25968 Jeanette St · Roseville, MI 48066

$58,000

2 bd · 1.5 ba · 1,100 sqft · Condo · 69 Days on market

Built 1960 $53/sqft · 9% below area Est $64k · 9% under $509/mo HOA · 40% of rent

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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 +22.9/30.0
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +7.4/10.0
• 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

Welcome home to this charming 2-bedroom co-op featuring 1 full and 1 half bath! You’ll love the beautiful hardwood flooring throughout and the unfinished basement—perfect for storage or ready for your personal finishing touches. The monthly association fee includes gas and water, and maintenance of the furnace, hot water heater, stove, refrigerator, and disposal. Enjoy low-maintenance living, with the co-op handling exterior maintenance so you can focus on what matters most. Ideally located close to public transportation, shopping, and dining, this home offers both convenience and comfort. Step outside through the doorwall to your private patio—perfect for relaxing or entertaining. The community also features a beautiful park with a playset, making it a great place to enjoy the outdoors. This is not a condo. It is a co-op, and the buyer becomes a member and shareholder in the co-op. The association management handles the closing.

Key facts

• Hardwood flooring
• Unfinished basement
• Private patio

Tags

• HARDWOOD FLOORING
• UNFINISHED BASEMENT
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $58k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 270 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $401 of loan paydown is wiped out by about $2k 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 69 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $12k; list at $58k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $54,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.21% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 3.8

CMA / ARV

• ARV (median comp): $63,774
• List price: $58,000
• Delta: -9.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.64×
• Total profit: $-5,849
• Equity at exit: $8,648

10-year hold

• IRR: -11.0%
• Equity multiple: 0.50×
• Total profit: $-8,146
• Equity at exit: $5,015

Cash invested: $16,240 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$509
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $102

Break-even live

Break-even rent $1,152

Max offer price $58,000

Occupancy floor 87%

Sensitivity live

Price	-10% $142	-5% $122	+0% $102	+5% $82	+10% $62
Rent	-10% $1	-5% $51	+0% $102	+5% $153	+10% $203
Rate	-1.0pp $131	-0.5pp $117	base $102	+0.5pp $87	+1.0pp $72

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	0d	1	0.20mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.22mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	44d	1	0.24mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	45d	1	0.35mi
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	25d	1	0.44mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	5d	1	0.61mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	25d	1	0.63mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	0.67mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.67mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.68mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.68mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	25d	3	0.68mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	19d	1	0.79mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	3d	1	0.89mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	0.95mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	0.97mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	5d	1	0.98mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	6d	1	0.98mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,333	$4.49	0d	1	0.98mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,882	$5.23	0d	1	1.01mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	2d	1	1.02mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$3,409	$4.59	0d	1	1.04mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	15d	1	1.04mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	25d	1	1.04mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,391	$4.57	0d	1	1.05mi
18365 Sharon Ln Unit 1032339P Roseville, MI	1.0	1.0	742	$3,330	$4.49	0d	1	1.05mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	15d	1	1.05mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	2d	1	1.05mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	15d	1	1.06mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,422	$4.61	0d	1	1.06mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	25d	1	1.06mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	2d	1	1.06mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	17d	1	1.06mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,570	$4.81	0d	1	1.06mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,216	$4.33	0d	1	1.07mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	15d	1	1.11mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	1.19mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	5d	1	1.22mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	4d	1	1.23mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	22d	1	1.23mi

HOA detail condo

• Monthly dues: $509 · $6,108/yr
• Likely covers: watergasexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $58,000 Active 69 DOM
2. 2026-06-18
   days on market $58,000 Active 66 DOM
3. 2026-06-17
   days on market $58,000 Active 65 DOM
4. 2026-06-16
   days on market $58,000 Active 64 DOM
5. 2026-06-15
   days on market $58,000 Active 63 DOM
6. 2026-06-13
   days on market $58,000 Active 61 DOM
7. 2026-06-09
   days on market $58,000 Active 57 DOM
8. 2026-06-08
   days on market $58,000 Active 56 DOM
9. 2026-06-07
   days on market $58,000 Active 55 DOM
10. 2026-06-04
    days on market $58,000 Active 52 DOM
11. 2026-06-03
    days on market $58,000 Active 51 DOM
12. 2026-06-02
    days on market $58,000 Active 50 DOM
13. 2026-06-01
    days on market $58,000 Active 49 DOM
14. 2026-05-31
    days on market $58,000 Active 48 DOM
15. 2026-04-13
    listed $58,000 Active 961-char remark

    Show marketing remark (947 chars)

    Welcome home to this charming 2-bedroom co-op featuring 1 full and 1 half bath! You'll love the beautiful hardwood flooring throughout and the unfinished basement - perfect for storage or ready for your personal finishing touches. The monthly association fee includes gas and water, and maintenance of the furnace, hot water heater, stove, refrigerator, and disposal. Enjoy low-maintenance living, with the co-op handling exterior maintenance so you can focus on what matters most. Ideally located close to public transportation, shopping, and dining, this home offers both convenience and comfort. Step outside through the doorwall to your private patio - perfect for relaxing or entertaining. The community also features a beautiful park with a playset, making it a great place to enjoy the outdoors. This is not a condo. It is a co-op, and the buyer becomes a member and shareholder in the co-op. The association management handles the closing.

16. 2026-04-13
    listed $58,000 Active 947-char remark

    Show marketing remark (947 chars)

    Welcome home to this charming 2-bedroom co-op featuring 1 full and 1 half bath! You'll love the beautiful hardwood flooring throughout and the unfinished basement - perfect for storage or ready for your personal finishing touches. The monthly association fee includes gas and water, and maintenance of the furnace, hot water heater, stove, refrigerator, and disposal. Enjoy low-maintenance living, with the co-op handling exterior maintenance so you can focus on what matters most. Ideally located close to public transportation, shopping, and dining, this home offers both convenience and comfort. Step outside through the doorwall to your private patio - perfect for relaxing or entertaining. The community also features a beautiful park with a playset, making it a great place to enjoy the outdoors. This is not a condo. It is a co-op, and the buyer becomes a member and shareholder in the co-op. The association management handles the closing.

17. 2011-06-24
    soldstatus $12,000
18. 2011-06-23
    historical
19. 2011-04-18
    listed $17,000

ⓘ 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: $15,369
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − HOA: −$6,108
• − Depreciation: −$1,687
• Taxable income: $706
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $1,054/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

+241.2% since first listed

5 events — show timeline

• 2026-04-13 Listed $58,000 REALCOMP
• 2026-04-13 Listed $58,000 MiRealSource-MiMLS
• 2011-06-24 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2011-06-23 Listing Removed — MiRealSource-MiMLS
• 2011-04-18 Listed $17,000 MiRealSource-MiMLS