1660 River Rd #53 · Marysville, MI 48040

$205,900

2 bd · 2.0 ba · 1,054 sqft · Condo · 128 Days on market

Built 1986 $195/sqft · 9% above area Est $189k · 9% over $350/mo HOA · 17% of rent

---

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 +13.7/30.0
• 1% rule +5.2/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lost Whale condominium. This entry-level, 2-bedroom, 2-bathroom condo offers a fantastic view of the St. Clair River, providing a serene backdrop to your daily life. Spanning 1,054 sq. ft. , the unit features a spacious primary suite, convenient in-unit laundry, and a detached garage. Perfectly situated for those who love the water, this condo is a peaceful retreat you won't want to miss! Only minutes from walking path along the river, Marysville Golf Course and much more. Association fee includes water and electricity service to garage

Key facts

• In-unit laundry
• Walking path
• Detached garage

Tags

• SPACIOUS PRIMARY SUITE
• IN-UNIT LAUNDRY
• DETACHED GARAGE
• WALKING PATH
• MARYSVILLE GOLF COURSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $206k.

Deal economics

• At list price, monthly cash flow is $14 ($167/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $206k).
• Recommended offer: $181k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 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 $6k 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 128 days — a 12% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $85k; list at $206k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $181,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

• ARV (median comp): $188,620
• List price: $205,900
• Delta: 9.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-32,312
• Equity at exit: $30,700

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-26,327
• Equity at exit: $17,802

Cash invested: $57,652 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,080
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$86
• HOA: −$350
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $14

Break-even live

Break-even rent $2,074

Max offer price $205,900

Occupancy floor 94%

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: $51,475
• Closing costs: $6,177
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $205,900 Active 128 DOM
2. 2026-06-17
   days on market $205,900 Active 127 DOM
3. 2026-06-16
   days on market $205,900 Active 126 DOM
4. 2026-06-15
   days on market $205,900 Active 125 DOM
5. 2026-06-13
   days on market $205,900 Active 123 DOM
6. 2026-06-09
   days on market $205,900 Active 119 DOM
7. 2026-06-08
   pricedays on market $205,900 Active 118 DOM
8. 2026-06-07
   days on market $209,900 Active 117 DOM
9. 2026-06-04
   days on market $209,900 Active 114 DOM
10. 2026-06-03
    days on market $209,900 Active 113 DOM
11. 2026-06-02
    days on market $209,900 Active 112 DOM
12. 2026-06-01
    days on market $209,900 Active 111 DOM
13. 2026-05-31
    days on market $209,900 Active 110 DOM
14. 2026-02-10
    listed $209,900 Active 542-char remark

    Show marketing remark (542 chars)

    Lost Whale condominium. This entry-level, 2-bedroom, 2-bathroom condo offers a fantastic view of the St. Clair River, providing a serene backdrop to your daily life. Spanning 1,054 sq. ft. , the unit features a spacious primary suite, convenient in-unit laundry, and a detached garage. Perfectly situated for those who love the water, this condo is a peaceful retreat you won't want to miss! Only minutes from walking path along the river, Marysville Golf Course and much more. Association fee includes water and electricity service to garage

15. 2026-02-10
    listed $209,900 Active 542-char remark

    Show marketing remark (542 chars)

    Lost Whale condominium. This entry-level, 2-bedroom, 2-bathroom condo offers a fantastic view of the St. Clair River, providing a serene backdrop to your daily life. Spanning 1,054 sq. ft. , the unit features a spacious primary suite, convenient in-unit laundry, and a detached garage. Perfectly situated for those who love the water, this condo is a peaceful retreat you won't want to miss! Only minutes from walking path along the river, Marysville Golf Course and much more. Association fee includes water and electricity service to garage

16. 2011-09-20
    soldstatus $85,000
17. 2011-09-15
    soldstatus $85,000
18. 2011-09-15
    soldstatus $85,000
19. 2011-09-02
    historical
20. 2011-07-29
    listed $89,900
21. 2011-07-29
    listed $89,900

ⓘ 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: $1,473 · $123/mo
• Projected year-2 tax: $2,322 · $194/mo
• Expected delta: +$849/yr (+$71/mo · 57.6%)

ⓘ 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 ≥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: $25,098
• − Mortgage interest: −$11,534
• − Property taxes: −$1,473
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$4,200
• − Depreciation: −$5,990
• Taxable loss: −$3,144
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $922/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

+133.5% since first listed

8 events — show timeline

• 2026-02-10 Listed $209,900 REALCOMP
• 2026-02-10 Listed $209,900 MiRealSource-MiMLS
• 2011-09-20 Sold (Public Records) $85,000 Public Records
• 2011-09-15 Sold (MLS) $85,000 REALCOMP
• 2011-09-15 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2011-09-02 Listing Removed — MiRealSource-MiMLS
• 2011-07-29 Listed $89,900 REALCOMP
• 2011-07-29 Listed $89,900 MiRealSource-MiMLS

Property tax history

-0.7%/yr

Latest (2025): $1,473 · -23.1% YoY. Source: county tax records.