+5%)	3mo	$127,000	$175	75
26211 Clancy St	0.40mi	2/1.0	700 (+1%)	7mo	$119,900	$171	73
25119 Leach St	0.17mi	2/1.0	700 (+1%)	22mo	$118,000	$169	72
26301 Clancy St	0.47mi	2/1.0	720 (+4%)	3mo	$111,000	$154	68
25224 Send St	0.12mi	2/1.0	792 (+15%)	9mo	$126,000	$159	63
26760 Lehner St	0.74mi	2/1.0	672 (-3%)	2mo	$105,000	$156	60
26093 Nagel St	0.43mi	2/1.0	672 (-3%)	21mo	$130,000	$193	58
25296 Send St	0.10mi	2/1.0	784 (+14%)	20mo	$128,000	$163	56
25680 Dodge St	0.55mi	2/1.0	762 (+10%)	4mo	$90,000	$118	54
26333 Belanger St	0.49mi	1/1.0 (-1)	650 (-6%)	11mo	$42,000	$65	53
16655 Roberts St	0.73mi	2/1.0	620 (-10%)	11mo	$127,000	$205	40

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: 79.7%
• Equity multiple: 4.49×
• Total profit: $41,052
• Equity at exit: $6,262

10-year hold

• IRR: 82.5%
• Equity multiple: 8.50×
• Total profit: $88,164
• Equity at exit: $3,631

Cash invested: $11,760 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,389 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $807

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 37%

Sensitivity live

Price	-10% $836	-5% $821	+0% $807	+5% $792	+10% $778
Rent	-10% $697	-5% $752	+0% $807	+5% $862	+10% $917
Rate	-1.0pp $828	-0.5pp $818	base $807	+0.5pp $796	+1.0pp $785

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26160 Regency Club Dr Warren, MI	1.0–2.0	1.0–1.5	880	$1,698	$1.93	0d	15	0.48mi

Listing history 28 events

1. 2026-03-16
   status Pending
2. 2026-03-12
   listed $42,000 Active
3. 2025-12-27
   historical
4. 2025-12-27
   historical
5. 2024-12-30
   listed $108,600 Active
6. 2024-12-30
   listed $108,600 Active
7. 2023-11-18
   historical
8. 2023-11-18
   historical
9. 2023-09-15
   price $114,900
10. 2023-09-11
    listed $120,000 Active
11. 2023-09-09
    price $120,000
12. 2023-09-08
    historical
13. 2023-09-08
    listed $114,900
14. 2005-12-12
    soldstatus $90,600
15. 2005-11-21
    soldstatus $90,600
16. 2005-10-20
    historical
17. 2005-10-18
    historical
18. 2005-07-18
    listed $94,900
19. 2005-07-18
    listed $94,900
20. 2001-11-02
    soldstatus $77,000
21. 2001-06-29
    soldstatus $77,000
22. 2001-06-06
    historical
23. 2001-05-18
    listed $79,900
24. 1995-06-09
    soldstatus $54,000
25. 1995-05-22
    soldstatus $54,000
26. 1995-03-28
    listed $53,900
27. 1995-03-28
    historical
28. 1988-07-19
    soldstatus $34,500

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,665
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$1,222
• Taxable income: $9,585
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $7,382/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

+21.7% since first listed

28 events — show timeline

• 2026-03-16 Pending — REALCOMP
• 2026-03-12 Listed $42,000 REALCOMP
• 2025-12-27 Listing Removed — REALCOMP
• 2025-12-27 Listing Removed — MiRealSource-MiMLS
• 2024-12-30 Listed $108,600 REALCOMP
• 2024-12-30 Listed $108,600 MiRealSource-MiMLS
• 2023-11-18 Listing Removed — REALCOMP
• 2023-11-18 Listing Removed — MiRealSource-MiMLS
• 2023-09-15 Price Changed $114,900 MiRealSource-MiMLS
• 2023-09-11 Listed $120,000 MiRealSource-MiMLS
• 2023-09-09 Price Changed $120,000 MiRealSource-MiMLS
• 2023-09-08 Coming Soon — MiRealSource-MiMLS
• 2023-09-08 Listed $114,900 REALCOMP
• 2005-12-12 Sold (Public Records) $90,600 Public Records
• 2005-11-21 Sold (MLS) $90,600 MiRealSource-MiMLS
• 2005-10-20 Listing Removed — MiRealSource-MiMLS
• 2005-10-18 Listing Removed — REALCOMP
• 2005-07-18 Listed $94,900 REALCOMP
• 2005-07-18 Listed $94,900 MiRealSource-MiMLS
• 2001-11-02 Sold (Public Records) $77,000 Public Records
• 2001-06-29 Sold (MLS) $77,000 MiRealSource-MiMLS
• 2001-06-06 Listing Removed — MiRealSource-MiMLS
• 2001-05-18 Listed $79,900 MiRealSource-MiMLS
• 1995-06-09 Sold (Public Records) $54,000 Public Records
• 1995-05-22 Sold (MLS) $54,000 MiRealSource-MiMLS
• 1995-03-28 Listing Removed — MiRealSource-MiMLS
• 1995-03-28 Listed $53,900 MiRealSource-MiMLS
• 1988-07-19 Sold (Public Records) $34,500 Public Records

Property tax history

+15.3%/yr

Latest (2025): $4,153 · +121.7% YoY. Source: county tax records.