153 Meadow Ln · Marysville, MI 48060

$60,000

3 bd · 2.0 ba · 1,026 sqft · Manufactured · 232 Days on market

Built 2002 Good condition $58/sqft · 9% above area Est $55k · 9% over ↓ 8% since listing

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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
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• ARV discount +3.4/15.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-kept, furnished home is ideal for a young couple just starting out! This home features an open floor plan with three bedrooms and two full baths. Enjoy comfort year round with newer central air and the benefit of newer carpeting throughout. A large covered front porch with glider and sun shade makes for a welcoming entry and an ideal spot to relax. The property also offers a huge private backyard that backs up to a wooded area, perfect for enjoying nature in a peaceful setting. A 10' x 10' storage shed provides additional space for tools, equipment, or seasonal items. Located in Marysville Farms in Port Huron, this home provides convenient access to I-94 & I-69. Buyers Agent to verify current lot rent and park policies directly with the park office. All measurements are approximate. Buyer's agent to verify all information. Agent must make appointment to see the property via ShowingTime. Right of First Refusal: Sale is subject to a Landlord Right of First Refusal pursuant to current Community Rules & Regulations. Upon receipt of an acceptable Purchase Agreement, Seller is required to provide written notice and a copy of the agreement to the Landlord. Buyer acknowledges that the Landlord may elect to purchase the home in accordance with the governing Rules and Regulations.

Key facts

• 10 x 10 storage shed
• Wooded area
• Built 2002

Tags

• LARGE COVERED FRONT PORCH
• HUGE PRIVATE BACKYARD
• WOODED AREA
• 10 X 10 STORAGE SHED
• CONVENIENT ACCESS TO I-94
• CONVENIENT ACCESS TO I-69

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.6%/yr); 220 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).
• This rent runs 33% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.46% ✓
• Cap rate: 21.28%
• Cash-on-cash: 53.54%
• DSCR: 3.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $55,000
• List price: $60,000
• Delta: 9.09%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Meadow Ln	0.00mi	3/2.0	1,026 (0%)	1mo	$55,000	$54	99

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: 52.3%
• Equity multiple: 3.32×
• Total profit: $38,949
• Equity at exit: $8,946

10-year hold

• IRR: 57.9%
• Equity multiple: 6.91×
• Total profit: $99,258
• Equity at exit: $5,188

Cash invested: $16,800 (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 48060

• Rents YoY: 3.6%
• Active inventory: 220
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,474 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $750

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 44%

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: $15,000
• Closing costs: $1,800
• 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	0.46mi

Listing history 6 events

1. 2026-05-16
   status Pending 1313-char remark

   Show marketing remark (1331 chars)

   This well-kept, furnished home is ideal for a young couple just starting out! This home features an open floor plan with three bedrooms and two full baths. Enjoy comfort year round with newer central air and the benefit of newer carpeting throughout. A large covered front porch with glider and sun shade makes for a welcoming entry and an ideal spot to relax. The property also offers a huge private backyard that backs up to a wooded area, perfect for enjoying nature in a peaceful setting. A 10’ x 10’ storage shed provides additional space for tools, equipment, or seasonal items. Located in Marysville Farms in Port Huron, this home provides convenient access to I-94 & I-69. Buyers Agent to verify current lot rent and park policies directly with the park office. All measurements are approximate. Buyer’s agent to verify all information. Agent must make appointment to see the property via ShowingTime. Right of First Refusal: Sale is subject to a Landlord Right of First Refusal pursuant to current Community Rules & Regulations. Upon receipt of an acceptable Purchase Agreement, Seller is required to provide written notice and a copy of the agreement to the Landlord. Buyer acknowledges that the Landlord may elect to purchase the home in accordance with the governing Rules and Regulations.

2. 2026-05-16
   status Pending 1331-char remark

   Show marketing remark (1331 chars)

   This well-kept, furnished home is ideal for a young couple just starting out! This home features an open floor plan with three bedrooms and two full baths. Enjoy comfort year round with newer central air and the benefit of newer carpeting throughout. A large covered front porch with glider and sun shade makes for a welcoming entry and an ideal spot to relax. The property also offers a huge private backyard that backs up to a wooded area, perfect for enjoying nature in a peaceful setting. A 10’ x 10’ storage shed provides additional space for tools, equipment, or seasonal items. Located in Marysville Farms in Port Huron, this home provides convenient access to I-94 & I-69. Buyers Agent to verify current lot rent and park policies directly with the park office. All measurements are approximate. Buyer’s agent to verify all information. Agent must make appointment to see the property via ShowingTime. Right of First Refusal: Sale is subject to a Landlord Right of First Refusal pursuant to current Community Rules & Regulations. Upon receipt of an acceptable Purchase Agreement, Seller is required to provide written notice and a copy of the agreement to the Landlord. Buyer acknowledges that the Landlord may elect to purchase the home in accordance with the governing Rules and Regulations.

3. 2025-12-22
   price $60,000 1331-char remark

   Show marketing remark (1313 chars)

   This well-kept, furnished home is ideal for a young couple just starting out! This home features an open floor plan with three bedrooms and two full baths. Enjoy comfort year round with newer central air and the benefit of newer carpeting throughout. A large covered front porch with glider and sun shade makes for a welcoming entry and an ideal spot to relax. The property also offers a huge private backyard that backs up to a wooded area, perfect for enjoying nature in a peaceful setting. A 10' x 10' storage shed provides additional space for tools, equipment, or seasonal items. Located in Marysville Farms in Port Huron, this home provides convenient access to I-94 & I-69. Buyers Agent to verify current lot rent and park policies directly with the park office. All measurements are approximate. Buyer's agent to verify all information. Agent must make appointment to see the property via ShowingTime. Right of First Refusal: Sale is subject to a Landlord Right of First Refusal pursuant to current Community Rules & Regulations. Upon receipt of an acceptable Purchase Agreement, Seller is required to provide written notice and a copy of the agreement to the Landlord. Buyer acknowledges that the Landlord may elect to purchase the home in accordance with the governing Rules and Regulations.

