455 6th St · Marysville, MI 48040

$135,000

3 bd · 1.5 ba · 1,632 sqft · SingleFamily · 1 Days on market

Built 1954 0.73 ac lot Est $253k · 47% under

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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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.6/10.0
• 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

Home needs extensive work and has/had moisture and mold issues. Still so many attributes: -The yard is enormous at just under an acre. Lots of space to play, grow, and store things. -Amazing outbuilding built in 2018 - used as a studio. Has a 220V, gas heat, and a non-potable water source. Its a must see!!! -Fence was installed in 2022. -Crawl space has a vapor barrier installed 2008. -Tankless water heater installed 2019. -Front flower bed have perennial bulbs tulips, day liliy, iris, peony, hostas -Gas and Wood burning fireplaces -Chimney rebricked and new lining in 2017 -Windows are fiberglass installed 2014? -Bedroom closets and hall entry closets are cedar lined HOME IS BEING SOLD A

Key facts

• Enormous yard
• Cedar lined closets
• 0.73 acre lot

Tags

• ENORMOUS YARD
• OUTBUILDING BUILT IN 2018
• FENCE INSTALLED IN 2022
• VAPOR BARRIER INSTALLED
• CEDAR LINED CLOSETS

Property features AI

Exterior

• Parking: Attached garage, 2 parking spaces; Garage dimensions approximately 25 x 25
• Utilities: Public water; Public sewer (assumed public utilities listed under water); Electric service (standard residential power)
• Home design: Residential single-story home; Built in 1954; Frontage approximately 147 feet
• Construction: Brick and vinyl siding exterior; Crawl space foundation
• Exterior features: Fenced yard; Irregular, wooded lot; Paved street access

Interior

• Kitchen: Kitchen (Entry) approx. 12 x 10; Appliances included: Range/Oven, Refrigerator
• Bedrooms: Bedroom 1 (Entry): 12 x 14, wood flooring; Bedroom 2 (Entry): 10 x 12, wood flooring; Bedroom 3 (Entry): approx. 10 wide, wood flooring
• Flooring: Wood flooring in bedrooms and dining room
• Bathrooms: Two total bathrooms/lavatories; Full bathrooms: 1; Lavatories: 1; Main bathroom (Entry) approx. 5 x 5
• Heating & cooling: Forced air heating; Natural gas heat source; Tankless hot water heater
• Interior features: Fireplace in family room (natural fireplace); 9 total rooms
• Laundry & utility: Laundry room (Entry) approx. 10 x 10; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 7.3% 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; 1 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 $933 of loan paydown is wiped out by about $4k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $252,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
688 New Hampshire Ave	0.16mi	4/2.0 (+1)	1,435 (-12%)	1mo	$305,000	$213	65
600 Applegate Dr	0.54mi	3/2.0	1,560 (-4%)	1mo	$235,000	$151	65
855 Illinois St	0.41mi	4/1.5 (+1)	1,488 (-9%)	2mo	$235,000	$158	60
850 Montana St	0.72mi	3/1.5	1,631 (-0%)	12mo	$280,000	$172	56
675 Applegate Dr	0.63mi	3/2.0	1,560 (-4%)	10mo	$215,000	$138	53
802 Colorado St	0.37mi	3/1.0	1,449 (-11%)	12mo	$222,000	$153	52
422 Colorado Ave	0.45mi	3/2.5	1,848 (+13%)	5mo	$308,500	$167	49
1202 Connecticut Ave	0.63mi	3/1.0	1,540 (-6%)	13mo	$241,500	$157	48
229 Michigan Ave	0.67mi	3/2.0	1,800 (+10%)	3mo	$229,900	$128	47
690 Montana St	0.68mi	3/2.0	1,840 (+13%)	0mo	$285,000	$155	45
695 Bunce Ave	0.68mi	4/2.0 (+1)	1,800 (+10%)	4mo	$266,000	$148	41
1006 13th St	0.73mi	2/1.0 (-1)	1,552 (-5%)	14mo	$189,900	$122	39

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-14,610
• Equity at exit: $20,129

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,966
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$364 /mo · $4,371/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $112

Break-even live

Break-even rent $1,428

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3991 Brookstone Pl Port Huron, MI	2.0–3.0	1.0–2.0	1078	$1,570	$1.46	1d	7	1.26mi

Listing history 4 events

1. 2026-06-15
   statusdays on marketlisting id $135,000 Pending 1 DOM
2. 2026-06-15
   days on market $135,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $135,000 Active 1 DOM

ⓘ 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: $4,371 · $364/mo
• Projected year-2 tax: $4,371 · $364/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,840
• − Mortgage interest: −$7,562
• − Property taxes: −$4,371
• − Insurance: −$675
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$3,927
• Taxable loss: −$710
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $1,512/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

1 event — show timeline

• 2026-06-12 Listed $135,000 MiRealSource-MiMLS

Property tax history

+6.5%/yr

Latest (2025): $4,371 · -8.6% YoY. Source: county tax records.