721 Range Rd · Marysville, MI 48040

$259,900

3 bd · 2.0 ba · 1,547 sqft · SingleFamily · 6 Days on market

Built 1980 0.45 ac lot $168/sqft · 9% below area Est $287k · 9% under

---

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 +13.5/30.0
• ARV discount +11.7/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• 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

Beautifully maintained home located in the highly sought-after Marysville School District! This 3-bedroom, 2-bathroom home features a spacious primary suite with a private bath and walk-in closet. Enjoy the open-concept layout with a welcoming kitchen and cozy gas fireplace—perfect for everyday living and entertaining. Step outside to a maintenance-free Trex deck overlooking a large backyard. Cool off and entertain all summer long with the included pool—perfect timing for the season! Additional highlights include a 2-car attached garage and a full, dry basement with a steel-reinforced core-pour foundation, offering excellent storage or finishing potential. A whole-house Generac generator is also included, providing added peace of mind during power outages.

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Residential property in SUB D VILLAGE OF MARYSVILLE (cross streets: 6th Street / Huron Boulevard)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick and vinyl siding exterior; Above-grade living area about 1,547 square feet
• Exterior features: Lot dimensions approximately 80 x 245; Approximately 0.45 acre lot

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Oven; Range; Refrigerator
• Bedrooms: Total rooms: 6; Basement present
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: High speed internet; Gas fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $11 ($136/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 $231k (11.3% below list).
• Recommended offer: $231k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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.

Recommended offer $230,511 (11.3% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $286,699
• List price: $259,900
• Delta: -9.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Range Rd	0.00mi	3/2.0	1,547 (0%)	0mo	$268,000	$173	100
4673 Smiths Creek Rd	0.38mi	3/2.0	1,584 (+2%)	0mo	$336,250	$212	78
850 Montana St	0.17mi	3/1.5	1,631 (+5%)	12mo	$280,000	$172	71
250 Oregon Ave	0.44mi	3/2.0	1,470 (-5%)	6mo	$380,000	$259	66
240 Oregon Ave	0.44mi	3/2.0	1,700 (+10%)	2mo	$415,000	$244	61
802 Colorado St	0.51mi	3/1.0	1,449 (-6%)	12mo	$222,000	$153	52
1337 Carolina Ave	0.71mi	3/2.0	1,646 (+6%)	6mo	$233,000	$142	52
688 New Hampshire Ave	0.74mi	4/2.0 (+1)	1,435 (-7%)	1mo	$305,000	$213	48
936 Colorado St	0.53mi	3/1.5	1,381 (-11%)	11mo	$130,000	$94	46
621 Range Rd	0.49mi	3/2.0	1,345 (-13%)	12mo	$290,000	$216	45
290 Oregon Ave	0.74mi	3/2.5	1,750 (+13%)	9mo	$399,999	$229	34
293 Nevada Ave	0.75mi	3/2.5	1,750 (+13%)	9mo	$415,000	$237	34

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-41,352
• Equity at exit: $38,752

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-34,907
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$339 /mo · $4,062/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $11

Break-even live

Break-even rent $2,291

Max offer price $259,900

Occupancy floor 95%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-05
   status Pending 766-char remark

   Show marketing remark (778 chars)

   Beautifully maintained home located in the highly sought-after Marysville School District! This 3-bedroom, 2-bathroom home features a spacious primary suite with a private bath and walk-in closet. Enjoy the open-concept layout with a welcoming kitchen and cozy gas fireplace—perfect for everyday living and entertaining. Step outside to a maintenance-free Trex deck overlooking a large backyard. Cool off and entertain all summer long with the included pool—perfect timing for the season! Additional highlights include a 2-car attached garage and a full, dry basement with a steel-reinforced core-pour foundation, offering excellent storage or finishing potential. A whole-house Generac generator is also included, providing added peace of mind during power outages.

2. 2026-05-05
   status Pending 778-char remark

   Show marketing remark (778 chars)

   Beautifully maintained home located in the highly sought-after Marysville School District! This 3-bedroom, 2-bathroom home features a spacious primary suite with a private bath and walk-in closet. Enjoy the open-concept layout with a welcoming kitchen and cozy gas fireplace—perfect for everyday living and entertaining. Step outside to a maintenance-free Trex deck overlooking a large backyard. Cool off and entertain all summer long with the included pool—perfect timing for the season! Additional highlights include a 2-car attached garage and a full, dry basement with a steel-reinforced core-pour foundation, offering excellent storage or finishing potential. A whole-house Generac generator is also included, providing added peace of mind during power outages.

