418 E Arbor St E · Marcellus, MI 49067

$59,900

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 4 Days on market

Built 1910 8,729 sqft lot Est $60k · at est.

---

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 +7.7/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming opportunity in the heart of Marcellus! 418 E Arbor offers small-town living with plenty of potential to make it your own. This cozy home features a manageable layout, 2Bedroom, 1Bathroom positioned on a spacious yard, and a convenient location close to schools, parks, and local amenities. Detached garage has some roof damage. Whether you're looking for a starter home, rental investment, or a project property with upside potential, this property is full of possibilities. Listing makes a great candidate for FHA or VA renovation financing.

Key facts

• Spacious yard
• Close to parks
• Close to schools

Tags

• SPACIOUS YARD
• CONVENIENT LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• LOCAL AMENITIES
• DETACHED GARAGE

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residential; Other architectural style; Built in 1910
• Construction: Aluminum siding
• Exterior features: Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Four total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($906 rent vs $60k).

Location & tenants

• Location reads 73/100 on livability (#202 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Marcellus Community Schools (rural): math 25% / reading 38% proficiency, ranked #332 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cass 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 + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1910 — 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. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $60,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 E Arbor St E	0.00mi	2/1.0	620 (0%)	1mo	$59,900	$97	100

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $11,933
• Equity at exit: $8,931

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $38,228
• Equity at exit: $5,179

Cash invested: $16,772 (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 49067

• Home prices YoY: -34.1%
• Active inventory: 39
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $340

Break-even live

Break-even rent $476

Max offer price $59,900

Occupancy floor 57%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-19
   listed $59,900 Active

   Show marketing remark (551 chars)

   Charming opportunity in the heart of Marcellus! 418 E Arbor offers small-town living with plenty of potential to make it your own. This cozy home features a manageable layout, 2Bedroom, 1Bathroom positioned on a spacious yard, and a convenient location close to schools, parks, and local amenities. Detached garage has some roof damage. Whether you're looking for a starter home, rental investment, or a project property with upside potential, this property is full of possibilities. Listing makes a great candidate for FHA or VA renovation financing.

2. 2026-05-19
   listed $59,900 Active 551-char remark

   Show marketing remark (551 chars)

   Charming opportunity in the heart of Marcellus! 418 E Arbor offers small-town living with plenty of potential to make it your own. This cozy home features a manageable layout, 2Bedroom, 1Bathroom positioned on a spacious yard, and a convenient location close to schools, parks, and local amenities. Detached garage has some roof damage. Whether you're looking for a starter home, rental investment, or a project property with upside potential, this property is full of possibilities. Listing makes a great candidate for FHA or VA renovation financing.

3. 2026-05-19
   listed $59,900 Active 551-char remark

   Show marketing remark (551 chars)

   Charming opportunity in the heart of Marcellus! 418 E Arbor offers small-town living with plenty of potential to make it your own. This cozy home features a manageable layout, 2Bedroom, 1Bathroom positioned on a spacious yard, and a convenient location close to schools, parks, and local amenities. Detached garage has some roof damage. Whether you're looking for a starter home, rental investment, or a project property with upside potential, this property is full of possibilities. Listing makes a great candidate for FHA or VA renovation financing.

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $683 · $57/mo
• Expected delta: +$239/yr (+$20/mo · 53.9%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,875
• − Mortgage interest: −$3,355
• − Property taxes: −$444
• − Insurance: −$300
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$1,743
• Taxable income: $3,294
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,288/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: Marcellus Community Schools
• NCES district ID: 2622740
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $49,318
• Composite: 27.33/100
• National rank: #6988
• State rank: #332 of 540 in MI

Livability — Marcellus

• Score: 73/100
• State rank: #202
• US rank: #5150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marcellus, MI
• Population (ZIP): 4,031

Population outlook (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Italian 4% Iranian 3%
• Foreign-born: 1% · China

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.32%
• Current HPI: 188.0562
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-05-19 Listed $59,900 REALCOMP
• 2026-05-19 Listed $59,900 MiRealSource-MiMLS
• 2026-05-19 Listed $59,900 SW Michigan MLS

Property tax history

-3.3%/yr

Latest (2025): $444 · -61.9% YoY. Source: county tax records.