1875 Michigan Ave · Marysville, MI 48040

$64,900

1 bd · 1.0 ba · 654 sqft · Condo · 7 Days on market

Built 1977 $220/mo HOA · 23% 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 +20.8/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 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

Listing remarks MLS

Great for any situation. .. home ownership or a low maintenance rental. This 2 bedroom, 1 bath is a great little place. Offers large windows for natural light. Cozy electric baseboard heat. Walking distance to golf course, St. Clair River walk path, and 2 miles to all amenities that Marysville has to offer. These includes shopping, medical, restaurants, etc. and of course the beautiful Marysville Park/St. Clair River. Laundry on lower level. NO Pets Allowed. HOA is $245/month and includes all exterior building maintenance plus lawn care and snow removal. .. water/sewer and heat also included. Assigned parking includes 1 carport and 1 additional space. Special Assessment of $570 already paid by current owner. One or two windows are "foggy", have been reported to HOA, and will be remedied by HOA.

Key facts

• Air conditioning
• Kitchen appliances
• Garbage disposal

Tags

• UPDATED PAINT
• AIR CONDITIONING
• CEILING FANS
• KITCHEN APPLIANCES
• GARBAGE DISPOSAL
• ASSIGNED PARKING

Property features AI

Finance

• Other: Zoning: MultiFamily, Residential
• HOA & community: Homeowners association with monthly fee of $220; HOA covers grounds maintenance, structure maintenance, sewer, snow removal, trash and water; Association amenities include laundry and grounds maintenance; Subdivision: WILDWOOD CONDOMINIUM

Exterior

• Parking: Covered carport with assigned space
• Utilities: Public water; Public sewer
• Home design: Condominium (residential); One level
• Construction: Brick and vinyl siding exterior; Block foundation; Built with a full block basement
• Exterior features: City lot; Publicly maintained road; Sidewalks; Street lights

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Wall/window air conditioning units
• Interior features: High speed internet; Disposal
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($952 rent vs $65k).
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; 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 $449 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.47% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 5.7

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-4,712
• Equity at exit: $9,677

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $3,777
• Equity at exit: $5,611

Cash invested: $18,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $952 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$27
• HOA: −$220
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $89

Break-even live

Break-even rent $840

Max offer price $64,900

Occupancy floor 86%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1875 Michigan Ave Unit 6 Marysville, MI	1.0	1.0	654	$950	$1.45	5d	1	0.16mi
1490 Aspen Dr Marysville, MI	2.0	1.0–2.0	576	$970	$1.68	2d	7	0.99mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: watersewerelectriclandscapingsnow removalparking
• ⚠ Special-assessment mentions:

  …and snow removal. .. water/sewer and heat also included. Assigned parking includes 1 carport and 1 additional space. Special Assessment of $570 already paid by current owner. One or two windows are "foggy", have been reported to HOA, and will be remedied…

Listing history 42 events

1. 2026-05-22
   listed $64,900 Active
2. 2025-08-27
   price $59,000 815-char remark

   Show marketing remark (815 chars)

   Great for any situation. .. home ownership or a low maintenance rental. This 2 bedroom, 1 bath is a great little place. Offers large windows for natural light. Cozy electric baseboard heat. Walking distance to golf course, St. Clair River walk path, and 2 miles to all amenities that Marysville has to offer. These includes shopping, medical, restaurants, etc. and of course the beautiful Marysville Park/St. Clair River. Laundry on lower level. NO Pets Allowed. HOA is $245/month and includes all exterior building maintenance plus lawn care and snow removal. .. water/sewer and heat also included. Assigned parking includes 1 carport and 1 additional space. Special Assessment of $570 already paid by current owner. One or two windows are "foggy", have been reported to HOA, and will be remedied by HOA.

3. 2025-07-01
   soldstatus $59,000 Closed 815-char remark

   Show marketing remark (815 chars)

   Great for any situation. .. home ownership or a low maintenance rental. This 2 bedroom, 1 bath is a great little place. Offers large windows for natural light. Cozy electric baseboard heat. Walking distance to golf course, St. Clair River walk path, and 2 miles to all amenities that Marysville has to offer. These includes shopping, medical, restaurants, etc. and of course the beautiful Marysville Park/St. Clair River. Laundry on lower level. NO Pets Allowed. HOA is $245/month and includes all exterior building maintenance plus lawn care and snow removal. .. water/sewer and heat also included. Assigned parking includes 1 carport and 1 additional space. Special Assessment of $570 already paid by current owner. One or two windows are "foggy", have been reported to HOA, and will be remedied by HOA.

