3333 Ravenswood Road Rd #81 · Marysville, MI 48040

$99,900

3 bd · 2.0 ba · 1,568 sqft · Other · 12 Days on market

Built 1988 $555/mo HOA · 16% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Meticulously maintained and move-in ready, this spacious 3-bedroom, 2-bath home offers a desirable split-bedroom floor plan, abundant storage, and exceptional indoor-outdoor living in the highly sought-after Marysville Villa Estates 55+ community. The bright and inviting layout features a large living room, formal dining area, spacious kitchen with center island and abundant cabinetry, plus a sunny breakfast nook perfect for everyday dining. The private primary suite is thoughtfully separated from the secondary bedrooms and features a walk-in closet and private bath. Two additional bedrooms and a full bath provide comfortable accommodations for guests, hobbies, or a home office. A standout feature of this home is the expansive screened porch, creating the perfect space to relax, entertain, or enjoy Michigan's beautiful seasons. Additional outdoor living areas include front and rear decks surrounded by beautifully maintained landscaping. Pride of ownership is evident throughout, from the spotless interior to the manicured grounds. Improvements in the last 10 years include Wallside vinyl windows, asphalt shingle roof, natural gas furnace, heat pump, central air conditioning, and a programmable thermostat. The detached garage offers 200-amp electrical service, built-in workbench and storage cabinetry, making it ideal for hobbyists or additional storage needs. A covered carport and storage shed provide even more convenience. All appliances are included, making this a truly turnkey opportunity. Community requires at least one occupant to be 55 years of age or older. Buyer must be approved by park management. Manufactured homes are subject to a 6% Michigan sales tax and title transfer fee, payable by purchaser through the Michigan Secretary of State at closing. Exceptional condition, spacious layout, and low-maintenance living make this one of the finest opportunities available in Marysville Villa Estates.

Key facts

• Spacious kitchen
• Large living room
• Formal dining area

Tags

• SPLIT-BEDROOM FLOOR PLAN
• ABUNDANT STORAGE
• INDOOR-OUTDOOR LIVING
• LARGE LIVING ROOM
• FORMAL DINING AREA
• SPACIOUS KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $555; Association provides grounds maintenance; Community clubhouse; Senior community

Exterior

• Parking: Detached garage; Carport; 1.5 garage spaces
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; One level; Ground-level entry with steps; Aluminum siding exterior; Irregular lot shape; Paved road access
• Construction: Built with aluminum siding; Slab foundation
• Exterior features: Outdoor lighting; Covered patio/porch; Deck; Porch; Asphalt roof

Interior

• Kitchen: Dishwasher; Disposal; Free-standing electric range; Free-standing refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: High-speed internet; Furnished
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Cap rate 23.4% 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; 3 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 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

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

Recommended offer $99,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 3.39% ✓
• Cap rate: 23.45%
• Cash-on-cash: 61.27%
• DSCR: 3.73
• GRM: 2.5

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: 60.3%
• Equity multiple: 3.69×
• Total profit: $75,172
• Equity at exit: $14,895

10-year hold

• IRR: 65.0%
• Equity multiple: 7.58×
• Total profit: $184,186
• Equity at exit: $8,638

Cash invested: $27,972 (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: 2.5×

Monthly cashflow live

• Estimated rent: $3,384 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$555
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $1,428

Break-even live

Break-even rent $1,576

Max offer price $99,900

Occupancy floor 53%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	2d	1	0.57mi
3991 Brookstone Pl Port Huron, MI	2.0–3.0	1.0–2.0	1078	$1,570	$1.46	1d	7	0.87mi
2903 Golden Crest Ct Port Huron, MI	2.0–3.0	2.0	1066	$1,204	$1.13	1d	16	1.34mi

HOA detail

• Monthly dues: $555 · $6,660/yr
• Likely covers: gaselectriclandscaping

Listing history 10 events

1. 2026-06-19
   status $99,900 Pending 12 DOM
2. 2026-06-18
   days on market $99,900 Active 12 DOM
3. 2026-06-17
   days on market $99,900 Active 11 DOM
4. 2026-06-16
   days on market $99,900 Active 10 DOM
5. 2026-06-15
   days on market $99,900 Active 9 DOM
6. 2026-06-13
   days on market $99,900 Active 7 DOM
7. 2026-06-09
   days on market $99,900 Active 3 DOM
8. 2026-06-08
   days on market $99,900 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $99,900 Active 1 DOM

ⓘ 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: $40,613
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$3,249
• − Management: −$3,249
• − HOA: −$6,660
• − Depreciation: −$2,906
• Taxable income: $16,954
• Est. tax owed @ 24.0%: −$4,069
• After-tax cash flow: $13,070/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

2 events — show timeline

• 2026-06-06 Listed $99,900 REALCOMP
• 2026-06-06 Listed $99,900 MiRealSource-MiMLS

Property tax history

-32.4%/yr

Latest (2014): $26 · -32.4% YoY. Source: county tax records.