1330 Huron Blvd · Marysville, MI 48040

$190,000

3 bd · 2.5 ba · 1,556 sqft · Condo · 48 Days on market

Built 2000 $122/sqft · at area comps Est $199k · at est. $200/mo HOA · 13% of rent

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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).

• ARV discount +9.6/15.0
• Cash flow +6.7/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful end-unit condo gives you extra privacy in a desirable Marysville subdivision. Convenient location near shopping, dining, schools, parks, and highways. Townhouse style with 2 bedrooms and full bath up - living room, kitchen, dining area, lav and laundry on the entry level. Finished lower level with bedroom, full bath, and ample storage. Attached garage and deck out back for relaxing. Possession is contingent on seller purchasing suitable new home.

Key facts

• $200 HOA
• Garage
• Built 2000

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $200; HOA maintains grounds and structure

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Two levels
• Construction: Brick and vinyl siding exterior; Block foundation; Above-grade finished living area and additional finished lower-level space
• Exterior features: Deck; Porch

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator; Gas water heater
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: High-speed internet; Finished basement (block foundation)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (17.4% below list).
• Recommended offer: $136k (28.6% below list) — sets the bar for cash-flow.

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

• It's been on market 48 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $146k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $135,732 (28.6% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.93%
• DSCR: 0.69
• GRM: 10.1

CMA / ARV

• ARV (median comp): $199,158
• List price: $190,000
• Delta: -4.60%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.2%
• Equity multiple: 0.06×
• Total profit: $-50,186
• Equity at exit: $28,330

10-year hold

• IRR: -26.7%
• Equity multiple: -0.28×
• Total profit: $-68,215
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$272 /mo · $3,259/yr
• Insurance: −$79
• HOA: −$200
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-307

Break-even live

Break-even rent $1,958

Max offer price $135,732

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-253	+0% $-307	+5% $-361	+10% $-415
Rent	-10% $-431	-5% $-369	+0% $-307	+5% $-245	+10% $-183
Rate	-1.0pp $-212	-0.5pp $-259	base $-307	+0.5pp $-356	+1.0pp $-407

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $190,000 Active 48 DOM
2. 2026-06-17
   days on market $190,000 Active 47 DOM
3. 2026-06-16
   days on market $190,000 Active 46 DOM
4. 2026-06-15
   days on market $190,000 Active 45 DOM
5. 2026-06-13
   days on market $190,000 Active 43 DOM
6. 2026-06-09
   days on market $190,000 Active 39 DOM
7. 2026-06-08
   days on market $190,000 Active 38 DOM
8. 2026-06-07
   days on market $190,000 Active 37 DOM
9. 2026-06-04
   days on market $190,000 Active 34 DOM
10. 2026-06-03
    days on market $190,000 Active 33 DOM
11. 2026-06-02
    days on marketlisting id $190,000 Active 32 DOM
12. 2026-06-02
    listing id $190,000 Active 31 DOM
13. 2026-06-01
    days on market $190,000 Active 31 DOM
14. 2026-05-31
    days on market $190,000 Active 30 DOM
15. 2026-05-17
    price $190,000 465-char remark

    Show marketing remark (465 chars)

    This beautiful end-unit condo gives you extra privacy in a desirable Marysville subdivision. Convenient location near shopping, dining, schools, parks, and highways. Townhouse style with 2 bedrooms and full bath up - living room, kitchen, dining area, lav and laundry on the entry level. Finished lower level with bedroom, full bath, and ample storage. Attached garage and deck out back for relaxing. Possession is contingent on seller purchasing suitable new home.

16. 2026-05-16
    price $190,000 465-char remark
17. 2026-05-01
    listed $195,000 Active 465-char remark

    Show marketing remark (465 chars)

    This beautiful end-unit condo gives you extra privacy in a desirable Marysville subdivision. Convenient location near shopping, dining, schools, parks, and highways. Townhouse style with 2 bedrooms and full bath up - living room, kitchen, dining area, lav and laundry on the entry level. Finished lower level with bedroom, full bath, and ample storage. Attached garage and deck out back for relaxing. Possession is contingent on seller purchasing suitable new home.

18. 2026-05-01
    listed $195,000 Active 465-char remark

    Show marketing remark (465 chars)

    This beautiful end-unit condo gives you extra privacy in a desirable Marysville subdivision. Convenient location near shopping, dining, schools, parks, and highways. Townhouse style with 2 bedrooms and full bath up - living room, kitchen, dining area, lav and laundry on the entry level. Finished lower level with bedroom, full bath, and ample storage. Attached garage and deck out back for relaxing. Possession is contingent on seller purchasing suitable new home.

19. 2026-04-30
    historical $195,000 465-char remark

    Show marketing remark (465 chars)

    This beautiful end-unit condo gives you extra privacy in a desirable Marysville subdivision. Convenient location near shopping, dining, schools, parks, and highways. Townhouse style with 2 bedrooms and full bath up - living room, kitchen, dining area, lav and laundry on the entry level. Finished lower level with bedroom, full bath, and ample storage. Attached garage and deck out back for relaxing. Possession is contingent on seller purchasing suitable new home.

