3333 Ravenswood Rd · Marysville, MI 48040

$60,000

2 bd · 1.0 ba · 1,000 sqft · MultiFamily · 1 Days on market

Built 1987 $60/sqft · 28% below area Est $116k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

Key facts

• Island peninsula
• Built in cabinet
• White cabinetry

Tags

• VAULTED BEAMED CEILING
• WHITE CABINETRY
• TILE BACKSPLASH
• BLACK STAINLESS APPLIANCES
• BUILT IN CABINET
• ISLAND PENINSULA

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Manufactured Home; Zoning: Residential; No pool
• HOA & community: Homeowners association with monthly fee; Association includes trash service; Community clubhouse; Sidewalks; Street lights; Senior community

Exterior

• Parking: Has garage (1 space); Paved parking; Carport; Assigned parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Deck; Patio; Porch; Shed(s); Workshop; Paved road (publicly maintained)

Interior

• Kitchen: Dishwasher; Disposal; Oven/Range; Refrigerator; Gas water heater
• Bedrooms: 2 total rooms (includes bedroom(s))
• Bathrooms: 1 full bathroom
• Interior features: Cathedral ceilings; Eat-in kitchen; High-speed internet
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 14.6% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $415 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 26 sale attempts since 12y ago; this cycle's ask is 277% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $60k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.75% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.68%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $116,291
• List price: $60,000
• Delta: -65.60%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.2%
• Equity multiple: 2.00×
• Total profit: $16,760
• Equity at exit: $8,946

10-year hold

• IRR: 32.1%
• Equity multiple: 3.90×
• Total profit: $48,738
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $416

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 55%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Gratiot Blvd Unit 1550273P Marysville, MI	2.0	1.5	1323	$5,089	$3.85	3d	1	0.57mi
3991 Brookstone Pl Port Huron, MI	2.0–3.0	1.0–2.0	1078	$1,115	$1.03	2d	7	0.87mi
2060 Parkdale Dr Port Huron, MI	2.0	2.0	906	$1,115	$1.23	2d	3	1.24mi
3345 Military St Port Huron, MI	1.0–2.0	1.0	683	$1,035	$1.51	2d	10	1.27mi
2903 Golden Crest Ct Port Huron, MI	2.0–3.0	2.0	1066	$899	$0.84	2d	16	1.34mi

Listing history 50 events

1. 2026-06-18
   remarks 639-char remark
2. 2026-06-18
   pricestatusdays on marketlisting id $60,000 Active 1 DOM
3. 2025-02-16
   price $19,900 353-char remark

   Show marketing remark (353 chars)

   Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

4. 2017-03-20
   soldstatus $12,000 385-char remark

   Show marketing remark (385 chars)

   Single-wide mobile home in Marysville Villa park. This one-owner home offers two nice size bedrooms, and large bathroom, with many updates, including newer roof, furnace, central air, and more. Marysville Villa is a 55 and over community, buyer must be approved by park. Home is well insulated for low utility bills, and has a sunroom, deck, and large shed. Lot rent is $332 per month.

5. 2017-01-09
   listed $15,900 385-char remark

   Show marketing remark (385 chars)

   Single-wide mobile home in Marysville Villa park. This one-owner home offers two nice size bedrooms, and large bathroom, with many updates, including newer roof, furnace, central air, and more. Marysville Villa is a 55 and over community, buyer must be approved by park. Home is well insulated for low utility bills, and has a sunroom, deck, and large shed. Lot rent is $332 per month.

