174 Meadow Ln · Marysville, MI 48060

$89,900

3 bd · 2.0 ba · 1,768 sqft · SingleFamily · 48 Days on market

Built 1999 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 2 Full Bath Home, Spacious Master Suite with Walk in Closet and Bath with Double Sinks and Whirlpool Tub. Two Additional Bedrooms are Large and Both Have Walk in Closets. Convenient Utility Room with Laundry and Large Coat/Storage Closet. Bright Sunny Modern Kitchen with Lots of Cabinets and Pantry Space Opens to Expansive Family Room with Beautiful Stone Fireplace. All Appliances Including Built in Dishwasher, Energy Efficient 2 X 6 Construction with Extra Insulation, New Windows in 2020, New Roof in 2021, New Water Heater in 2023, Furnace and Central Air Unit are about 12 Years Old, Deck Built in 2021 Overloooks Large Yard, Matching 10 X 10 Shed and Parking For 3 Cars. City Wate

Key facts

• Double sinks
• Whirlpool tub
• Walk in closet

Tags

• SPACIOUS MASTER SUITE
• WALK IN CLOSET
• DOUBLE SINKS
• WHIRLPOOL TUB
• CONVENIENT UTILITY ROOM
• LARGE COAT STORAGE CLOSET

Property features AI

Finance

• Other: Pets allowed (cats and dogs permitted)
• HOA & community: Homeowners association with monthly fee; HOA covers snow removal and trash; Community playground; Street lights

Exterior

• Parking: Assigned parking
• Security: Community security
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Shed(s); Private maintained road; Private road frontage; Residential zoning

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator
• Bedrooms: Total of 3 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: High-speed internet available; Walk-in closet(s); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 4.6% in Marysville — 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 78/100 on livability (#114 in MI, #2,700 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, employment D+, health & safety D.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Middle School (math 14% / reading 30%, grade F, #408 of 493 statewide, top 84%, 629 students, 72% FRL); Port Huron High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 1,100 students, 69% FRL) — zoned schools average 70% FRL vs 47% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($53k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.71% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $247,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Meadow Ln	0.02mi	4/2.0 (+1)	1,716 (-3%)	13mo	$66,000	$38	78
87 Connecticut Ave	0.48mi	2/1.0 (-1)	1,728 (-2%)	1mo	$195,500	$113	64
1114 Minnesota Rd	0.14mi	4/2.0 (+1)	1,634 (-8%)	17mo	$185,000	$113	62
132 Saint Clair Blvd	0.61mi	3/2.5	1,720 (-3%)	8mo	$260,000	$151	58
1197 Quain Ln	0.38mi	4/2.0 (+1)	1,860 (+5%)	16mo	$216,000	$116	55
146 Meadow Ln	0.04mi	4/2.0 (+1)	2,016 (+14%)	19mo	$65,000	$32	54
70 Carolina St	0.50mi	4/1.5 (+1)	1,730 (-2%)	16mo	$195,000	$113	53
120 Capitol Dr	0.53mi	3/2.5	1,676 (-5%)	19mo	$367,000	$219	49
1423 Minnesota Rd	0.55mi	3/2.0	1,613 (-9%)	21mo	$226,000	$140	42
137 Rella Rae Ave	0.62mi	3/2.5	1,895 (+7%)	21mo	$405,000	$214	40
211 Connecticut Ave	0.70mi	4/2.0 (+1)	1,635 (-8%)	19mo	$250,000	$153	34
60 Carolina	0.48mi	3/1.0	1,512 (-14%)	19mo	$252,000	$167	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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 1.96×
• Total profit: $24,209
• Equity at exit: $13,404

10-year hold

• IRR: 31.6%
• Equity multiple: 3.93×
• Total profit: $73,798
• Equity at exit: $7,773

Cash invested: $25,172 (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 48060

• Rents YoY: 3.6%
• Active inventory: 224
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $594

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $656	-5% $625	+0% $594	+5% $562	+10% $531
Rent	-10% $472	-5% $533	+0% $594	+5% $654	+10% $715
Rate	-1.0pp $639	-0.5pp $616	base $594	+0.5pp $570	+1.0pp $547

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3991 Brookstone Pl Port Huron, MI	1.0–3.0	1.0–2.0	980	$1,560	$1.59	0d	10	0.52mi

Listing history 20 events

1. 2026-06-21
   days on market $89,900 Active 48 DOM
2. 2026-06-18
   days on market $89,900 Active 45 DOM
3. 2026-06-17
   days on market $89,900 Active 44 DOM
4. 2026-06-16
   days on market $89,900 Active 43 DOM
5. 2026-06-15
   days on market $89,900 Active 42 DOM
6. 2026-06-13
   days on market $89,900 Active 40 DOM
7. 2026-06-13
   days on market $89,900 Active 39 DOM
8. 2026-06-09
   days on market $89,900 Active 36 DOM
9. 2026-06-08
   days on market $89,900 Active 35 DOM
10. 2026-06-07
    days on market $89,900 Active 34 DOM
11. 2026-06-04
    days on market $89,900 Active 31 DOM
12. 2026-06-03
    days on market $89,900 Active 30 DOM
13. 2026-06-02
    days on market $89,900 Active 29 DOM
14. 2026-06-01
    days on market $89,900 Active 28 DOM
15. 2026-05-31
    days on market $89,900 Active 27 DOM
16. 2026-05-04
    historical
17. 2026-05-04
    listed $89,900 Active
18. 2026-05-04
    listed $89,900 Active
19. 2025-10-29
    listed $89,900 Active
20. 2025-10-29
    listed $89,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,453
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$2,615
• Taxable income: $6,052
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,670/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 80/100 Cosmetic rehab

This home is in good condition with recent updates, making it a good investment for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and protects the home.
• Rental Clean gutters — Keeps the home in good condition and prevents water damage.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and protects the home. ↑
• Rental Clean gutters — Keeps the home in good condition and prevents water damage. ↑

ⓘ 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: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 of 540 in MI

Livability — Marysville

• Score: 78/100
• State rank: #114
• US rank: #2700

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment D+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saint Clair County · 44,760 people
• City population: 9,942
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,342
• Household income: $53,018
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1808.0

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -134.75%
• Current HPI: 177.2401
• Rent YoY: ▲ 3.61%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-04 Listed $89,900 REALCOMP
• 2026-05-04 Listed $89,900 MiRealSource-MiMLS
• 2026-05-04 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Listed $89,900 REALCOMP
• 2025-10-29 Listed $89,900 MiRealSource-MiMLS