27962 Eastwick Square Sq · Roseville, MI 48066

$55,000

3 bd · 1.5 ba · 1,000 sqft · Condo · 265 Days on market

Built 1965 Good condition $55/sqft · 20% below area Est $69k · 20% under $595/mo HOA · 40% of rent ↓ 21% since listing

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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 +29.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY. Great opportunity to be a part of the wonderful Eastwick Coop (partially gated)community located in Roseville. 3 Bedroom 2 bathroom. .. beautifully remodeled throughout. All showings must be accompanied by licensed agent. NO RENTALS ALLOWED. MUST BE OWNER OCCUPIED

Key facts

• $595 HOA
• Built 1965
• Listed 265 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $380 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 265 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 2.69% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $68,564
• List price: $55,000
• Delta: -19.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-73
• Equity at exit: $8,201

10-year hold

• IRR: 3.0%
• Equity multiple: 1.16×
• Total profit: $2,538
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$595
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $192

Break-even live

Break-even rent $1,234

Max offer price $55,000

Occupancy floor 82%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	43d	1	0.31mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	0.36mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.36mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	14d	1	0.46mi
18410 Tranquil St Roseville, MI	3.0	1.0	1140	$1,800	$1.58	43d	1	0.46mi
28744 Maple St Roseville, MI	3.0	1.0	1050	$1,295	$1.23	43d	1	0.50mi
27881 O Neil Roseville, MI	3.0	1.0	1300	$1,300	$1.00	24d	1	0.69mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	43d	1	0.69mi
27547 O Neil Roseville, MI	3.0	1.0	1014	$1,350	$1.33	4d	1	0.71mi
28232 Floral St Unit 1032343P Roseville, MI	3.0	1.0	1496	$6,605	$4.42	12d	1	0.71mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	0.77mi
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 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	43d	1	0.82mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	43d	1	0.82mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.83mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	1d	1	0.85mi
19236 Florida St Roseville, MI	2.0	1.0	1160	$1,700	$1.47	1d	1	1.00mi
16651 Twelve Mile Rd Roseville, MI	2.0–3.0	1.5	957	$1,720	$1.80	1d	1	1.06mi
16579 12 Mile Rd Unit 16579 Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.11mi
16577 12 Mile Rd Roseville, MI	2.0	1.0	850	$1,275	$1.50	43d	1	1.11mi
16425 12 Mile Rd Roseville, MI	2.0	1.0	800	$1,100	$1.38	22d	1	1.13mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	1.21mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	1.33mi
30512 Oakridge Manor Dr Roseville, MI	2.0	1.5	1002	$1,350	$1.35	24d	1	1.36mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	1.39mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	1.40mi
30583 Hidden Pines Ln Roseville, MI	2.0	2.0	1100	$1,250	$1.14	16d	1	1.48mi
30773 Hidden Pines Ln Roseville, MI	2.0	2.0	1142	$1,500	$1.31	43d	1	1.49mi
30657 Hidden Pines Ln Roseville, MI	2.0	2.0	1174	$1,650	$1.41	19d	1	1.50mi

HOA detail condo

• Monthly dues: $595 · $7,140/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 265 DOM
2. 2026-06-17
   days on market $55,000 Active 264 DOM
3. 2026-06-16
   days on market $55,000 Active 263 DOM
4. 2026-06-15
   days on market $55,000 Active 262 DOM
5. 2026-06-13
   days on market $55,000 Active 260 DOM
6. 2026-06-09
   days on market $55,000 Active 256 DOM
7. 2026-06-08
   days on market $55,000 Active 255 DOM
8. 2026-06-07
   days on market $55,000 Active 254 DOM
9. 2026-06-04
   days on market $55,000 Active 251 DOM
10. 2026-06-03
    days on market $55,000 Active 250 DOM
11. 2026-06-02
    days on market $55,000 Active 249 DOM
12. 2026-06-01
    days on market $55,000 Active 248 DOM
13. 2026-05-31
    days on market $55,000 Active 247 DOM
14. 2026-04-28
    price $55,000 279-char remark

    Show marketing remark (279 chars)

    MOVE IN READY. Great opportunity to be a part of the wonderful Eastwick Coop (partially gated)community located in Roseville. 3 Bedroom 2 bathroom. .. beautifully remodeled throughout. All showings must be accompanied by licensed agent. NO RENTALS ALLOWED. MUST BE OWNER OCCUPIED

15. 2026-04-27
    price $55,000 279-char remark

    Show marketing remark (279 chars)

    MOVE IN READY. Great opportunity to be a part of the wonderful Eastwick Coop (partially gated)community located in Roseville. 3 Bedroom 2 bathroom. .. beautifully remodeled throughout. All showings must be accompanied by licensed agent. NO RENTALS ALLOWED. MUST BE OWNER OCCUPIED

16. 2025-09-27
    listed $70,000 Active 279-char remark

    Show marketing remark (279 chars)

    MOVE IN READY. Great opportunity to be a part of the wonderful Eastwick Coop (partially gated)community located in Roseville. 3 Bedroom 2 bathroom. .. beautifully remodeled throughout. All showings must be accompanied by licensed agent. NO RENTALS ALLOWED. MUST BE OWNER OCCUPIED

17. 2025-09-26
    listed $70,000 Active 279-char remark

    Show marketing remark (279 chars)

    MOVE IN READY. Great opportunity to be a part of the wonderful Eastwick Coop (partially gated)community located in Roseville. 3 Bedroom 2 bathroom. .. beautifully remodeled throughout. All showings must be accompanied by licensed agent. NO RENTALS ALLOWED. MUST BE OWNER OCCUPIED

ⓘ 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: $17,729
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$7,140
• − Depreciation: −$1,600
• Taxable income: $1,972
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $1,832/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready condo is in good condition with a good exterior and interior. It has a good roof and foundation, and the landscaping is well-maintained. The property is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value
• Both Clean gutters — Improves drainage and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value ↑
• Both Clean gutters — Improves drainage and can increase both resale and rental value ↑

ⓘ 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

-21.4% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $55,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $55,000 REALCOMP
• 2025-09-27 Listed $70,000 REALCOMP
• 2025-09-26 Listed $70,000 MiRealSource-MiMLS