17723 Oakdale St · Roseville, MI 48066

$115,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 7 Days on market

Built 1962 5,227 sqft lot Est $182k · 37% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.2/10.0
• 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

Nice house with a little TLC it will be your home sweet home.

Key facts

• 5,227 sq ft lot
• Built 1962
• Listed 6 days

Property features AI

Finance

• Other: Lot size approximately 0.12 acres
• Financial info: No investor or income/expense details provided
• HOA & community: No land contract

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Natural gas; Forced air heating (gas)
• Home design: Residential single-story home; Built in 1962; Below-grade living area present
• Construction: Brick and vinyl siding construction; Basement foundation; Built in 1962
• Exterior features: Brick and vinyl siding exterior; Paved street access; Frontage approximately 37 feet

Interior

• Kitchen: Kitchen (Entry level): 14 x 14, laminate flooring
• Bedrooms: Bedroom 1 (Entry): 14 x 12, carpet; Bedroom 2 (Entry): 12 x 12, carpet; Bedroom 3 (Entry): 12 (approx), carpet
• Flooring: Carpet in bedrooms; Laminate in living room, kitchen, and bathroom
• Bathrooms: 1 full bathroom (Entry level) with laminate flooring; approximate dimensions 10 x 8
• Heating & cooling: Natural gas heating; Forced air heating system
• Interior features: 6 total rooms; Unfinished basement
• Laundry & utility: Basement present (unfinished) — utility space in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 9.2% 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, 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $795 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $47k; list at $115k implies a 144% gain — meaningful room to come down on a strong offer.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1962 — 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: 1.22% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $182,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25324 Blair St	0.07mi	2/1.0 (-1)	873 (-4%)	5mo	$55,000	$63	80
25564 Koontz St	0.48mi	3/1.0	999 (+10%)	1mo	$207,000	$207	61
25886 Hoffmeyer St	0.46mi	3/2.0	1,014 (+11%)	2mo	$190,000	$187	54
17315 Kershaw St	0.71mi	3/2.0	898 (-2%)	10mo	$205,000	$228	52
26091 Hollywood St	0.57mi	2/1.0 (-1)	960 (+5%)	9mo	$156,000	$163	52
25374 Huron St	0.57mi	3/1.0	980 (+8%)	12mo	$165,000	$168	52
25534 Collingwood St	0.71mi	3/1.0	1,000 (+10%)	2mo	$210,000	$210	49
16619 Waterman Dr	0.47mi	3/2.0	1,013 (+11%)	8mo	$208,500	$206	49
26339 Hollywood St	0.65mi	3/1.0	1,000 (+10%)	10mo	$200,000	$200	45
18305 Marquette St	0.70mi	3/1.0	1,026 (+12%)	2mo	$172,000	$168	45
16511 Frazho Rd	0.69mi	3/1.5	1,008 (+10%)	8mo	$155,000	$154	42
25883 Collingwood St	0.74mi	3/1.5	1,026 (+12%)	11mo	$211,000	$206	34

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,195
• Equity at exit: $17,147

10-year hold

• IRR: 2.8%
• Equity multiple: 1.18×
• Total profit: $5,707
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$603
• Tax from tax record: −$173 /mo · $2,075/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $282

Break-even live

Break-even rent $1,043

Max offer price $115,000

Occupancy floor 75%

Sensitivity live

Price	-10% $347	-5% $315	+0% $282	+5% $250	+10% $217
Rent	-10% $172	-5% $227	+0% $282	+5% $338	+10% $393
Rate	-1.0pp $340	-0.5pp $312	base $282	+0.5pp $253	+1.0pp $222

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	46d	1	0.07mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	0.55mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.56mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	26d	1	0.91mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	45d	1	0.93mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	45d	1	0.93mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	26d	3	0.93mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	23d	3	0.93mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	45d	1	0.93mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	6d	1	1.08mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	23d	1	1.11mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	5d	1	1.11mi
23005 Kelly Rd Eastpointe, MI	2.0	1.0	850	$1,250	$1.47	25d	1	1.13mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	26d	1	1.16mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	16d	1	1.17mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	4d	1	1.23mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	45d	1	1.23mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	45d	1	1.30mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	26d	1	1.38mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	3d	1	1.38mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	26d	1	1.42mi

Listing history 7 events

1. 2026-06-21
   days on market $115,000 Active 7 DOM
2. 2026-06-18
   days on market $115,000 Active 4 DOM
3. 2026-06-17
   days on market $115,000 Active 3 DOM
4. 2026-06-16
   days on market $115,000 Active 2 DOM
5. 2026-06-15
   statusdays on marketlisting id $115,000 Active 1 DOM
6. 2026-06-13
   remarks 61-char remark
7. 2026-06-13
   listed $115,000 Coming Soon 2 DOM

ⓘ 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: $2,075 · $173/mo
• Projected year-2 tax: $2,075 · $173/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: $16,804
• − Mortgage interest: −$6,442
• − Property taxes: −$2,075
• − Insurance: −$575
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,345
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,986/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

+143.6% since first listed

2 events — show timeline

• 2026-06-11 Coming Soon $115,000 MiRealSource-MiMLS
• 1999-01-15 Sold (Public Records) $47,202 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,075 · -35.8% YoY. Source: county tax records.