30401 Utica Rd · Roseville, MI 48066

$350,000

2 bd · 2.0 ba · 3,100 sqft · MultiFamily · 87 Days on market

Built 1978 Average condition 0.40 ac lot $113/sqft · 44% above area Est $244k · 44% over ↓ 18% since listing

---

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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Versatile Property with Strong Redevelopment Potential! Previously used as a residential/multi-family property before its conversion to office space, this 3,100 sq ft building sits on a spacious 0.40-acre lot and offers excellent potential to be transformed back into a multi-family residence. Ideal for investors or developers looking to capitalize on a flexible layout and generous land size. Boasting excellent visibility, heavy traffic flow, and ample parking. Features a tiled entrance, five offices and a conference room upstairs, plus three additional offices downstairs. Recently upgraded with all-new HVAC. All measurements are approximate agent to verify.

Key facts

• Ample parking
• Flexible layout
• Spacious lot

Tags

• MULTI-FAMILY PROPERTY
• SPACIOUS LOT
• FLEXIBLE LAYOUT
• AMPLE PARKING
• TILED ENTRANCE
• FIVE OFFICES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $350k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 1 comparable units currently listed for rent nearby; 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• At $4,146/mo this rent would consume 80% 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 $2k of loan paydown is wiped out by about $10k 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 87 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts 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 $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1978 — 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. 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 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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $243,714
• List price: $350,000
• Delta: 43.61%
• Verdict: OVERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-12,709
• Equity at exit: $52,186

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $18,110
• Equity at exit: $30,262

Cash invested: $98,000 (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: 21.1×

Monthly cashflow live

• Estimated rent: $4,146 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $857

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 74%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	2	$4,146
Total (3 units)			$4,146

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29669 Utica Rd Roseville, MI	3.0	1.0	2320	$2,000	$0.86	14d	1	0.39mi

Listing history 31 events

1. 2026-06-18
   days on market $350,000 Active 87 DOM
2. 2026-06-17
   days on market $350,000 Active 86 DOM
3. 2026-06-16
   days on market $350,000 Active 85 DOM
4. 2026-06-15
   days on market $350,000 Active 84 DOM
5. 2026-06-13
   days on market $350,000 Active 82 DOM
6. 2026-06-09
   days on market $350,000 Active 78 DOM
7. 2026-06-08
   days on market $350,000 Active 77 DOM
8. 2026-06-07
   days on market $350,000 Active 76 DOM
9. 2026-06-04
   days on market $350,000 Active 73 DOM
10. 2026-06-03
    days on market $350,000 Active 72 DOM
11. 2026-06-02
    days on market $350,000 Active 71 DOM
12. 2026-06-01
    days on market $350,000 Active 70 DOM
13. 2026-05-31
    days on market $350,000 Active 69 DOM
14. 2026-03-23
    listed $350,000 Active 665-char remark

    Show marketing remark (665 chars)

    Versatile Property with Strong Redevelopment Potential! Previously used as a residential/multi-family property before its conversion to office space, this 3,100 sq ft building sits on a spacious 0.40-acre lot and offers excellent potential to be transformed back into a multi-family residence. Ideal for investors or developers looking to capitalize on a flexible layout and generous land size. Boasting excellent visibility, heavy traffic flow, and ample parking. Features a tiled entrance, five offices and a conference room upstairs, plus three additional offices downstairs. Recently upgraded with all-new HVAC. All measurements are approximate agent to verify.

15. 2026-03-23
    listed $350,000 Active 665-char remark

    Show marketing remark (665 chars)

    Versatile Property with Strong Redevelopment Potential! Previously used as a residential/multi-family property before its conversion to office space, this 3,100 sq ft building sits on a spacious 0.40-acre lot and offers excellent potential to be transformed back into a multi-family residence. Ideal for investors or developers looking to capitalize on a flexible layout and generous land size. Boasting excellent visibility, heavy traffic flow, and ample parking. Features a tiled entrance, five offices and a conference room upstairs, plus three additional offices downstairs. Recently upgraded with all-new HVAC. All measurements are approximate agent to verify.

16. 2026-01-16
    historical
17. 2026-01-16
    status Active
18. 2026-01-15
    price $350,000
19. 2025-12-17
    historical
20. 2025-12-17
    status Active
21. 2025-11-07
    historical
22. 2025-11-07
    status Active
23. 2025-11-06
    historical
24. 2025-11-06
    status Active
25. 2025-11-05
    price $399,000
26. 2025-10-11
    historical
27. 2025-10-11
    status Active
28. 2025-10-08
    historical
29. 2025-10-08
    status Active
30. 2025-10-07
    historical
31. 2025-10-06
    listed $425,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,752
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,980
• − Management: −$3,980
• − Depreciation: −$10,182
• Taxable income: $5,004
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $9,078/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 · 6 photos

Average 55/100 Moderate rehab

A moderate rehab project is needed to address weathered siding and roof, with potential for significant value increase through painting, landscaping, and roof repairs.

Repairs flagged

• Moderate Shingle siding — Weathered and discolored
• Moderate Roof inspection — Appearance suggests potential wear

Value-add opportunities

• Both Painting and staining — Enhances curb appeal and property value
• Both Landscaping improvements — Enhances curb appeal and property value
• Both Roof inspection and potential repairs — Ensures structural integrity and prevents future issues

Renovation cost estimate screening

Repair item	Severity	Est. cost
Shingle siding · Weathered and discolored	Moderate	$3,000–15,000
Roof inspection · Appearance suggests potential wear	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Painting and staining — Enhances curb appeal and property value ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Roof inspection and potential repairs — Ensures structural integrity and prevents future issues ↑

ⓘ 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

-17.6% since first listed

18 events — show timeline

• 2026-03-23 Listed $350,000 REALCOMP
• 2026-03-23 Listed $350,000 MiRealSource-MiMLS
• 2026-01-16 Listing Removed — MiRealSource-MiMLS
• 2026-01-16 Relisted — MiRealSource-MiMLS
• 2026-01-15 Price Changed $350,000 MiRealSource-MiMLS
• 2025-12-17 Listing Removed — MiRealSource-MiMLS
• 2025-12-17 Relisted — MiRealSource-MiMLS
• 2025-11-07 Listing Removed — MiRealSource-MiMLS
• 2025-11-07 Relisted — MiRealSource-MiMLS
• 2025-11-06 Listing Removed — MiRealSource-MiMLS
• 2025-11-06 Relisted — MiRealSource-MiMLS
• 2025-11-05 Price Changed $399,000 MiRealSource-MiMLS
• 2025-10-11 Listing Removed — MiRealSource-MiMLS
• 2025-10-11 Relisted — MiRealSource-MiMLS
• 2025-10-08 Listing Removed — MiRealSource-MiMLS
• 2025-10-08 Relisted — MiRealSource-MiMLS
• 2025-10-07 Listing Removed — MiRealSource-MiMLS
• 2025-10-06 Listed $425,000 MiRealSource-MiMLS