340 E Arbor St E · Marcellus, MI 49067

$69,900

3 bd · 1.0 ba · 814 sqft · SingleFamily public records · 178 Days on market

Built 1910 8,276 sqft lot $86/sqft · 52% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

Key facts

• 8,276 sq ft lot
• Built 1910
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#202 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Marcellus Community Schools (rural): math 25% / reading 38% proficiency, ranked #332 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 128 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cass 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y ago; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.37%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (median comp): $145,129
• List price: $69,900
• Delta: -51.84%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 W Arbor St	0.37mi	2/1.0 (-1)	758 (-7%)	24mo	$100,000	$132	46

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: 16.4%
• Equity multiple: 1.66×
• Total profit: $12,924
• Equity at exit: $10,422

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $42,419
• Equity at exit: $6,044

Cash invested: $19,572 (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 49067

• Home prices YoY: -34.1%
• Active inventory: 39
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $381

Break-even live

Break-even rent $534

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $69,900 Active 178 DOM
2. 2026-06-17
   days on market $69,900 Active 177 DOM
3. 2026-06-16
   days on market $69,900 Active 176 DOM
4. 2026-06-15
   days on market $69,900 Active 175 DOM
5. 2026-06-13
   days on market $69,900 Active 173 DOM
6. 2026-06-12
   days on market $69,900 Active 172 DOM
7. 2026-06-09
   days on market $69,900 Active 169 DOM
8. 2026-06-08
   days on market $69,900 Active 168 DOM
9. 2026-06-07
   days on market $69,900 Active 167 DOM
10. 2026-06-04
    days on market $69,900 Active 163 DOM
11. 2026-06-02
    days on market $69,900 Active 162 DOM
12. 2026-06-01
    days on market $69,900 Active 161 DOM
13. 2026-05-31
    days on market $69,900 Active 160 DOM
14. 2026-05-31
    days on market $69,900 Active 159 DOM
15. 2026-03-25
    price $87,500 945-char remark

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

16. 2026-03-25
    price $87,500 945-char remark

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

17. 2026-03-25
    price $87,500

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

18. 2026-02-28
    price $94,900 945-char remark

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

19. 2026-02-27
    price $94,900 945-char remark

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

20. 2026-02-27
    price $94,900

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

21. 2025-12-22
    listed $99,999 Active 945-char remark

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

22. 2025-12-22
    listed $99,999 Active 945-char remark

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

23. 2025-12-22
    listed $99,999 Active

    Show marketing remark (945 chars)

    Affordable Home Under $100K in Marcellus- Stop Renting & Start Building Equity!Welcome to 340 E Arbor St, a cozy 2-bedroom home in a quiet town known for very low property taxes. Perfect for first-time buyers, downsizers, or investors looking for an affordable opportunity. The big-ticket updates are already done - brand-new metal roof, furnace, and water heater, plus a conversion to natural gas, all completed in late 2024. That means peace of mind and lower utility costs. Just under 900 sq ft, this home is efficiently laid out. the second bedroom is smaller, making it ideal for a nursery, home office, or guest room. Flooring shows some cosmetic wear giving buyers a chance to add value with minimal work. Monthly payments can be less than rent, making this a smart move whether you're buying to live in or investing. Affordable. Updated. Low taxes. High potential. Schedule your showing today- Homes at this price point don't last.

24. 2023-05-16
    historical
25. 2023-05-15
    historical
26. 2022-11-15
    listed $59,900 Active
27. 2022-11-15
    listed $59,900 Active
28. 2020-06-16
    historical
29. 2020-06-16
    historical
30. 2020-06-16
    historical
31. 2020-03-12
    price $39,900
32. 2020-01-03
    price $44,900
33. 2019-12-04
    listed $39,900
34. 2019-12-04
    listed $49,700 Active
35. 2019-12-04
    listed $39,900
36. 1998-02-03
    listed $39,700
37. 1998-02-03
    listed $39,700

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $694 · $58/mo
• Expected delta: +$382/yr (+$32/mo · 122.6%)

ⓘ 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 2/10 Low 7 d/yr ≥100°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: $12,194
• − Mortgage interest: −$3,915
• − Property taxes: −$312
• − Insurance: −$350
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$2,033
• Taxable income: $3,633
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,701/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: Marcellus Community Schools
• NCES district ID: 2622740
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $49,318
• Composite: 27.33/100
• National rank: #6988
• State rank: #332 of 540 in MI

Livability — Marcellus

• Score: 73/100
• State rank: #202
• US rank: #5150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marcellus, MI
• Population (ZIP): 4,031

Population outlook (Cass County) Hauer SSP2

• Today (2025): 49,919 people
• By 2030: 48,320 · -3.2%
• By 2040: 44,230 · -11.4%
• By 2050: 39,852 · -20.2%
• By 2075: 31,440 · -37.0%
• By 2100: 23,914 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Italian 4% Iranian 3%
• Foreign-born: 1% · China

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.9) · D 32.5% · R 66.4% · Other 1.1%
• 2008→2024 swing: -38.0pp toward R · 2008: 4.1pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+28.9 2016: R+29.9 2012: R+13.7 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.32%
• Current HPI: 188.0562
• 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

+120.4% since first listed

23 events — show timeline

• 2026-03-25 Price Changed $87,500 MiRealSource-MiMLS
• 2026-03-25 Price Changed $87,500 REALCOMP
• 2026-03-25 Price Changed $87,500 SW Michigan MLS
• 2026-02-28 Price Changed $94,900 MiRealSource-MiMLS
• 2026-02-27 Price Changed $94,900 REALCOMP
• 2026-02-27 Price Changed $94,900 SW Michigan MLS
• 2025-12-22 Listed $99,999 SW Michigan MLS
• 2025-12-22 Listed $99,999 REALCOMP
• 2025-12-22 Listed $99,999 MiRealSource-MiMLS
• 2023-05-16 Listing Removed — MiRealSource-MiMLS
• 2023-05-15 Listing Removed — REALCOMP
• 2022-11-15 Listed $59,900 MiRealSource-MiMLS
• 2022-11-15 Listed $59,900 REALCOMP
• 2020-06-16 Listing Removed — MiRealSource-MiMLS
• 2020-06-16 Listing Removed — SW Michigan MLS
• 2020-06-16 Listing Removed — REALCOMP
• 2020-03-12 Price Changed $39,900 SW Michigan MLS
• 2020-01-03 Price Changed $44,900 SW Michigan MLS
• 2019-12-04 Listed $39,900 MiRealSource-MiMLS
• 2019-12-04 Listed $49,700 SW Michigan MLS
• 2019-12-04 Listed $39,900 REALCOMP
• 1998-02-03 Listed $39,700 SW Michigan MLS
• 1998-02-03 Listed $39,700 REALCOMP

Property tax history

-4.1%/yr

Latest (2025): $312 · -45.8% YoY. Source: county tax records.