3. 2026-04-29
   listed $259,900 Active 766-char remark

   Show marketing remark (778 chars)

   Beautifully maintained home located in the highly sought-after Marysville School District! This 3-bedroom, 2-bathroom home features a spacious primary suite with a private bath and walk-in closet. Enjoy the open-concept layout with a welcoming kitchen and cozy gas fireplace—perfect for everyday living and entertaining. Step outside to a maintenance-free Trex deck overlooking a large backyard. Cool off and entertain all summer long with the included pool—perfect timing for the season! Additional highlights include a 2-car attached garage and a full, dry basement with a steel-reinforced core-pour foundation, offering excellent storage or finishing potential. A whole-house Generac generator is also included, providing added peace of mind during power outages.

4. 2026-04-29
   listed $259,900 Active 778-char remark

   Show marketing remark (778 chars)

   Beautifully maintained home located in the highly sought-after Marysville School District! This 3-bedroom, 2-bathroom home features a spacious primary suite with a private bath and walk-in closet. Enjoy the open-concept layout with a welcoming kitchen and cozy gas fireplace—perfect for everyday living and entertaining. Step outside to a maintenance-free Trex deck overlooking a large backyard. Cool off and entertain all summer long with the included pool—perfect timing for the season! Additional highlights include a 2-car attached garage and a full, dry basement with a steel-reinforced core-pour foundation, offering excellent storage or finishing potential. A whole-house Generac generator is also included, providing added peace of mind during power outages.

5. 2026-04-27
   historical $259,900 778-char remark

   Show marketing remark (778 chars)

   Beautifully maintained home located in the highly sought-after Marysville School District! This 3-bedroom, 2-bathroom home features a spacious primary suite with a private bath and walk-in closet. Enjoy the open-concept layout with a welcoming kitchen and cozy gas fireplace—perfect for everyday living and entertaining. Step outside to a maintenance-free Trex deck overlooking a large backyard. Cool off and entertain all summer long with the included pool—perfect timing for the season! Additional highlights include a 2-car attached garage and a full, dry basement with a steel-reinforced core-pour foundation, offering excellent storage or finishing potential. A whole-house Generac generator is also included, providing added peace of mind during power outages.

6. 2018-07-02
   soldstatus $164,000
7. 2018-05-18
   soldstatus $164,000 Closed

   Show marketing remark (936 chars)

   Very nice floor plan with large entry and wide hallways. Extremely neat and clean. .. even the basement. Open Kitchen with all appliances remaining (new Amanda DW and Whirlpool Electric stove) walk-in pantry. Has "Instant hot water" Family room has gas fireplace w/ remote, doors to maintenance free Trex deck overlooking huge yard. Sunken LR with bay window, gas fireplace. Master bed with private bath and walk-in closet. Double deep fenced lot with 2 access gates and one large gate. Automatic whole house generator. Carrier Furnace (with air cleaner and humidifier) checked every year by Vincents-new Lochivar Gas Hot Water Heater. New roof 2013. Tru- Green treats lawn yearly. Home is also treated quarterly by Rose Pest Removal. See property profile sheet uploaded on-line for all the upgrades and extras sellers have done. Will not last! One of the cleanest homes one will find! Seller now offering a Home Warranty!

8. 2018-05-18
   soldstatus $164,000

   Show marketing remark (936 chars)

   Very nice floor plan with large entry and wide hallways. Extremely neat and clean. .. even the basement. Open Kitchen with all appliances remaining (new Amanda DW and Whirlpool Electric stove) walk-in pantry. Has "Instant hot water" Family room has gas fireplace w/ remote, doors to maintenance free Trex deck overlooking huge yard. Sunken LR with bay window, gas fireplace. Master bed with private bath and walk-in closet. Double deep fenced lot with 2 access gates and one large gate. Automatic whole house generator. Carrier Furnace (with air cleaner and humidifier) checked every year by Vincents-new Lochivar Gas Hot Water Heater. New roof 2013. Tru- Green treats lawn yearly. Home is also treated quarterly by Rose Pest Removal. See property profile sheet uploaded on-line for all the upgrades and extras sellers have done. Will not last! One of the cleanest homes one will find! Seller now offering a Home Warranty!