4. 2025-06-26
   status Pending 815-char remark

   Show marketing remark (815 chars)

   Great for any situation. .. home ownership or a low maintenance rental. This 2 bedroom, 1 bath is a great little place. Offers large windows for natural light. Cozy electric baseboard heat. Walking distance to golf course, St. Clair River walk path, and 2 miles to all amenities that Marysville has to offer. These includes shopping, medical, restaurants, etc. and of course the beautiful Marysville Park/St. Clair River. Laundry on lower level. NO Pets Allowed. HOA is $245/month and includes all exterior building maintenance plus lawn care and snow removal. .. water/sewer and heat also included. Assigned parking includes 1 carport and 1 additional space. Special Assessment of $570 already paid by current owner. One or two windows are "foggy", have been reported to HOA, and will be remedied by HOA.

5. 2025-06-19
   listed $59,900 Active 815-char remark

   Show marketing remark (815 chars)

   Great for any situation. .. home ownership or a low maintenance rental. This 2 bedroom, 1 bath is a great little place. Offers large windows for natural light. Cozy electric baseboard heat. Walking distance to golf course, St. Clair River walk path, and 2 miles to all amenities that Marysville has to offer. These includes shopping, medical, restaurants, etc. and of course the beautiful Marysville Park/St. Clair River. Laundry on lower level. NO Pets Allowed. HOA is $245/month and includes all exterior building maintenance plus lawn care and snow removal. .. water/sewer and heat also included. Assigned parking includes 1 carport and 1 additional space. Special Assessment of $570 already paid by current owner. One or two windows are "foggy", have been reported to HOA, and will be remedied by HOA.

6. 2025-03-27
   soldstatus $60,000 Closed 556-char remark

   Show marketing remark (556 chars)

   Move-in ready upper unit - Updated windows, newer AC, carpet, refrigerator, sink, faucet, garbage disposal, vinyl plank flooring, bathroom vanity, solid surface counter with molded sink, faucets, shower head, toilet, lighting and mirror. Close to river walk, golf course, expressway & amenities. Coin operated laundry facility available to residents. HOA fee includes water, heat, grounds maintenance, snow removal, trash. Separate meter for personal electric and cable. Carport parking and one additional, assigned parking spot. Immediate occupancy.

7. 2025-03-27
   soldstatus $60,000 Closed

   Show marketing remark (556 chars)

   Move-in ready upper unit - Updated windows, newer AC, carpet, refrigerator, sink, faucet, garbage disposal, vinyl plank flooring, bathroom vanity, solid surface counter with molded sink, faucets, shower head, toilet, lighting and mirror. Close to river walk, golf course, expressway & amenities. Coin operated laundry facility available to residents. HOA fee includes water, heat, grounds maintenance, snow removal, trash. Separate meter for personal electric and cable. Carport parking and one additional, assigned parking spot. Immediate occupancy.

8. 2025-03-04
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Move-in ready upper unit - Updated windows, newer AC, carpet, refrigerator, sink, faucet, garbage disposal, vinyl plank flooring, bathroom vanity, solid surface counter with molded sink, faucets, shower head, toilet, lighting and mirror. Close to river walk, golf course, expressway & amenities. Coin operated laundry facility available to residents. HOA fee includes water, heat, grounds maintenance, snow removal, trash. Separate meter for personal electric and cable. Carport parking and one additional, assigned parking spot. Immediate occupancy.

9. 2025-03-04
   status Pending

   Show marketing remark (556 chars)

   Move-in ready upper unit - Updated windows, newer AC, carpet, refrigerator, sink, faucet, garbage disposal, vinyl plank flooring, bathroom vanity, solid surface counter with molded sink, faucets, shower head, toilet, lighting and mirror. Close to river walk, golf course, expressway & amenities. Coin operated laundry facility available to residents. HOA fee includes water, heat, grounds maintenance, snow removal, trash. Separate meter for personal electric and cable. Carport parking and one additional, assigned parking spot. Immediate occupancy.

10. 2025-02-28
    listed $65,000 Active 556-char remark

    Show marketing remark (556 chars)

    Move-in ready upper unit - Updated windows, newer AC, carpet, refrigerator, sink, faucet, garbage disposal, vinyl plank flooring, bathroom vanity, solid surface counter with molded sink, faucets, shower head, toilet, lighting and mirror. Close to river walk, golf course, expressway & amenities. Coin operated laundry facility available to residents. HOA fee includes water, heat, grounds maintenance, snow removal, trash. Separate meter for personal electric and cable. Carport parking and one additional, assigned parking spot. Immediate occupancy.

11. 2025-02-28
    listed $65,000 Active

    Show marketing remark (556 chars)

    Move-in ready upper unit - Updated windows, newer AC, carpet, refrigerator, sink, faucet, garbage disposal, vinyl plank flooring, bathroom vanity, solid surface counter with molded sink, faucets, shower head, toilet, lighting and mirror. Close to river walk, golf course, expressway & amenities. Coin operated laundry facility available to residents. HOA fee includes water, heat, grounds maintenance, snow removal, trash. Separate meter for personal electric and cable. Carport parking and one additional, assigned parking spot. Immediate occupancy.