20. 2020-10-08
    soldstatus $146,000
21. 2020-09-25
    soldstatus $146,000 Sold

    Show marketing remark (511 chars)

    Immaculate condo in a quiet subdivision in Marysville! Beautiful end unit which is the only unit in the complex where the garage connects the two units for more privacy. Updated kitchen with granite counter tops and newer appliances! 2 bedrooms with a possible 3rd in nicely finished basement! Basement has pine ceiling, recessed lighting and a ton of storage! Crown molding throughout the condo! Deck out back to sit out and enjoy the peace and quietness!! Close to schools, freeway, shopping and restaurants!

22. 2020-09-25
    soldstatus $146,000 Closed

    Show marketing remark (511 chars)

    Immaculate condo in a quiet subdivision in Marysville! Beautiful end unit which is the only unit in the complex where the garage connects the two units for more privacy. Updated kitchen with granite counter tops and newer appliances! 2 bedrooms with a possible 3rd in nicely finished basement! Basement has pine ceiling, recessed lighting and a ton of storage! Crown molding throughout the condo! Deck out back to sit out and enjoy the peace and quietness!! Close to schools, freeway, shopping and restaurants!

23. 2020-08-03
    status Pending

    Show marketing remark (511 chars)

    Immaculate condo in a quiet subdivision in Marysville! Beautiful end unit which is the only unit in the complex where the garage connects the two units for more privacy. Updated kitchen with granite counter tops and newer appliances! 2 bedrooms with a possible 3rd in nicely finished basement! Basement has pine ceiling, recessed lighting and a ton of storage! Crown molding throughout the condo! Deck out back to sit out and enjoy the peace and quietness!! Close to schools, freeway, shopping and restaurants!

24. 2020-08-03
    status Pending

    Show marketing remark (511 chars)

    Immaculate condo in a quiet subdivision in Marysville! Beautiful end unit which is the only unit in the complex where the garage connects the two units for more privacy. Updated kitchen with granite counter tops and newer appliances! 2 bedrooms with a possible 3rd in nicely finished basement! Basement has pine ceiling, recessed lighting and a ton of storage! Crown molding throughout the condo! Deck out back to sit out and enjoy the peace and quietness!! Close to schools, freeway, shopping and restaurants!

25. 2020-07-09
    listed $145,000 Active

    Show marketing remark (511 chars)

    Immaculate condo in a quiet subdivision in Marysville! Beautiful end unit which is the only unit in the complex where the garage connects the two units for more privacy. Updated kitchen with granite counter tops and newer appliances! 2 bedrooms with a possible 3rd in nicely finished basement! Basement has pine ceiling, recessed lighting and a ton of storage! Crown molding throughout the condo! Deck out back to sit out and enjoy the peace and quietness!! Close to schools, freeway, shopping and restaurants!

26. 2020-07-09
    listed $145,000 Active

    Show marketing remark (511 chars)

    Immaculate condo in a quiet subdivision in Marysville! Beautiful end unit which is the only unit in the complex where the garage connects the two units for more privacy. Updated kitchen with granite counter tops and newer appliances! 2 bedrooms with a possible 3rd in nicely finished basement! Basement has pine ceiling, recessed lighting and a ton of storage! Crown molding throughout the condo! Deck out back to sit out and enjoy the peace and quietness!! Close to schools, freeway, shopping and restaurants!

27. 2008-11-18
    historical
28. 2008-05-20
    listed $114,900
29. 2005-01-20
    soldstatus $118,000
30. 2005-01-20
    soldstatus $118,000
31. 2005-01-04
    historical
32. 2004-05-13
    listed $123,900
33. 2004-05-13
    listed $123,900

ⓘ 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: $3,259 · $272/mo
• Projected year-2 tax: $3,259 · $272/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 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: $18,834
• − Mortgage interest: −$10,643
• − Property taxes: −$3,259
• − Insurance: −$950
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − HOA: −$2,400
• − Depreciation: −$5,527
• Taxable loss: −$6,958
• Est. tax savings @ 24.0%: +$1,670
• After-tax cash flow: $-2,016/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

+53.3% since first listed

21 events — show timeline

• 2026-06-02 Relisted — REALCOMP
• 2026-06-01 Listing Removed — REALCOMP
• 2026-05-17 Price Changed $190,000 MiRealSource-MiMLS
• 2026-05-16 Price Changed $190,000 REALCOMP
• 2026-05-01 Listed $195,000 REALCOMP
• 2026-05-01 Listed $195,000 MiRealSource-MiMLS
• 2026-04-30 Coming Soon $195,000 MiRealSource-MiMLS
• 2020-10-08 Sold (Public Records) $146,000 Public Records
• 2020-09-25 Sold (MLS) $146,000 MiRealSource-MiMLS
• 2020-09-25 Sold (MLS) $146,000 REALCOMP
• 2020-08-03 Pending — MiRealSource-MiMLS
• 2020-08-03 Pending — REALCOMP
• 2020-07-09 Listed $145,000 MiRealSource-MiMLS
• 2020-07-09 Listed $145,000 REALCOMP
• 2008-11-18 Listing Removed — MiRealSource-MiMLS
• 2008-05-20 Listed $114,900 MiRealSource-MiMLS
• 2005-01-20 Sold (MLS) $118,000 REALCOMP
• 2005-01-20 Sold (MLS) $118,000 MiRealSource-MiMLS
• 2005-01-04 Listing Removed — MiRealSource-MiMLS
• 2004-05-13 Listed $123,900 REALCOMP
• 2004-05-13 Listed $123,900 MiRealSource-MiMLS

Property tax history

+4.2%/yr

Latest (2025): $3,259 · +4.2% YoY. Source: county tax records.