44080 Marlson Ave · Novi, MI 48375

$365,900

4 bd · 3.0 ba · 2,252 sqft · SingleFamily · 23 Days on market

Built 1959 Est $473k · 23% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Schools +6.5/10.0
• Livability +4.3/5.0
• DSCR +3.1/10.0
• Rent growth +2.9/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hidden Gem in Novi & acirc; & euro; & ldquo; Huge Equity Opportunity! 44080 Marlson Ave, Novi, MI 48375 4 Bed | 2.5 Bath | 2,252 Sq Ft | 0.46 Acres Top-Rated Novi Schools Only $371,900 | ARV: $523K+ Bring your vision and unlock BIG equity! This rare mid-century split-level sits on nearly half an acre of wooded privacy at the end of a quiet dead-end street in one of Novi & acirc; & euro; & trade; s most sought-after neighborhoods. Solid bones & amp; updated mechanicals (New Furnace & amp; A/C - 2021) mean you can focus on cosmetic updates to create your dream home & acirc; & euro; & rdquo; or a killer flip. Features: * 2,252 sqft of flexible l

Key facts

• Walk-out lower level
• Large eat-in kitchen
• Wooded privacy

Tags

• MID-CENTURY SPLIT-LEVEL
• WOODED PRIVACY
• QUIET DEAD-END STREET
• FLEXIBLE LIVING SPACE
• LARGE EAT-IN KITCHEN
• WALK-OUT LOWER LEVEL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $366k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (24.2% below list).
• Recommended offer: $277k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Novi — 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 86/100 on livability (#20 in MI, #377 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F.
• Novi Community School District (urban): math 73% / reading 72% proficiency, ranked #7 of 540 in MI (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.7%/yr); 134 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $127k; list at $366k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $277,331 (24.2% 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 1959 — 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 A-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: 0.76% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $472,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25929 Clark St	0.33mi	4/3.0	2,341 (+4%)	1mo	$515,000	$220	77
25935 Junction	0.27mi	4/2.5	2,284 (+1%)	9mo	$500,000	$219	75
44420 Wright Way	0.30mi	3/2.5 (-1)	2,324 (+3%)	1mo	$469,000	$202	73
25979 Petros Blvd	0.51mi	4/2.5	2,216 (-2%)	1mo	$517,000	$233	71
45225 Yorkshire Dr	0.55mi	4/2.5	2,260 (+0%)	6mo	$475,000	$210	67
24738 Christina Ln	0.41mi	4/2.5	2,166 (-4%)	7mo	$450,000	$208	66
24869 Christina Ln	0.38mi	3/2.5 (-1)	2,389 (+6%)	1mo	$490,000	$205	64
24529 Christina Ln	0.53mi	4/2.5	2,509 (+11%)	6mo	$447,000	$178	49
24895 Christina Ln	0.37mi	4/2.5	1,916 (-15%)	9mo	$432,200	$226	48
45273 Jacob Dr	0.67mi	4/2.5	2,428 (+8%)	8mo	$675,000	$278	47
24801 Jamestowne Rd	0.61mi	4/2.5	2,476 (+10%)	8mo	$485,000	$196	46
44976 Yorkshire Dr	0.70mi	3/2.5 (-1)	2,542 (+13%)	8mo	$435,000	$171	33

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 · 1.68% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-73,571
• Equity at exit: $54,557

10-year hold

• IRR: -17.4%
• Equity multiple: 0.10×
• Total profit: $-92,475
• Equity at exit: $31,636

Cash invested: $102,452 (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 48375

• Rents YoY: 1.7%
• Active inventory: 134
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,773 high
• Mortgage (P&I): −$1,919
• Tax from tax record: −$286 /mo · $3,429/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-166

Break-even live

Break-even rent $2,984

Max offer price $336,554

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-63	+0% $-166	+5% $-270	+10% $-373
Rent	-10% $-385	-5% $-276	+0% $-166	+5% $-57	+10% $53
Rate	-1.0pp $18	-0.5pp $-73	base $-166	+0.5pp $-261	+1.0pp $-357

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: $91,475
• Closing costs: $10,977
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44820 Yorkshire Dr Novi, MI	3.0	2.5	2019	$2,700	$1.34	25d	1	0.76mi
42932 Cardinal Way Novi, MI	3.0	3.5	2730	$3,800	$1.39	0d	1	0.98mi
45455 Andes Hills Ct Novi, MI	3.0	3.0	2400	$2,900	$1.21	44d	1	1.01mi
41670 Tera Ln Novi, MI	3.0	2.0	1794	$1,700	$0.95	45d	1	1.03mi
25588 Portico Ln Novi, MI	3.0	2.5	1838	$2,700	$1.47	44d	1	1.06mi
43355 Cliffside Ct Novi, MI	1.0–3.0	1.0–3.0	1690	$3,845	$2.28	0d	1	1.11mi

