1112 17th St · Marysville, MI 48040

$229,900

3 bd · 1.5 ba · 1,130 sqft · SingleFamily

Built 1948 0.28 ac lot Est $216k · 7% over

---

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).

• Cash flow +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• ARV discount +4.6/15.0
• 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

What a doll house! This well maintained home is a must see inside. 3 bedrooms, 1.5 baths 1 bedroom on main floor 2 spacious rooms upstairs. Great sunroom full of windows great spot to just relax. Updated kitchen with hickory cabinets, dining room and living room have hardwood floors. Great home on a quiet street new furnace, water heater, roof and vinyl siding

Key facts

• 0.28 acre lot
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (3.4% below list).
• Recommended offer: $222k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 $2k of loan paydown is wiped out by about $7k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,048 (3.4% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $215,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 17th St	0.00mi	3/1.5	1,130 (0%)	1mo	$229,000	$203	100
1551 Georgia Ave	0.17mi	3/1.0	1,008 (-11%)	8mo	$176,000	$175	65
1330 Minnesota Ave	0.52mi	3/2.0	1,200 (+6%)	3mo	$229,000	$191	61
1634 Vermont Ave	0.41mi	2/1.5 (-1)	1,180 (+4%)	9mo	$225,000	$191	61
1329 Vermont Rd	0.68mi	3/2.0	1,067 (-6%)	6mo	$260,000	$244	52
1653 Vermont St	0.43mi	2/1.5 (-1)	1,024 (-9%)	8mo	$160,000	$156	52
1320 Connecticut Ave	0.61mi	3/2.0	1,156 (+2%)	16mo	$195,000	$169	52
1561 Pennsylvania Ave	0.52mi	3/1.0	1,289 (+14%)	1mo	$235,000	$182	49
1675 Pennsylvania Ave	0.49mi	3/1.0	960 (-15%)	2mo	$145,000	$151	48
1363 Wisconsin Ave	0.49mi	2/2.0 (-1)	1,274 (+13%)	2mo	$200,000	$157	47
1423 Wisconsin Ave	0.43mi	2/1.0 (-1)	992 (-12%)	9mo	$192,000	$194	45
1207 Colorado St	0.70mi	3/2.0	1,008 (-11%)	4mo	$240,000	$238	44

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-19,731
• Equity at exit: $34,279

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $5,286
• Equity at exit: $19,878

Cash invested: $64,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $276

Break-even live

Break-even rent $1,872

Max offer price $229,900

Occupancy floor 83%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-17
   historical

   Show marketing remark (362 chars)

   What a doll house! This well maintained home is a must see inside. 3 bedrooms, 1.5 baths 1 bedroom on main floor 2 spacious rooms upstairs. Great sunroom full of windows great spot to just relax. Updated kitchen with hickory cabinets, dining room and living room have hardwood floors. Great home on a quiet street new furnace, water heater, roof and vinyl siding

2. 2026-05-17
   historical 362-char remark

   Show marketing remark (362 chars)

   What a doll house! This well maintained home is a must see inside. 3 bedrooms, 1.5 baths 1 bedroom on main floor 2 spacious rooms upstairs. Great sunroom full of windows great spot to just relax. Updated kitchen with hickory cabinets, dining room and living room have hardwood floors. Great home on a quiet street new furnace, water heater, roof and vinyl siding

3. 2026-05-15
   listed $229,900

   Show marketing remark (362 chars)

   What a doll house! This well maintained home is a must see inside. 3 bedrooms, 1.5 baths 1 bedroom on main floor 2 spacious rooms upstairs. Great sunroom full of windows great spot to just relax. Updated kitchen with hickory cabinets, dining room and living room have hardwood floors. Great home on a quiet street new furnace, water heater, roof and vinyl siding

4. 2026-05-15
   listed $229,900 362-char remark

   Show marketing remark (362 chars)

   What a doll house! This well maintained home is a must see inside. 3 bedrooms, 1.5 baths 1 bedroom on main floor 2 spacious rooms upstairs. Great sunroom full of windows great spot to just relax. Updated kitchen with hickory cabinets, dining room and living room have hardwood floors. Great home on a quiet street new furnace, water heater, roof and vinyl siding

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,833 · $236/mo
• Expected delta: +$708/yr (+$59/mo · 33.3%)

ⓘ 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 · 13 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: $26,646
• − Mortgage interest: −$12,878
• − Property taxes: −$2,125
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$6,688
• Taxable loss: −$458
• Est. tax savings @ 24.0%: +$110
• After-tax cash flow: $3,418/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

+0.0% since first listed

4 events — show timeline

• 2026-05-17 Listing Removed — MiRealSource-MiMLS
• 2026-05-17 Listing Removed — REALCOMP
• 2026-05-15 Listed $229,900 MiRealSource-MiMLS
• 2026-05-15 Listed $229,900 REALCOMP

Property tax history

+2.7%/yr

Latest (2025): $2,125 · +4.2% YoY. Source: county tax records.