4. 2025-12-22
   price $60,000 1313-char remark

   Show marketing remark (1313 chars)

   This well-kept, furnished home is ideal for a young couple just starting out! This home features an open floor plan with three bedrooms and two full baths. Enjoy comfort year round with newer central air and the benefit of newer carpeting throughout. A large covered front porch with glider and sun shade makes for a welcoming entry and an ideal spot to relax. The property also offers a huge private backyard that backs up to a wooded area, perfect for enjoying nature in a peaceful setting. A 10' x 10' storage shed provides additional space for tools, equipment, or seasonal items. Located in Marysville Farms in Port Huron, this home provides convenient access to I-94 & I-69. Buyers Agent to verify current lot rent and park policies directly with the park office. All measurements are approximate. Buyer's agent to verify all information. Agent must make appointment to see the property via ShowingTime. Right of First Refusal: Sale is subject to a Landlord Right of First Refusal pursuant to current Community Rules & Regulations. Upon receipt of an acceptable Purchase Agreement, Seller is required to provide written notice and a copy of the agreement to the Landlord. Buyer acknowledges that the Landlord may elect to purchase the home in accordance with the governing Rules and Regulations.

5. 2025-09-26
   listed $65,000 Active 1313-char remark

   Show marketing remark (1331 chars)

   This well-kept, furnished home is ideal for a young couple just starting out! This home features an open floor plan with three bedrooms and two full baths. Enjoy comfort year round with newer central air and the benefit of newer carpeting throughout. A large covered front porch with glider and sun shade makes for a welcoming entry and an ideal spot to relax. The property also offers a huge private backyard that backs up to a wooded area, perfect for enjoying nature in a peaceful setting. A 10’ x 10’ storage shed provides additional space for tools, equipment, or seasonal items. Located in Marysville Farms in Port Huron, this home provides convenient access to I-94 & I-69. Buyers Agent to verify current lot rent and park policies directly with the park office. All measurements are approximate. Buyer’s agent to verify all information. Agent must make appointment to see the property via ShowingTime. Right of First Refusal: Sale is subject to a Landlord Right of First Refusal pursuant to current Community Rules & Regulations. Upon receipt of an acceptable Purchase Agreement, Seller is required to provide written notice and a copy of the agreement to the Landlord. Buyer acknowledges that the Landlord may elect to purchase the home in accordance with the governing Rules and Regulations.

6. 2025-09-26
   listed $65,000 Active 1331-char remark

   Show marketing remark (1331 chars)

   This well-kept, furnished home is ideal for a young couple just starting out! This home features an open floor plan with three bedrooms and two full baths. Enjoy comfort year round with newer central air and the benefit of newer carpeting throughout. A large covered front porch with glider and sun shade makes for a welcoming entry and an ideal spot to relax. The property also offers a huge private backyard that backs up to a wooded area, perfect for enjoying nature in a peaceful setting. A 10’ x 10’ storage shed provides additional space for tools, equipment, or seasonal items. Located in Marysville Farms in Port Huron, this home provides convenient access to I-94 & I-69. Buyers Agent to verify current lot rent and park policies directly with the park office. All measurements are approximate. Buyer’s agent to verify all information. Agent must make appointment to see the property via ShowingTime. Right of First Refusal: Sale is subject to a Landlord Right of First Refusal pursuant to current Community Rules & Regulations. Upon receipt of an acceptable Purchase Agreement, Seller is required to provide written notice and a copy of the agreement to the Landlord. Buyer acknowledges that the Landlord may elect to purchase the home in accordance with the governing Rules and Regulations.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $17,684
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,415
• − Management: −$1,415
• − Depreciation: −$1,745
• Taxable income: $8,548
• Est. tax owed @ 24.0%: −$2,052
• After-tax cash flow: $6,943/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained, move-in-ready manufactured home is ideal for a young couple. It features an open floor plan, newer central air, and a large covered front porch. The property offers a huge private backyard and a 10' x 10' storage shed. With minor cosmetic updates, it can significantly increase its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value
• Both Replace carpet — Fresh carpet can make the home more appealing to buyers and renters
• Both Upgrade appliances — Modern appliances can attract more buyers and renters
• Both Install smart home features — Smart home features can increase the home's value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace carpet — Fresh carpet can make the home more appealing to buyers and renters ↑
• Both Upgrade appliances — Modern appliances can attract more buyers and renters ↑
• Both Install smart home features — Smart home features can increase the home's value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 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

• County: Saint Clair County · 44,760 people
• City population: 9,942
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,342
• Household income: $53,018
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1808.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -134.75%
• Current HPI: 177.2401
• Rent YoY: ▲ 3.61%
• Metro: Detroit-Warren-Dearborn, MI
• 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

-7.7% since first listed

6 events — show timeline

• 2026-05-16 Pending — REALCOMP
• 2026-05-16 Pending — MiRealSource-MiMLS
• 2025-12-22 Price Changed $60,000 MiRealSource-MiMLS
• 2025-12-22 Price Changed $60,000 REALCOMP
• 2025-09-26 Listed $65,000 REALCOMP
• 2025-09-26 Listed $65,000 MiRealSource-MiMLS