Listing history 34 events

1. 2026-06-18
   days on market $365,900 Active 23 DOM
2. 2026-06-17
   pricedays on market $365,900 Active 22 DOM
3. 2026-06-16
   days on market $367,900 Active 21 DOM
4. 2026-06-15
   days on market $367,900 Active 20 DOM
5. 2026-06-13
   days on market $367,900 Active 18 DOM
6. 2026-06-13
   days on market $367,900 Active 17 DOM
7. 2026-06-09
   days on market $367,900 Active 14 DOM
8. 2026-06-08
   days on market $367,900 Active 13 DOM
9. 2026-06-07
   days on market $367,900 Active 12 DOM
10. 2026-06-04
    days on market $367,900 Active 9 DOM
11. 2026-06-03
    days on market $367,900 Active 8 DOM
12. 2026-06-02
    days on market $367,900 Active 7 DOM
13. 2026-06-01
    days on market $367,900 Active 6 DOM
14. 2026-05-31
    days on market $367,900 Active 5 DOM
15. 2026-05-26
    listed $367,900 Active
16. 2025-08-05
    historical
17. 2025-08-05
    historical
18. 2025-07-30
    price $385,000
19. 2025-07-29
    price $385,000
20. 2025-07-09
    listed $400,000 Active
21. 2025-07-09
    listed $400,000 Active
22. 2025-07-08
    historical
23. 2025-07-01
    historical
24. 2025-07-01
    historical
25. 2025-06-11
    price $425,000
26. 2025-06-11
    price $425,000
27. 2025-04-17
    status Active
28. 2025-04-17
    historical
29. 2025-04-03
    price $450,000
30. 2025-04-02
    price $450,000
31. 2024-12-27
    listed $475,000 Active
32. 2024-12-27
    listed $475,000 Active
33. 2024-12-23
    historical
34. 1994-05-31
    soldstatus $127,000

ⓘ 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: $3,429 · $286/mo
• Projected year-2 tax: $4,532 · $378/mo
• Expected delta: +$1,103/yr (+$92/mo · 32.2%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,280
• − Mortgage interest: −$20,496
• − Property taxes: −$3,429
• − Insurance: −$1,830
• − Repairs & maintenance: −$2,662
• − Management: −$2,662
• − Depreciation: −$10,644
• Taxable loss: −$8,444
• Est. tax savings @ 24.0%: +$2,027
• After-tax cash flow: $33/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: Novi Community School District
• NCES district ID: 2626130
• Math proficiency: 73% ▼ -3.00%
• Reading proficiency: 72% ▼ -1.00%
• Median HH income: $90,023
• Composite: 65.28/100
• National rank: #489
• State rank: #7 of 540 in MI

Livability — Novi

• Score: 86/100
• State rank: #20
• US rank: #377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Novi, MI
• County: Oakland County · 1,009,092 people
• City population: 43,845
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,029
• Household income: $112,545
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 517.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Asian 27% Two or more races 7% Black 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 29% · China, Canada, South Korea
• Languages at home: 67% English-only · Other Asian/Pacific 12% Other Indo-European 8% Spanish 4%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -337.82%
• Current HPI: 166.0153
• Rent YoY: ▲ 1.68%
• 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

+189.7% since first listed

20 events — show timeline

• 2026-05-26 Listed $367,900 FSBO.com
• 2025-08-05 Listing Removed — MiRealSource-MiMLS
• 2025-08-05 Listing Removed — REALCOMP
• 2025-07-30 Price Changed $385,000 MiRealSource-MiMLS
• 2025-07-29 Price Changed $385,000 REALCOMP
• 2025-07-09 Listed $400,000 MiRealSource-MiMLS
• 2025-07-09 Listed $400,000 REALCOMP
• 2025-07-08 Coming Soon — MiRealSource-MiMLS
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Listing Removed — REALCOMP
• 2025-06-11 Price Changed $425,000 MiRealSource-MiMLS
• 2025-06-11 Price Changed $425,000 REALCOMP
• 2025-04-17 Relisted — REALCOMP
• 2025-04-17 Listing Removed — REALCOMP
• 2025-04-03 Price Changed $450,000 MiRealSource-MiMLS
• 2025-04-02 Price Changed $450,000 REALCOMP
• 2024-12-27 Listed $475,000 MiRealSource-MiMLS
• 2024-12-27 Listed $475,000 REALCOMP
• 2024-12-23 Coming Soon — MiRealSource-MiMLS
• 1994-05-31 Sold (Public Records) $127,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,429 · +7.7% YoY. Source: county tax records.