9. 2018-04-05
   status Pending
10. 2018-03-26
    price $159,900
11. 2018-02-21
    status Back on Market
12. 2018-02-15
    status Pending
13. 2018-02-05
    listed $164,900 Active

    Show marketing remark (936 chars)

    Very nice floor plan with large entry and wide hallways. Extremely neat and clean. .. even the basement. Open Kitchen with all appliances remaining (new Amanda DW and Whirlpool Electric stove) walk-in pantry. Has "Instant hot water" Family room has gas fireplace w/ remote, doors to maintenance free Trex deck overlooking huge yard. Sunken LR with bay window, gas fireplace. Master bed with private bath and walk-in closet. Double deep fenced lot with 2 access gates and one large gate. Automatic whole house generator. Carrier Furnace (with air cleaner and humidifier) checked every year by Vincents-new Lochivar Gas Hot Water Heater. New roof 2013. Tru- Green treats lawn yearly. Home is also treated quarterly by Rose Pest Removal. See property profile sheet uploaded on-line for all the upgrades and extras sellers have done. Will not last! One of the cleanest homes one will find! Seller now offering a Home Warranty!

14. 2018-02-05
    listed $159,900

    Show marketing remark (936 chars)

    Very nice floor plan with large entry and wide hallways. Extremely neat and clean. .. even the basement. Open Kitchen with all appliances remaining (new Amanda DW and Whirlpool Electric stove) walk-in pantry. Has "Instant hot water" Family room has gas fireplace w/ remote, doors to maintenance free Trex deck overlooking huge yard. Sunken LR with bay window, gas fireplace. Master bed with private bath and walk-in closet. Double deep fenced lot with 2 access gates and one large gate. Automatic whole house generator. Carrier Furnace (with air cleaner and humidifier) checked every year by Vincents-new Lochivar Gas Hot Water Heater. New roof 2013. Tru- Green treats lawn yearly. Home is also treated quarterly by Rose Pest Removal. See property profile sheet uploaded on-line for all the upgrades and extras sellers have done. Will not last! One of the cleanest homes one will find! Seller now offering a Home Warranty!

15. 2002-07-17
    soldstatus $162,000
16. 2002-07-17
    soldstatus $162,000
17. 2002-06-24
    historical
18. 2002-02-26
    listed $162,000
19. 2002-02-26
    listed $162,000

ⓘ 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: $4,062 · $339/mo
• Projected year-2 tax: $4,062 · $339/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 2/10 Low 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: $27,661
• − Mortgage interest: −$14,558
• − Property taxes: −$4,062
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$7,561
• Taxable loss: −$4,245
• Est. tax savings @ 24.0%: +$1,019
• After-tax cash flow: $1,154/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

+65.4% since first listed

21 events — show timeline

• 2026-06-15 Sold (MLS) $268,000 REALCOMP
• 2026-06-15 Sold (MLS) $268,000 MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-04-29 Listed $259,900 REALCOMP
• 2026-04-29 Listed $259,900 MiRealSource-MiMLS
• 2026-04-27 Coming Soon $259,900 MiRealSource-MiMLS
• 2018-07-02 Sold (Public Records) $164,000 Public Records
• 2018-05-18 Sold (MLS) $164,000 MiRealSource-MiMLS
• 2018-05-18 Sold (MLS) $164,000 REALCOMP
• 2018-04-05 Pending — MiRealSource-MiMLS
• 2018-03-26 Price Changed $159,900 MiRealSource-MiMLS
• 2018-02-21 Relisted — MiRealSource-MiMLS
• 2018-02-15 Pending — MiRealSource-MiMLS
• 2018-02-05 Listed $164,900 MiRealSource-MiMLS
• 2018-02-05 Listed $159,900 REALCOMP
• 2002-07-17 Sold (MLS) $162,000 MiRealSource-MiMLS
• 2002-07-17 Sold (MLS) $162,000 REALCOMP
• 2002-06-24 Listing Removed — MiRealSource-MiMLS
• 2002-02-26 Listed $162,000 MiRealSource-MiMLS
• 2002-02-26 Listed $162,000 REALCOMP

Property tax history

+5.5%/yr

Latest (2025): $4,062 · +4.2% YoY. Source: county tax records.