12. 2023-03-31
    soldstatus $55,000
13. 2023-03-04
    listed $59,900
14. 2023-01-13
    soldstatus $48,000
15. 2023-01-03
    listed $48,000
16. 2022-04-04
    historical
17. 2022-02-11
    status Pending
18. 2022-02-06
    listed $89,900 Active
19. 2021-05-14
    soldstatus $52,500 Sold
20. 2021-05-11
    historical
21. 2021-05-05
    listed $52,500
22. 2021-05-04
    soldstatus $50,000 Sold
23. 2021-04-25
    status Pending
24. 2021-04-23
    listed $52,500 Active
25. 2021-01-04
    soldstatus $43,000
26. 2020-12-09
    soldstatus $46,000 Sold
27. 2020-10-23
    status Pending
28. 2020-10-09
    price $49,900
29. 2020-09-29
    listed $46,900
30. 2020-07-20
    listed $54,900 Active
31. 2016-04-25
    soldstatus $26,000 Sold
32. 2016-04-25
    soldstatus $26,000 Closed
33. 2016-04-01
    status Pending
34. 2016-04-01
    historical
35. 2016-03-28
    listed $28,900 Active
36. 2016-03-25
    listed $28,900
37. 2015-11-23
    soldstatus $23,500
38. 2015-09-25
    listed $25,900
39. 2013-11-09
    historical
40. 2013-09-30
    historical
41. 2013-05-08
    listed $32,900
42. 2012-10-04
    listed $39,900

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$42/yr (+$4/mo · 4.6%)

ⓘ 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: $11,429
• − Mortgage interest: −$3,635
• − Property taxes: −$915
• − Insurance: −$324
• − Repairs & maintenance: −$914
• − Management: −$914
• − HOA: −$2,640
• − Depreciation: −$1,888
• Taxable income: $198
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $1,018/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

+62.7% since first listed

42 events — show timeline

• 2026-05-22 Listed $64,900 REALCOMP
• 2025-08-27 Price Changed $59,000 REALCOMP
• 2025-07-01 Sold (MLS) $59,000 REALCOMP
• 2025-06-26 Pending — REALCOMP
• 2025-06-19 Listed $59,900 REALCOMP
• 2025-03-27 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2025-03-27 Sold (MLS) $60,000 REALCOMP
• 2025-03-04 Pending — REALCOMP
• 2025-03-04 Pending — MiRealSource-MiMLS
• 2025-02-28 Listed $65,000 MiRealSource-MiMLS
• 2025-02-28 Listed $65,000 REALCOMP
• 2023-03-31 Sold (MLS) $55,000 REALCOMP
• 2023-03-04 Listed $59,900 REALCOMP
• 2023-01-13 Sold (MLS) $48,000 REALCOMP
• 2023-01-03 Listed $48,000 REALCOMP
• 2022-04-04 Listing Removed — REALCOMP
• 2022-02-11 Pending — REALCOMP
• 2022-02-06 Listed $89,900 REALCOMP
• 2021-05-14 Sold (MLS) $52,500 REALCOMP
• 2021-05-11 Listing Removed — REALCOMP
• 2021-05-05 Listed $52,500 REALCOMP
• 2021-05-04 Sold (MLS) $50,000 REALCOMP
• 2021-04-25 Pending — REALCOMP
• 2021-04-23 Listed $52,500 REALCOMP
• 2021-01-04 Sold (MLS) $43,000 REALCOMP
• 2020-12-09 Sold (MLS) $46,000 REALCOMP
• 2020-10-23 Pending — REALCOMP
• 2020-10-09 Price Changed $49,900 REALCOMP
• 2020-09-29 Listed $46,900 REALCOMP
• 2020-07-20 Listed $54,900 REALCOMP
• 2016-04-25 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2016-04-25 Sold (MLS) $26,000 REALCOMP
• 2016-04-01 Pending — REALCOMP
• 2016-04-01 Listing Removed — MiRealSource-MiMLS
• 2016-03-28 Listed $28,900 REALCOMP
• 2016-03-25 Listed $28,900 MiRealSource-MiMLS
• 2015-11-23 Sold (MLS) $23,500 REALCOMP
• 2015-09-25 Listed $25,900 REALCOMP
• 2013-11-09 Listing Removed — MiRealSource-MiMLS
• 2013-09-30 Listing Removed — MiRealSource-MiMLS
• 2013-05-08 Listed $32,900 MiRealSource-MiMLS
• 2012-10-04 Listed $39,900 MiRealSource-MiMLS

Property tax history

+2.5%/yr

Latest (2025): $915 · +3.9% YoY. Source: county tax records.