125 Cuttle Rd · Marysville, MI 48040

$161,900

2 bd · 2.5 ba · 1,748 sqft · Condo · 56 Days on market

Built 1977 $263/mo HOA · 12% 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 +25.6/30.0
• 1% rule +8.7/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 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

Low HOA fees include Trash, Water and Snow and Lawn care. Complex is Across the street and short walk from Marysville Golf Course and St Clair River. * CASH ONLY * * . Needs lots of work and updates , Kitchen and Carpet on Main Floor and Basement has been removed (NO KITCHEN, BUYER TO INSTALL) Seller exempt from Sellers disclosure. "AS IS" , Large bedrooms with ample closet space, Master Lav is large enough to possibly make into a full Bath? This unit has 1 covered carport, Offers due by Thursday 8:00 PM

Key facts

• New furnace
• 2023 renovations
• $263 HOA

Tags

• ST CLAIR RIVER WATERFRONT
• MARYSVILLE GOLF COURSE
• 2023 RENOVATIONS
• NEW KITCHEN APPLIANCES
• ADDED SHOWER IN PRIMARY BATH
• NEW FURNACE

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $263; HOA covers maintenance of grounds, sewer, snow removal, trash and water

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); Two levels
• Construction: Aluminum siding and brick exterior
• Exterior features: Pets allowed (contact for details)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished basement; Five total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $157k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 $1k of loan paydown is wiped out by about $5k 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 56 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 28 sale attempts since 12y 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 $65k; list at $162k implies a 148% gain — meaningful room to come down on a strong offer.

Recommended offer $157,043 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 6.1

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,758
• Equity at exit: $24,140

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $30,505
• Equity at exit: $13,998

Cash invested: $45,332 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$849
• Tax from tax record: −$189 /mo · $2,268/yr
• Insurance: −$67
• HOA: −$263
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $381

Break-even live

Break-even rent $1,732

Max offer price $161,900

Occupancy floor 78%

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: $40,475
• Closing costs: $4,857
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $263 · $3,156/yr
• Likely covers: watertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $2,268 · $189/mo
• Projected year-2 tax: $2,381 · $198/mo
• Expected delta: +$113/yr (+$9/mo · 5.0%)

ⓘ 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 ≥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: $26,580
• − Mortgage interest: −$9,069
• − Property taxes: −$2,268
• − Insurance: −$810
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$3,156
• − Depreciation: −$4,710
• Taxable income: $2,315
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $4,021/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

+224.4% since first listed

67 events — show timeline

• 2026-05-29 Pending — REALCOMP
• 2026-04-03 Listed $161,900 REALCOMP
• 2022-11-25 Sold (MLS) $65,200 REALCOMP
• 2022-11-07 Sold (MLS) $122,000 REALCOMP
• 2022-10-29 Pending — REALCOMP
• 2022-10-24 Relisted — REALCOMP
• 2022-10-22 Relisted — REALCOMP
• 2022-10-22 Listing Removed — REALCOMP
• 2022-10-22 Listing Removed — REALCOMP
• 2022-10-22 Listed $60,000 REALCOMP
• 2022-10-21 Coming Soon $60,000 REALCOMP
• 2022-08-23 Listed $120,000 REALCOMP
• 2022-08-01 Sold (MLS) $119,900 REALCOMP
• 2022-06-18 Listed $119,900 REALCOMP
• 2022-06-06 Sold (MLS) $118,000 REALCOMP
• 2022-06-02 Sold (MLS) $165,000 REALCOMP
• 2022-05-04 Listed $155,000 REALCOMP
• 2022-04-28 Listed $115,000 REALCOMP
• 2020-12-21 Sold (MLS) $93,000 REALCOMP
• 2020-10-19 Pending — REALCOMP
• 2020-10-10 Listed $113,500 REALCOMP
• 2020-07-07 Sold (MLS) $90,000 REALCOMP
• 2020-06-27 Pending — REALCOMP
• 2020-06-18 Listed $95,500 REALCOMP
• 2019-08-30 Sold (MLS) $127,000 REALCOMP
• 2019-08-14 Pending — REALCOMP
• 2019-08-01 Listed $134,900 REALCOMP
• 2019-06-25 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2019-05-13 Pending — MiRealSource-MiMLS
• 2019-04-21 Listed $95,900 MiRealSource-MiMLS
• 2018-09-28 Sold (MLS) $111,500 MiRealSource-MiMLS
• 2018-09-04 Pending — MiRealSource-MiMLS
• 2018-08-27 Listed $112,500 MiRealSource-MiMLS
• 2018-06-06 Sold (MLS) $89,900 REALCOMP
• 2018-05-09 Listed $89,900 REALCOMP
• 2017-12-07 Sold (MLS) $90,000 REALCOMP
• 2017-09-27 Sold (MLS) $95,000 REALCOMP
• 2017-09-22 Listed $93,500 REALCOMP
• 2017-09-06 Listed $98,500 REALCOMP
• 2017-08-14 Sold (MLS) $82,900 REALCOMP
• 2017-07-10 Listed $83,900 REALCOMP
• 2017-05-11 Sold (MLS) $79,000 REALCOMP
• 2017-03-07 Listed $79,900 REALCOMP
• 2016-11-30 Sold (MLS) $73,000 REALCOMP
• 2016-10-15 Listed $74,900 REALCOMP
• 2016-10-05 Sold (MLS) $58,000 REALCOMP
• 2016-08-09 Sold (MLS) $67,900 REALCOMP
• 2016-06-03 Sold (MLS) $77,000 REALCOMP
• 2016-05-23 Listed $67,900 REALCOMP
• 2016-05-11 Listing Removed — REALCOMP
• 2016-04-26 Pending — REALCOMP
• 2016-04-25 Listed $65,000 REALCOMP
• 2016-04-25 Sold (MLS) $60,000 REALCOMP
• 2016-04-21 Listed $76,000 REALCOMP
• 2016-04-13 Listing Removed — REALCOMP
• 2016-03-07 Listing Removed — REALCOMP
• 2016-02-14 Listed $64,900 REALCOMP
• 2015-12-23 Listed $89,900 REALCOMP
• 2015-09-03 Sold (MLS) $71,000 REALCOMP
• 2015-09-03 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2015-07-28 Listed $72,000 REALCOMP
• 2015-07-23 Listed $72,000 MiRealSource-MiMLS
• 2015-05-15 Sold (MLS) $58,000 REALCOMP
• 2015-04-06 Listed $59,900 REALCOMP
• 2014-10-20 Sold (MLS) $48,100 MiRealSource-MiMLS
• 2014-09-30 Listing Removed — MiRealSource-MiMLS
• 2014-09-24 Listed $49,900 MiRealSource-MiMLS

Property tax history

+2.8%/yr

Latest (2025): $2,268 · +3.9% YoY. Source: county tax records.