1875 Michigan Ave Unit 6 E · Marysville, MI 48040

$64,900

1 bd · 1.0 ba · 654 sqft · Condo · 7 Days on market

Built 1977 Good condition $220/mo HOA · 23% of rent

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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 +20.4/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for home ownership or a low maintenance rental investment. This 2nd floor, one bedroom/one bath condo unit, features updated paint, waterproof vinyl plank flooring, air conditioning (wall mounted), ceiling fans, light fixtures, kitchen appliances, garbage disposal and commode. The monthly HOA fee of $220. includes heat, water/sewer, trash removal, snow removal and all exterior maintenance of the building, landscaping and common areas. On-sight coin operated washers and dryers are located in the basement for resident’s use. Assigned parking includes a carport and one additional space. Close to all amenities - healthcare, shopping, commuting, golf courses, Marysville p

Key facts

• Air conditioning
• Kitchen appliances
• Garbage disposal

Tags

• UPDATED PAINT
• AIR CONDITIONING
• CEILING FANS
• KITCHEN APPLIANCES
• GARBAGE DISPOSAL
• ASSIGNED PARKING

Property features AI

Finance

• Other: Zoned multi-family/residential; City/County roads; Not in a floodplain
• HOA & community: Association: Wildwood Condominiums; Monthly association fee of $220; Association fee includes lawn maintenance, snow removal, trash removal, water/sewer, exterior maintenance, and heating; Community amenities include grounds maintenance, laundry facility, sidewalks, and street lights; Pets are not allowed

Exterior

• Parking: Carport; Covered parking for 1 vehicle
• Utilities: Public water; Public sanitary sewer; Electric heat/fuel; Electric water heater
• Home design: Condominium; Condo/ranch unit on second floor or above; Built in 1977; Unit/Building number: 6 E
• Construction: Basement foundation (common, full, block)
• Exterior features: Brick and vinyl siding exterior; Sidewalks; Street lights; Located within city limits; Road frontage

Interior

• Kitchen: Range/oven; Refrigerator; Disposal
• Bedrooms: Primary bedroom on the second floor (approx. 14 x 12)
• Bathrooms: One full bathroom; Bathroom floor: vinyl
• Heating & cooling: Baseboard heating; Wall/window air conditioning; Electric water heater
• Interior features: Cable/internet available; Living room
• Laundry & utility: Has basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $65k).
• Cap rate 7.8% vs local median 4.3% 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: 85 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-5,022
• Equity at exit: $9,677

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $3,117
• Equity at exit: $5,611

Cash invested: $18,172 (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 48040

• Home prices YoY: -34.4%
• Active inventory: 85
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$220
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $84

Break-even live

Break-even rent $846

Max offer price $64,900

Occupancy floor 86%

Sensitivity live

Price	-10% $129	-5% $106	+0% $84	+5% $61	+10% $39
Rent	-10% $9	-5% $46	+0% $84	+5% $122	+10% $159
Rate	-1.0pp $117	-0.5pp $100	base $84	+0.5pp $67	+1.0pp $50

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Michigan Ave Unit 6 Marysville, MI	1.0	1.0	654	$950	$1.45	6d	1	0.16mi
1490 Aspen Dr Marysville, MI	2.0	1.0–2.0	576	$970	$1.68	0d	7	0.99mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: watersewertrashlandscapingsnow removalexterior maint.parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-05-22
   listed $64,900 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $11,429
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$914
• − Management: −$914
• − HOA: −$2,640
• − Depreciation: −$1,888
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $974/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 · 14 photos

Good 80/100 Cosmetic rehab

This 2nd floor, one-bedroom/one-bath condo unit is in good condition with updated appliances and flooring. It's a low-maintenance rental investment with a good return on investment.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability
• Both HVAC maintenance and tune-up — Ensures efficient heating and cooling, reducing energy costs and improving comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability ↑
• Both HVAC maintenance and tune-up — Ensures efficient heating and cooling, reducing energy costs and improving comfort ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-22 Listed $64,900 MiRealSource-MiMLS