26431 Clancy St · Roseville, MI 48066

$125,000

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 63 Days on market

Built 1952 4,356 sqft lot Est $135k · 8% under

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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 +25.0/30.0
• ARV discount +10.9/15.0
• DSCR +8.2/10.0
• 1% rule +7.5/10.0
• 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

3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 63 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1952 — 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 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: 1.25% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $135,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26153 Nagel St	0.13mi	3/1.0	924 (-10%)	2mo	$101,000	$109	76
26234 Woodmont St	0.28mi	3/1.0	960 (-6%)	1mo	$124,000	$129	76
26621 Kathy St	0.22mi	3/1.0	924 (-10%)	0mo	$155,900	$169	73
26710 Lehner St	0.18mi	3/1.0	924 (-10%)	3mo	$180,000	$195	73
15738 Frazho Rd	0.27mi	3/1.0	1,131 (+10%)	1mo	$165,000	$146	70
25287 Leach St	0.52mi	2/1.0 (-1)	1,072 (+5%)	0mo	$108,500	$101	62
27241 Woodmont St	0.49mi	3/1.0	924 (-10%)	1mo	$122,000	$132	60
27320 Grandmont St	0.56mi	3/1.0	924 (-10%)	2mo	$160,000	$173	56
27321 Grandmont St	0.55mi	3/1.0	924 (-10%)	3mo	$107,500	$116	56
26637 Wenfield St	0.56mi	2/1.0 (-1)	945 (-8%)	1mo	$122,000	$129	55
27281 Gloede Dr	0.70mi	2/1.0 (-1)	918 (-10%)	2mo	$119,900	$131	43
25245 Dodge St	0.70mi	3/1.0	1,176 (+15%)	3mo	$185,000	$157	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: -5.4%
• Equity multiple: 0.81×
• Total profit: $-6,774
• Equity at exit: $18,638

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,296
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$656
• Tax from tax record: −$250 /mo · $2,995/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $273

Break-even live

Break-even rent $1,212

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	15d	1	0.13mi
26681 Clancy St Roseville, MI	3.0	1.0	1300	$1,800	$1.38	22d	1	0.16mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	24d	1	0.19mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	0.22mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	0.30mi
26160 Regency Club Dr Warren, MI	1.0–3.0	1.0–2.0	1011	$1,998	$1.98	1d	15	0.38mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	0.50mi
25672 Lira Ln Warren, MI	2.0	1.0	831	$1,250	$1.50	18d	1	0.63mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	3d	1	0.63mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	22d	1	0.63mi
25202 Firwood Ave Warren, MI	3.0	1.0	1100	$1,350	$1.23	24d	1	0.72mi
25107 Rosenbusch Blvd Warren, MI	3.0	1.0	903	$1,523	$1.69	14d	1	0.77mi
14926 E 10 Mile Rd Unit 1032312P Warren, MI	2.0	1.0	1291	$6,089	$4.72	1d	1	0.81mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	43d	1	0.82mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.82mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	0.82mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.82mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	0.82mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	0.88mi
13741 McKinley Ave Unit 1032320P Warren, MI	2.0	1.0	839	$5,023	$5.99	1d	1	1.18mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	1.18mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	1.23mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.23mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	1.24mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	1.25mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	1.31mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	22d	1	1.42mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.46mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.46mi

Listing history 40 events

1. 2026-02-24
   status Pending 199-char remark

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

2. 2026-02-24
   status Pending

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

3. 2026-02-03
   price $125,000 199-char remark

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

4. 2026-02-03
   price $125,000

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

5. 2026-01-26
   price $134,900 199-char remark

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

6. 2026-01-26
   price $134,900

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

7. 2025-12-22
   listed $139,900 Active 199-char remark

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

8. 2025-12-22
   listed $139,900 Active

   Show marketing remark (199 chars)

   3 bedroom 1 bath bungalow home. Newly refinished hardwood floors. All appliances stay except for Washing Machine. TV and bracket will be removed prior to close they are also exempt from the purchase.

9. 2021-09-30
   soldstatus $113,000
10. 2021-08-27
    soldstatus $113,000 163-char remark

    Show marketing remark (163 chars)

    Nicely updated 1.5 Story Bungalow! Fresh paint, updated kitchen and bath. New carpet, new kitchen flooring. updated windows 2 car garage, no basement. Nice house!!

11. 2021-08-27
    soldstatus $113,000 Closed

    Show marketing remark (163 chars)

    Nicely updated 1.5 Story Bungalow! Fresh paint, updated kitchen and bath. New carpet, new kitchen flooring. updated windows 2 car garage, no basement. Nice house!!

