847 Carolina Ave · Marysville, MI 48040

$292,000

4 bd · 2.0 ba · 1,967 sqft · SingleFamily · 23 Days on market

Built 1954 6,600 sqft lot Est $277k · 5% over

---

Why this score? — see what drove the F 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 +5.8/30.0
• ARV discount +5.1/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 847 Carolina in Marysville—a clean, well-maintained home with a bright, functional layout. Featuring newer updates throughout, there’s nothing to do but move in and start enjoying it. Additional lot is included 74-03-745-0009-000 The living spaces are inviting and flow seamlessly, while the kitchen offers plenty of room to cook and gather. Step outside to a spacious yard perfect for relaxing or entertaining. Located in a desirable neighborhood close to schools, parks, and everyday amenities—this is a great opportunity for a buyer looking for value and convenience. Schedule your showing today.

Key facts

• Spacious yard
• Close to parks
• Close to schools

Tags

• BRIGHT FUNCTIONAL LAYOUT
• NEWER UPDATES
• SPACIOUS YARD
• DESIRABLE NEIGHBORHOOD
• CLOSE TO SCHOOLS
• CLOSE TO PARKS

Property features AI

Finance

• Other: Subdivision: STEINBERS GREENBRIER SUB; Cross streets: 5th / Huron
• HOA & community: Homeowners association present

Exterior

• Parking: Detached assigned garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Patio; Porch; Paved road; Publicly maintained road; Lot dimensions approximately 60 x 110; Residential zoning

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wet bar; Concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-590 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (43.1% below list).
• Recommended offer: $166k (43.1% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Marysville Middle School (math 37% / reading 46%, grade F, #192 of 493 statewide, top 39%, 616 students, 35% FRL); Marysville High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 769 students, 30% FRL).
• Market conditions: 85 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 23 days — a 2% lower offer ($288k) 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.
• Current owner paid $180k; list at $292k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,173 (43.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.66%
• DSCR: 0.61
• GRM: 14.6

CMA / ARV

• ARV (on-the-fly): $277,347
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
847 Carolina Ave	0.00mi	4/2.0	1,967 (0%)	1mo	$277,000	$141	99
929 Georgia Ave	0.09mi	3/1.0 (-1)	1,965 (-0%)	6mo	$218,000	$111	82
1320 Georgia Ave	0.38mi	4/2.0	1,984 (+1%)	6mo	$300,000	$151	76
690 Montana St	0.36mi	3/2.0 (-1)	1,840 (-6%)	0mo	$285,000	$155	67
2138 Gratiot Blvd	0.22mi	4/2.0	2,258 (+15%)	2mo	$275,000	$122	63
744 5th St	0.60mi	3/2.0 (-1)	1,922 (-2%)	2mo	$352,000	$183	62
1352 Georgia Ave	0.46mi	3/2.0 (-1)	2,216 (+13%)	1mo	$280,000	$126	52
422 Colorado Ave	0.70mi	3/2.5 (-1)	1,848 (-6%)	5mo	$308,500	$167	46
825 Illinois St	0.71mi	3/2.0 (-1)	2,164 (+10%)	4mo	$230,000	$106	41
816 Virginia Ave	0.74mi	3/1.0 (-1)	2,122 (+8%)	5mo	$222,500	$105	39
240 Oregon Ave	0.74mi	3/2.0 (-1)	1,700 (-14%)	2mo	$415,000	$244	36
532 Michigan Ave	0.72mi	3/1.5 (-1)	2,243 (+14%)	2mo	$240,000	$107	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.6%
• Equity multiple: -0.04×
• Total profit: $-84,925
• Equity at exit: $43,538

10-year hold

• IRR: -35.9%
• Equity multiple: -0.50×
• Total profit: $-122,506
• Equity at exit: $25,247

Cash invested: $81,760 (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: 85
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$1,531
• Tax from tax record: −$250 /mo · $2,995/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-590

Break-even live

Break-even rent $2,408

Max offer price $187,815

Occupancy floor —

Sensitivity live

Price	-10% $-424	-5% $-507	+0% $-590	+5% $-672	+10% $-755
Rent	-10% $-721	-5% $-655	+0% $-590	+5% $-524	+10% $-458
Rate	-1.0pp $-443	-0.5pp $-516	base $-590	+0.5pp $-665	+1.0pp $-742

