1413 Minnesota Ave · Marysville, MI 48040

$209,900

3 bd · 1.5 ba · 1,426 sqft · SingleFamily · 2 Days on market

Built 1951 7,405 sqft lot Est $245k · 14% under

---

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 +24.7/30.0
• ARV discount +14.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this adorable 3-bedroom, 1.5-bath ranch located in a great Marysville neighborhood, close to schools and everyday conveniences. This charming home offers wonderful curb appeal and a warm, inviting atmosphere from the moment you arrive. Inside, you'll find plenty of space to enjoy with both a comfortable living room and a spacious family room, providing flexibility for entertaining, relaxing, or family gatherings. Step outside to the adorable backyard, perfect for enjoying quiet mornings, summer barbecues, or evenings around a fire pit. With its desirable location, functional floor plan, and charming outdoor space, this home is one you won't want to miss!

Key facts

• Adorable backyard
• Spacious family room
• 7,405 sq ft lot

Tags

• ADORABLE BACKYARD
• COMFORTABLE LIVING ROOM
• SPACIOUS FAMILY ROOM

Property features AI

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sanitary sewer; Natural gas; Electric service (standard)
• Home design: Residential single-story home; Built in 1951
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Patio; Porch; Shed; Property within city limits; Walking distance to school; Road frontage

Interior

• Kitchen: Eat-in kitchen (10 x 9); Range/Oven; Refrigerator; Dishwasher
• Bedrooms: First-floor bedroom (12 x 12) — carpet; First-floor bedroom (9 x 9) — carpet; First-floor bedroom (approx. 11 wide) — vinyl
• Flooring: Carpet in some bedrooms; Vinyl in other bedroom, living room, dining room, kitchen and lavatory
• Bathrooms: One main floor full bathroom (approx. 7 x 4); One first-floor lavatory (approx. 5 x 3)
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heat
• Interior features: Family room; Living room; Eat-in kitchen; First-floor lavatory; Main floor full bathroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.8% vs local median 4.8% 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.
• Marysville Public Schools (suburban): math 42% / reading 53% proficiency, ranked #115 of 540 in MI (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y ago 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.
• Current owner paid $115k; list at $210k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,900

Questions for the listing agent

1. Built in 1951 — 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 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: 1.09% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $245,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1521 Georgia Ave	0.20mi	3/3.0	1,376 (-4%)	0mo	$415,000	$302	78
1504 Colorado St	0.13mi	3/1.5	1,520 (+7%)	8mo	$145,000	$95	76
1363 Wisconsin Ave	0.12mi	2/2.0 (-1)	1,274 (-11%)	2mo	$200,000	$157	68
936 Colorado St	0.55mi	3/1.5	1,381 (-3%)	11mo	$130,000	$94	60
1561 Pennsylvania Ave	0.46mi	3/1.0	1,289 (-10%)	1mo	$235,000	$182	60
1718 New Hampshire Ave	0.53mi	3/2.0	1,496 (+5%)	7mo	$250,000	$167	60
802 Colorado St	0.62mi	3/1.0	1,449 (+2%)	12mo	$222,000	$153	57
688 New Hampshire Ave	0.74mi	4/2.0 (+1)	1,435 (+1%)	1mo	$305,000	$213	57
917 Carolina	0.41mi	3/1.0	1,250 (-12%)	5mo	$215,000	$172	54
1260 18th St	0.58mi	3/2.0	1,350 (-5%)	10mo	$344,900	$255	54
711 Georgia Ave	0.70mi	3/1.0	1,235 (-13%)	6mo	$220,000	$178	38
850 Montana St	0.68mi	3/1.5	1,631 (+14%)	12mo	$280,000	$172	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-5,965
• Equity at exit: $31,297

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $30,879
• Equity at exit: $18,148

Cash invested: $58,772 (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 48040

• Home prices YoY: -34.4%
• Active inventory: 84
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,291 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $441

Break-even live

Break-even rent $1,733

Max offer price $209,900

Occupancy floor 76%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-07
   statusdays on marketlisting id $209,900 Pending 2 DOM
2. 2026-06-04
   remarks 673-char remark

   Show marketing remark (673 chars)

   Welcome to this adorable 3-bedroom, 1.5-bath ranch located in a great Marysville neighborhood, close to schools and everyday conveniences. This charming home offers wonderful curb appeal and a warm, inviting atmosphere from the moment you arrive. Inside, you'll find plenty of space to enjoy with both a comfortable living room and a spacious family room, providing flexibility for entertaining, relaxing, or family gatherings. Step outside to the adorable backyard, perfect for enjoying quiet mornings, summer barbecues, or evenings around a fire pit. With its desirable location, functional floor plan, and charming outdoor space, this home is one you won't want to miss!

3. 2026-06-04
   listed $209,900 Active 1 DOM

   Show marketing remark (673 chars)

   Welcome to this adorable 3-bedroom, 1.5-bath ranch located in a great Marysville neighborhood, close to schools and everyday conveniences. This charming home offers wonderful curb appeal and a warm, inviting atmosphere from the moment you arrive. Inside, you'll find plenty of space to enjoy with both a comfortable living room and a spacious family room, providing flexibility for entertaining, relaxing, or family gatherings. Step outside to the adorable backyard, perfect for enjoying quiet mornings, summer barbecues, or evenings around a fire pit. With its desirable location, functional floor plan, and charming outdoor space, this home is one you won't want to miss!

ⓘ 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: $2,174 · $181/mo
• Projected year-2 tax: $2,703 · $225/mo
• Expected delta: +$529/yr (+$44/mo · 24.3%)

ⓘ 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 · 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: $27,493
• − Mortgage interest: −$11,758
• − Property taxes: −$2,174
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$6,106
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $4,806/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: Marysville Public Schools
• NCES district ID: 2623040
• Math proficiency: 42% ▼ -14.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $58,817
• Composite: 41.51/100
• National rank: #3454
• State rank: #115 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

• Census place: Marysville, MI
• City population: 9,942
• Population (ZIP): 9,942

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 1% Asian 1% Black 1%
• Common ancestry: Romanian 11% Iranian 6% Lithuanian 5%
• Foreign-born: 2% · Canada, Philippines
• Languages at home: 98% English-only · Other Asian/Pacific 1%

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: ▼ -98.64%
• Current HPI: 188.3932
• 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

+82.7% since first listed

4 events — show timeline

• 2026-06-04 Listed $209,900 REALCOMP
• 2026-06-04 Listed $209,900 MiRealSource-MiMLS
• 2000-11-17 Sold (MLS) $114,900 REALCOMP
• 2000-09-27 Listed $114,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $2,174 · +4.2% YoY. Source: county tax records.