6. 2016-12-30
   status Pending
7. 2016-12-30
   soldstatus $27,500 Sold
8. 2016-12-14
   soldstatus $49,000
9. 2016-12-14
   soldstatus $49,000 Closed
10. 2016-11-29
    status Pending
11. 2016-11-04
    listed $49,900 Active
12. 2016-11-02
    listed $49,900
13. 2016-11-01
    listed $29,900 Active
14. 2016-09-16
    soldstatus $39,000 Sold
15. 2016-09-02
    status Pending
16. 2016-08-24
    listed $34,900 Active
17. 2016-07-19
    soldstatus $15,000 Closed 353-char remark

    Show marketing remark (353 chars)

    Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

18. 2016-07-13
    soldstatus $24,000 Sold
19. 2016-07-05
    status Pending
20. 2016-06-01
    listed $29,900 Active
21. 2016-05-20
    historical
22. 2016-05-20
    soldstatus $16,000 Closed
23. 2016-05-20
    soldstatus $16,000 Closed
24. 2016-05-12
    historical
25. 2016-05-11
    historical 353-char remark

    Show marketing remark (353 chars)

    Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

26. 2016-05-11
    historical

    Show marketing remark (353 chars)

    Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

27. 2016-05-11
    historical

    Show marketing remark (353 chars)

    Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

28. 2016-05-11
    status Pending

    Show marketing remark (353 chars)

    Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

29. 2016-04-29
    price $36,900
30. 2016-04-28
    price $36,900
31. 2016-04-27
    listed $23,900 Active 353-char remark

    Show marketing remark (353 chars)

    Well Cared For Manufactured Home Located In Marysville Villa Estates. Home Features Spacious Living Room With Vaulted Ceiling, Kitchen W/ Oak Cabinets, Large Master Suite With Double Closets, Master Bath With Soaking Tub, Double Sinks & Vanity, New Hot Water Tank & Heat Exchanger In 2015, Sunporch, Shed/Workshop With Carport And Much More!

32. 2016-04-22
    listed $39,900 Active
33. 2016-04-21
    listed $19,900 Active
34. 2016-04-02
    price $39,900
35. 2016-02-29
    listed $49,900 Active
36. 2015-12-01
    listed $19,900 Active
37. 2015-10-14
    soldstatus $32,900 Closed
38. 2015-10-14
    soldstatus $32,900
39. 2015-09-14
    status Pending
40. 2015-09-09
    soldstatus $26,500 Closed
41. 2015-09-09
    soldstatus $26,500
42. 2015-09-02
    status Pending
43. 2015-08-14
    price $29,900
44. 2015-07-24
    price $32,900
45. 2015-07-10
    price $35,900
46. 2015-07-09
    status Active
47. 2015-07-08
    historical
48. 2015-04-15
    status Active
49. 2015-04-14
    historical
50. 2015-04-07
    historical

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,611
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$1,745
• Taxable income: $4,286
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $3,958/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