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-05
   status Pending

   Show marketing remark (629 chars)

   Welcome to 847 Carolina in Marysville—a clean, well-maintained home with a bright, functional layout. Featuring newer updates throughout, there’s nothing to do but move in and start enjoying it. Additional lot is included 74-03-745-0009-000 The living spaces are inviting and flow seamlessly, while the kitchen offers plenty of room to cook and gather. Step outside to a spacious yard perfect for relaxing or entertaining. Located in a desirable neighborhood close to schools, parks, and everyday amenities—this is a great opportunity for a buyer looking for value and convenience. Schedule your showing today.

2. 2026-05-05
   status Pending 629-char remark

   Show marketing remark (629 chars)

   Welcome to 847 Carolina in Marysville—a clean, well-maintained home with a bright, functional layout. Featuring newer updates throughout, there’s nothing to do but move in and start enjoying it. Additional lot is included 74-03-745-0009-000 The living spaces are inviting and flow seamlessly, while the kitchen offers plenty of room to cook and gather. Step outside to a spacious yard perfect for relaxing or entertaining. Located in a desirable neighborhood close to schools, parks, and everyday amenities—this is a great opportunity for a buyer looking for value and convenience. Schedule your showing today.

3. 2026-04-16
   historical Active Under Contract

   Show marketing remark (629 chars)

   Welcome to 847 Carolina in Marysville—a clean, well-maintained home with a bright, functional layout. Featuring newer updates throughout, there’s nothing to do but move in and start enjoying it. Additional lot is included 74-03-745-0009-000 The living spaces are inviting and flow seamlessly, while the kitchen offers plenty of room to cook and gather. Step outside to a spacious yard perfect for relaxing or entertaining. Located in a desirable neighborhood close to schools, parks, and everyday amenities—this is a great opportunity for a buyer looking for value and convenience. Schedule your showing today.

4. 2026-04-16
   historical Accepting Backup Offers 629-char remark

   Show marketing remark (629 chars)

   Welcome to 847 Carolina in Marysville—a clean, well-maintained home with a bright, functional layout. Featuring newer updates throughout, there’s nothing to do but move in and start enjoying it. Additional lot is included 74-03-745-0009-000 The living spaces are inviting and flow seamlessly, while the kitchen offers plenty of room to cook and gather. Step outside to a spacious yard perfect for relaxing or entertaining. Located in a desirable neighborhood close to schools, parks, and everyday amenities—this is a great opportunity for a buyer looking for value and convenience. Schedule your showing today.

5. 2026-04-12
   listed $292,000 Active
6. 2026-04-11
   listed $292,000 Active 629-char remark

   Show marketing remark (629 chars)

   Welcome to 847 Carolina in Marysville—a clean, well-maintained home with a bright, functional layout. Featuring newer updates throughout, there’s nothing to do but move in and start enjoying it. Additional lot is included 74-03-745-0009-000 The living spaces are inviting and flow seamlessly, while the kitchen offers plenty of room to cook and gather. Step outside to a spacious yard perfect for relaxing or entertaining. Located in a desirable neighborhood close to schools, parks, and everyday amenities—this is a great opportunity for a buyer looking for value and convenience. Schedule your showing today.

7. 2025-04-11
   soldstatus $180,000

ⓘ 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: $2,995 · $250/mo
• Projected year-2 tax: $3,746 · $312/mo
• Expected delta: +$751/yr (+$63/mo · 25.1%)

ⓘ 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: $19,941
• − Mortgage interest: −$16,357
• − Property taxes: −$2,995
• − Insurance: −$1,460
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$8,495
• Taxable loss: −$12,556
• Est. tax savings @ 24.0%: +$3,013
• After-tax cash flow: $-4,064/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

+62.2% since first listed

7 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-04-16 Contingent — REALCOMP
• 2026-04-16 Contingent — MiRealSource-MiMLS
• 2026-04-12 Listed $292,000 REALCOMP
• 2026-04-11 Listed $292,000 MiRealSource-MiMLS
• 2025-04-11 Sold (Public Records) $180,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,995 · +3.9% YoY. Source: county tax records.