26500 Greenleaf St · Roseville, MI 48066

$129,900

2 bd · 1.0 ba · 761 sqft · SingleFamily public records · 15 Days on market

Built 1940 6,098 sqft lot $171/sqft · 15% below area Est $153k · 15% 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 +20.1/30.0
• ARV discount +14.3/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• 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

Great home with many recent updates. Newer kitchen with butcher block cabinets. Huge remodeled bathroom. Nice open area upon entering the this nice vinyl sided ranch. Laminate floors, vinyl windows and more.

Key facts

• 6,098 sq ft lot
• Built 1940
• Listed 15 days

Property features AI

Finance

• Other: Located in subdivision ROSEVILLE FARMS #7; Cross streets: Gratiot and Frazho
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Crawl space foundation; Built area of 761 (above grade)
• Exterior features: Front porch; Yard shed(s)

Interior

• Kitchen: Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Refrigerator
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (1.5% below list).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.0% in Roseville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $898 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 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.99% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $153,153
• List price: $129,900
• Delta: -15.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26500 Greenleaf St	0.00mi	2/1.0	761 (0%)	0mo	$127,000	$167	100
25680 Dodge St	0.65mi	2/1.0	762 (+0%)	4mo	$90,000	$118	66
17705 Longfellow St	0.52mi	3/1.0 (+1)	720 (-5%)	3mo	$30,000	$42	59
25171 Lawn St	0.68mi	2/1.0	704 (-8%)	6mo	$125,000	$178	50
17253 Lowell St	0.73mi	2/1.0	700 (-8%)	10mo	$105,000	$150	44
17405 Tennyson St	0.64mi	2/1.0	688 (-10%)	12mo	$115,000	$167	44
17383 Tennyson St	0.64mi	2/1.0	688 (-10%)	12mo	$122,500	$178	44
25324 Blair St	0.59mi	2/1.0	873 (+15%)	5mo	$55,000	$63	44
17252 Lowell St	0.71mi	2/1.0	800 (+5%)	24mo	$106,500	$133	39
26410 Blumfield St	0.46mi	3/1.0 (+1)	852 (+12%)	19mo	$149,900	$176	38
17631 Roseville Blvd	0.63mi	3/1.0 (+1)	873 (+15%)	7mo	$130,000	$149	35

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-14,073
• Equity at exit: $19,369

10-year hold

• IRR: -5.7%
• Equity multiple: 0.67×
• Total profit: $-11,840
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$681
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $161

