11641 17 Mile Rd · Marshall, MI 49068

$129,900

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 25 Days on market

Built 1946 0.77 ac lot Est $191k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

For additional detailed information, please visit: https://bit.ly/4v5OiWt Welcome to this charming 2-bedroom, 1-bath ranch offers 1044 sq ft of inviting living space on a spacious 0.77-acre lot. The beautifully updated kitchen serves as the heart of the home, featuring modern touches while maintaining its warm and welcoming feel. Natural light fills the interior, highlighting the cozy character and thoughtful updates throughout. Outside, the expansive yard offers endless possibilities for entertaining, gardening, recreation, or simply enjoying the peaceful setting. Close to everything.

Key facts

• Expansive yard
• Updated kitchen
• Peaceful setting

Tags

• UPDATED KITCHEN
• EXPANSIVE YARD
• INVITING LIVING SPACE
• PEACEFUL SETTING

Property features AI

Exterior

• Utilities: Well water; Natural gas connected
• Home design: Ranch-style single family home; One-story; Built in 1946
• Construction: Vinyl and wood siding; Asphalt shingle roof; Built 1946
• Exterior features: Paved road access; Shed(s) on property; Lot approximately 0.77 acres

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (12 x 15); Bedroom 2 (10 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Accessible entrance; 6 total rooms; Slab basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 2.6% in Marshall — 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 72/100 on livability (#254 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools C-, employment C-, amenities F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $56k; list at $130k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.81%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $191,052
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16755 B Dr S	0.63mi	2/1.0 (-1)	1,056 (+1%)	9mo	$193,000	$183	56

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $28,753
• Equity at exit: $19,369

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $89,080
• Equity at exit: $11,231

Cash invested: $36,372 (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 49068

• Active inventory: 153
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $782

Break-even live

Break-even rent $1,010

Max offer price $129,900

Occupancy floor 56%

Sensitivity live

Price	-10% $856	-5% $819	+0% $782	+5% $746	+10% $709
Rent	-10% $624	-5% $703	+0% $782	+5% $861	+10% $940
Rate	-1.0pp $848	-0.5pp $815	base $782	+0.5pp $749	+1.0pp $715

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1045 Rebecca St Marshall, MI	3.0	2.0	1216	$2,000	$1.64	44d	1	1.21mi

Listing history 25 events

1. 2026-06-19
   days on market $129,900 Active 25 DOM
2. 2026-06-18
   status $129,900 Active 24 DOM
3. 2026-06-18
   days on market $129,900 Active - Contingent 24 DOM
4. 2026-06-17
   days on market $129,900 Active - Contingent 23 DOM
5. 2026-06-16
   days on market $129,900 Active - Contingent 22 DOM
6. 2026-06-15
   days on market $129,900 Active - Contingent 21 DOM
7. 2026-06-14
   days on market $129,900 Active - Contingent 19 DOM
8. 2026-06-13
   days on market $129,900 Active - Contingent 18 DOM
9. 2026-06-10
   days on market $129,900 Active - Contingent 16 DOM
10. 2026-06-09
    days on market $129,900 Active - Contingent 15 DOM
11. 2026-06-08
    days on market $129,900 Active - Contingent 14 DOM
12. 2026-06-07
    days on market $129,900 Active - Contingent 13 DOM
13. 2026-06-05
    days on market $129,900 Active - Contingent 10 DOM
14. 2026-06-03
    days on market $129,900 Active - Contingent 9 DOM
15. 2026-06-02
    days on market $129,900 Active - Contingent 8 DOM
16. 2026-06-01
    days on market $129,900 Active - Contingent 7 DOM
17. 2026-05-31
    days on market $129,900 Active - Contingent 6 DOM
18. 2026-05-30
    days on market $129,900 Active - Contingent 5 DOM
19. 2026-05-18
    listed $129,900 Active 594-char remark

    Show marketing remark (592 chars)

    For additional detailed information, please visit: https://bit.ly/4v5OiWt Welcome to this charming 2-bedroom, 1-bath ranch offers 1044 sq ft of inviting living space on a spacious 0.77-acre lot. The beautifully updated kitchen serves as the heart of the home, featuring modern touches while maintaining its warm and welcoming feel. Natural light fills the interior, highlighting the cozy character and thoughtful updates throughout. Outside, the expansive yard offers endless possibilities for entertaining, gardening, recreation, or simply enjoying the peaceful setting. Close to everything.

20. 2026-05-18
    listed $129,900 Active

    Show marketing remark (592 chars)

    For additional detailed information, please visit: https://bit.ly/4v5OiWt Welcome to this charming 2-bedroom, 1-bath ranch offers 1044 sq ft of inviting living space on a spacious 0.77-acre lot. The beautifully updated kitchen serves as the heart of the home, featuring modern touches while maintaining its warm and welcoming feel. Natural light fills the interior, highlighting the cozy character and thoughtful updates throughout. Outside, the expansive yard offers endless possibilities for entertaining, gardening, recreation, or simply enjoying the peaceful setting. Close to everything.

21. 2026-05-18
    listed $129,900 Active 592-char remark

    Show marketing remark (592 chars)

    For additional detailed information, please visit: https://bit.ly/4v5OiWt Welcome to this charming 2-bedroom, 1-bath ranch offers 1044 sq ft of inviting living space on a spacious 0.77-acre lot. The beautifully updated kitchen serves as the heart of the home, featuring modern touches while maintaining its warm and welcoming feel. Natural light fills the interior, highlighting the cozy character and thoughtful updates throughout. Outside, the expansive yard offers endless possibilities for entertaining, gardening, recreation, or simply enjoying the peaceful setting. Close to everything.

22. 1996-07-12
    soldstatus $56,000
23. 1996-07-12
    soldstatus $56,000
24. 1996-04-23
    listed $58,900
25. 1996-04-23
    listed $58,900

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $1,374 · $114/mo
• Expected delta: +$627/yr (+$52/mo · 84.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$7,276
• − Property taxes: −$747
• − Insurance: −$650
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,779
• Taxable income: $7,708
• Est. tax owed @ 24.0%: −$1,850
• After-tax cash flow: $7,539/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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Marshall

• Score: 72/100
• State rank: #254
• US rank: #6352

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,954

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.10%
• Current HPI: 192.69
• 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

+120.5% since first listed

7 events — show timeline

• 2026-05-18 Listed $129,900 MiRealSource-MiMLS
• 2026-05-18 Listed $129,900 SW Michigan MLS
• 2026-05-18 Listed $129,900 REALCOMP
• 1996-07-12 Sold (MLS) $56,000 REALCOMP
• 1996-07-12 Sold (MLS) $56,000 SW Michigan MLS
• 1996-04-23 Listed $58,900 REALCOMP
• 1996-04-23 Listed $58,900 SW Michigan MLS

Property tax history

-13.6%/yr

Latest (2024): $747 · +5.9% YoY. Source: county tax records.