-99.1% since first listed

85 events — show timeline

• 2025-02-16 Price Changed $19,900 REALCOMP
• 2017-03-20 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2017-01-09 Listed $15,900 MiRealSource-MiMLS
• 2016-12-30 Pending — REALCOMP
• 2016-12-30 Sold (MLS) $27,500 REALCOMP
• 2016-12-14 Sold (MLS) $49,000 MiRealSource-MiMLS
• 2016-12-14 Sold (MLS) $49,000 REALCOMP
• 2016-11-29 Pending — MiRealSource-MiMLS
• 2016-11-04 Listed $49,900 MiRealSource-MiMLS
• 2016-11-02 Listed $49,900 REALCOMP
• 2016-11-01 Listed $29,900 REALCOMP
• 2016-09-16 Sold (MLS) $39,000 REALCOMP
• 2016-09-02 Pending — REALCOMP
• 2016-08-24 Listed $34,900 REALCOMP
• 2016-07-19 Sold (MLS) $15,000 REALCOMP
• 2016-07-13 Sold (MLS) $24,000 REALCOMP
• 2016-07-05 Pending — REALCOMP
• 2016-06-01 Listed $29,900 REALCOMP
• 2016-05-20 Listing Removed — MiRealSource-MiMLS
• 2016-05-20 Sold (MLS) $16,000 REALCOMP
• 2016-05-20 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2016-05-12 Listing Removed — MiRealSource-MiMLS
• 2016-05-11 Listing Removed — REALCOMP
• 2016-05-11 Listing Removed — REALCOMP
• 2016-05-11 Listing Removed — REALCOMP
• 2016-05-11 Pending — MiRealSource-MiMLS
• 2016-04-29 Price Changed $36,900 REALCOMP
• 2016-04-28 Price Changed $36,900 MiRealSource-MiMLS
• 2016-04-27 Listed $23,900 REALCOMP
• 2016-04-22 Listed $39,900 REALCOMP
• 2016-04-21 Listed $19,900 REALCOMP
• 2016-04-02 Price Changed $39,900 MiRealSource-MiMLS
• 2016-02-29 Listed $49,900 MiRealSource-MiMLS
• 2015-12-01 Listed $19,900 MiRealSource-MiMLS
• 2015-10-14 Sold (MLS) $32,900 REALCOMP
• 2015-10-14 Sold (MLS) $32,900 MiRealSource-MiMLS
• 2015-09-14 Pending — MiRealSource-MiMLS
• 2015-09-09 Sold (MLS) $26,500 REALCOMP
• 2015-09-09 Sold (MLS) $26,500 MiRealSource-MiMLS
• 2015-09-02 Pending — MiRealSource-MiMLS
• 2015-08-14 Price Changed $29,900 MiRealSource-MiMLS
• 2015-07-24 Price Changed $32,900 MiRealSource-MiMLS
• 2015-07-10 Price Changed $35,900 MiRealSource-MiMLS
• 2015-07-09 Relisted — MiRealSource-MiMLS
• 2015-07-08 Listing Removed — MiRealSource-MiMLS
• 2015-04-15 Relisted — MiRealSource-MiMLS
• 2015-04-14 Listing Removed — MiRealSource-MiMLS
• 2015-04-07 Listing Removed — MiRealSource-MiMLS
• 2015-01-27 Listed $37,900 MiRealSource-MiMLS
• 2015-01-27 Listing Removed — REALCOMP
• 2015-01-27 Listing Removed — MiRealSource-MiMLS
• 2015-01-27 Listed $32,900 REALCOMP
• 2015-01-12 Listing Removed — REALCOMP
• 2015-01-12 Listing Removed — REALCOMP
• 2015-01-09 Listed $39,900 MiRealSource-MiMLS
• 2015-01-09 Listed $39,900 REALCOMP
• 2015-01-09 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2015-01-08 Listed $29,900 REALCOMP
• 2015-01-08 Listed $39,900 MiRealSource-MiMLS
• 2015-01-08 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2015-01-08 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2015-01-08 Price Changed $37,900 MiRealSource-MiMLS
• 2015-01-08 Price Changed $39,900 MiRealSource-MiMLS
• 2015-01-07 Price Changed $37,900 REALCOMP
• 2015-01-07 Price Changed $39,900 REALCOMP
• 2014-12-30 Listing Removed — MiRealSource-MiMLS
• 2014-12-12 Listed $42,900 MiRealSource-MiMLS
• 2014-11-13 Listing Removed — MiRealSource-MiMLS
• 2014-11-13 Listing Removed — MiRealSource-MiMLS
• 2014-10-13 Listed $37,900 REALCOMP
• 2014-10-13 Listed $42,900 REALCOMP
• 2014-09-19 Listed $29,000 MiRealSource-MiMLS
• 2014-09-19 Listed $29,000 MiRealSource-MiMLS
• 2014-08-21 Listed $17,500 MiRealSource-MiMLS
• 2014-06-26 Sold (MLS) $19,800 MiRealSource-MiMLS
• 2014-06-26 Sold (MLS) $19,800 MiRealSource-MiMLS
• 2014-06-18 Listing Removed — MiRealSource-MiMLS
• 2014-06-18 Listing Removed — MiRealSource-MiMLS
• 2014-05-15 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2014-05-15 Sold (MLS) $52,000 REALCOMP
• 2014-05-15 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2014-05-02 Listing Removed — MiRealSource-MiMLS
• 2014-05-02 Listing Removed — MiRealSource-MiMLS
• 2014-05-02 Listed $27,900 MiRealSource-MiMLS
• 2008-12-30 Sold (Public Records) $2,300,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $90,206 · +4.4% YoY. Source: county tax records.