Break-even live

Break-even rent $1,076

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17455 Wildwood St Roseville, MI	1.0	1.0	800	$975	$1.22	24d	1	0.19mi
16944 E 11 Mile Rd Unit C2 Roseville, MI	2.0	1.0	900	$1,295	$1.44	24d	1	0.26mi
26291 Pinehurst St Unit 291c Roseville, MI	1.0	1.0	800	$1,025	$1.28	44d	1	0.26mi
26251 Pinehurst St Unit 251d Roseville, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.27mi
26221 Pinehurst St Roseville, MI	2.0	1.0	1000	$1,200	$1.20	2d	1	0.27mi
16840 E Eleven Mile Rd Unit 103 Roseville, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.30mi
16840 E 11 Mile Rd Unit 109 Roseville, MI	2.0	1.0	900	$1,400	$1.56	44d	1	0.30mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	22d	3	0.30mi
16840 E Eleven Mile Rd Unit 104 Roseville, MI	2.0	1.0	900	$1,200	$1.33	44d	1	0.30mi
16840 E Eleven Mile Rd Roseville, MI	2.0	1.0	900	$1,300	$1.44	24d	3	0.30mi
17491 Allen St Unit 17491 Allen Roseville, MI	1.0	1.0	900	$1,050	$1.17	4d	1	0.40mi
17392 Tennyson St Roseville, MI	3.0	1.0	900	$1,649	$1.83	2d	1	0.61mi
27415 Gratiot Ave Unit 1 Roseville, MI	1.0	1.0	1050	$1,250	$1.19	18d	1	0.61mi
17639 Oakdale St Roseville, MI	2.0	1.0	812	$1,200	$1.48	44d	1	0.63mi
26511 Grandmont St Roseville, MI	3.0	1.0	960	$1,495	$1.56	4d	1	0.68mi
17405 Ivanhoe St Roseville, MI	3.0	1.0	969	$1,600	$1.65	44d	1	0.69mi
26536 Kathy St Roseville, MI	3.0	1.0	1000	$1,499	$1.50	24d	1	0.76mi
27241 Woodmont St Roseville, MI	3.0	1.0	924	$1,550	$1.68	2d	1	0.83mi
18308 Mesle St Unit 1032362P Roseville, MI	1.0	1.0	742	$3,072	$4.14	5d	1	0.84mi
26153 Nagel St Roseville, MI	3.0	1.0	924	$1,500	$1.62	15d	1	0.86mi
18340 Mesle St Unit 1032351P Roseville, MI	1.0	1.0	742	$3,167	$4.27	10d	1	0.86mi
27850 Gratiot Ave Unit 1032354P Roseville, MI	1.0	1.0	742	$3,590	$4.84	2d	1	0.87mi
18355 Mesle St Unit 1032347P Roseville, MI	1.0	1.0	742	$3,878	$5.23	12d	1	0.88mi
18377 Sharon Ln Unit 1032361P Roseville, MI	1.0	1.0	742	$4,242	$5.72	44d	1	0.91mi
18377 Sharon Ln Unit 1032363P Roseville, MI	1.0	1.0	742	$4,015	$5.41	15d	1	0.91mi
18389 Sharon Ln Unit 1032350P Roseville, MI	1.0	1.0	742	$3,470	$4.68	17d	1	0.92mi
18365 Sharon Ln Unit 1032367P Roseville, MI	1.0	1.0	796	$3,573	$4.49	15d	1	0.93mi
18423 Sharon Ln Unit 1032349P Roseville, MI	1.0	1.0	742	$3,210	$4.33	2d	1	0.93mi
18423 Sharon Ln Unit 1032353P Roseville, MI	1.0	1.0	742	$3,458	$4.66	15d	1	0.94mi
18431 Sharon Ln Unit 1032346P Roseville, MI	1.0	1.0	742	$3,695	$4.98	15d	1	0.94mi
18443 Sharon Ln Unit 1032345P Roseville, MI	1.0	1.0	742	$3,286	$4.43	2d	1	0.94mi
18447 Sharon Ln Unit 1032337P Roseville, MI	1.0	1.0	742	$3,468	$4.67	17d	1	0.95mi
18459 Sharon Ln Unit 1032344P Roseville, MI	1.0	1.0	742	$3,035	$4.09	12d	1	0.95mi
18451 Sharon Ln Unit 1032334P Roseville, MI	1.0	1.0	742	$3,932	$5.30	15d	1	0.95mi
18635 Meier St Unit : Back Roseville, MI	2.0	1.0	900	$1,100	$1.22	24d	1	0.99mi
28368 Rosemont St Roseville, MI	2.0	1.0	696	$1,500	$2.16	22d	1	1.00mi
26711 Lehner St Roseville, MI	3.0	1.0	960	$1,575	$1.64	24d	1	1.02mi
27067 Lawnwood St Roseville, MI	3.0	1.0	960	$1,500	$1.56	44d	1	1.03mi
25184 Wiseman St Roseville, MI	3.0	1.0	895	$1,750	$1.96	22d	1	1.14mi
25184 Wiseman St Roseville, MI	3.0	1.0	1000	$1,750	$1.75	4d	1	1.14mi

Listing history 6 events

1. 2026-05-11
   historical Active Under Contract 207-char remark

   Show marketing remark (207 chars)

   Great home with many recent updates. Newer kitchen with butcher block cabinets. Huge remodeled bathroom. Nice open area upon entering the this nice vinyl sided ranch. Laminate floors, vinyl windows and more.

2. 2026-05-11
   historical Accepting Backup Offers 207-char remark

   Show marketing remark (207 chars)

   Great home with many recent updates. Newer kitchen with butcher block cabinets. Huge remodeled bathroom. Nice open area upon entering the this nice vinyl sided ranch. Laminate floors, vinyl windows and more.

3. 2026-05-06
   listed $129,900 Active 207-char remark

   Show marketing remark (207 chars)

   Great home with many recent updates. Newer kitchen with butcher block cabinets. Huge remodeled bathroom. Nice open area upon entering the this nice vinyl sided ranch. Laminate floors, vinyl windows and more.

4. 2026-05-06
   listed $129,900 Active 207-char remark

   Show marketing remark (207 chars)

   Great home with many recent updates. Newer kitchen with butcher block cabinets. Huge remodeled bathroom. Nice open area upon entering the this nice vinyl sided ranch. Laminate floors, vinyl windows and more.

5. 2026-02-02
   soldstatus $59,000
6. 2000-08-30
   soldstatus $31,500

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,688 · $141/mo
• Expected delta: +$312/yr (+$26/mo · 22.7%)

ⓘ 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: $15,359
• − Mortgage interest: −$7,276
• − Property taxes: −$1,376
• − Insurance: −$650
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,779
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,977/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

+303.2% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) $127,000 REALCOMP
• 2026-06-12 Sold (MLS) $127,000 MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-05-06 Listed $129,900 REALCOMP
• 2026-05-06 Listed $129,900 MiRealSource-MiMLS
• 2026-02-02 Sold (Public Records) $59,000 Public Records
• 2000-08-30 Sold (Public Records) $31,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,376 · +4.0% YoY. Source: county tax records.