12. 2021-06-17
    status Pending
13. 2021-06-07
    listed $119,900 163-char remark

    Show marketing remark (163 chars)

    Nicely updated 1.5 Story Bungalow! Fresh paint, updated kitchen and bath. New carpet, new kitchen flooring. updated windows 2 car garage, no basement. Nice house!!

14. 2021-06-07
    listed $119,900 Active

    Show marketing remark (163 chars)

    Nicely updated 1.5 Story Bungalow! Fresh paint, updated kitchen and bath. New carpet, new kitchen flooring. updated windows 2 car garage, no basement. Nice house!!

15. 2021-05-10
    status Pending
16. 2021-05-10
    historical
17. 2021-05-01
    status Active
18. 2021-04-22
    historical
19. 2021-04-22
    listed $124,900 Active
20. 2021-04-22
    historical
21. 2021-04-22
    listed $124,900
22. 2017-01-10
    soldstatus $50,000
23. 2016-12-30
    soldstatus $50,000 Sold
24. 2016-12-30
    soldstatus $50,000 Closed
25. 2016-11-08
    status Pending
26. 2016-11-07
    status Pending
27. 2016-10-26
    listed $50,900 Active
28. 2016-10-26
    listed $50,900 Active
29. 2015-10-26
    historical
30. 2015-09-14
    historical
31. 2015-09-01
    listed $50,000 Active
32. 2015-09-01
    listed $50,000
33. 2011-12-30
    historical
34. 2011-12-30
    historical
35. 2010-12-30
    listed $65,000
36. 2010-12-30
    listed $65,000
37. 2010-11-29
    historical
38. 2010-11-29
    listed $65,000
39. 1992-11-05
    soldstatus $50,000
40. 1983-12-13
    soldstatus $34,000

ⓘ 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: $2,995 · $250/mo
• Projected year-2 tax: $2,995 · $250/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,686
• − Mortgage interest: −$7,002
• − Property taxes: −$2,995
• − Insurance: −$625
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$3,636
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,931/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

+267.6% since first listed

40 events — show timeline

• 2026-02-24 Pending — MiRealSource-MiMLS
• 2026-02-24 Pending — REALCOMP
• 2026-02-03 Price Changed $125,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $125,000 REALCOMP
• 2026-01-26 Price Changed $134,900 MiRealSource-MiMLS
• 2026-01-26 Price Changed $134,900 REALCOMP
• 2025-12-22 Listed $139,900 REALCOMP
• 2025-12-22 Listed $139,900 MiRealSource-MiMLS
• 2021-09-30 Sold (Public Records) $113,000 Public Records
• 2021-08-27 Sold (MLS) $113,000 MiRealSource-MiMLS
• 2021-08-27 Sold (MLS) $113,000 REALCOMP
• 2021-06-17 Pending — MiRealSource-MiMLS
• 2021-06-07 Listed $119,900 MiRealSource-MiMLS
• 2021-06-07 Listed $119,900 REALCOMP
• 2021-05-10 Pending — MiRealSource-MiMLS
• 2021-05-10 Listing Removed — MiRealSource-MiMLS
• 2021-05-01 Relisted — MiRealSource-MiMLS
• 2021-04-22 Listed $124,900 REALCOMP
• 2021-04-22 Listing Removed — REALCOMP
• 2021-04-22 Listed $124,900 MiRealSource-MiMLS
• 2021-04-22 Listing Removed — MiRealSource-MiMLS
• 2017-01-10 Sold (Public Records) $50,000 Public Records
• 2016-12-30 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2016-12-30 Sold (MLS) $50,000 REALCOMP
• 2016-11-08 Pending — MiRealSource-MiMLS
• 2016-11-07 Pending — REALCOMP
• 2016-10-26 Listed $50,900 MiRealSource-MiMLS
• 2016-10-26 Listed $50,900 REALCOMP
• 2015-10-26 Listing Removed — MiRealSource-MiMLS
• 2015-09-14 Listing Removed — REALCOMP
• 2015-09-01 Listed $50,000 REALCOMP
• 2015-09-01 Listed $50,000 MiRealSource-MiMLS
• 2011-12-30 Listing Removed — REALCOMP
• 2011-12-30 Listing Removed — MiRealSource-MiMLS
• 2010-12-30 Listed $65,000 REALCOMP
• 2010-12-30 Listed $65,000 MiRealSource-MiMLS
• 2010-11-29 Listed $65,000 REALCOMP
• 2010-11-29 Listing Removed — REALCOMP
• 1992-11-05 Sold (Public Records) $50,000 Public Records
• 1983-12-13 Sold (Public Records) $34,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,995 · +11.7% YoY. Source: county tax records.