3333 Ravenswood Rd #61 · Marysville, MI 48040

$59,000

3 bd · 2.0 ba · 1,450 sqft · Other · 43 Days on market

Built 1994 $41/sqft · 63% below area $555/mo HOA · 14% of rent ↓ 2% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

Key facts

• Garage
• Built 1994
• Listed 43 days

Property features AI

Finance

• Other: Lot approximately 10 x 10 acres; Subdivision: MARYSVILLE VILLA ESTATES
• Financial info:
• HOA & community: Homeowners association with a monthly fee of $555; Senior community

Exterior

• Parking: Detached parking; Carport; No garage
• Security:
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Pillar/post/pier foundation
• Exterior features: Asphalt roof; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Range hood; Free-standing electric range; Free-standing refrigerator; Disposal
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Dishwasher; Disposal; Range hood; Gas water heater; Free-standing electric range; Free-standing refrigerator; 7 total rooms
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $59k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 50.7% vs local median 4.7% 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; 2 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 $408 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 + 3.0% rent growth), your $17k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
6. 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.
7. 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.
8. 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: 6.75% ✓
• Cap rate: 50.73%
• Cash-on-cash: 158.70%
• DSCR: 8.06
• GRM: 1.2

CMA / ARV

• ARV (median comp): $158,122
• List price: $59,000
• Delta: -62.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.87×
• Total profit: $129,992
• Equity at exit: $8,797

10-year hold

• IRR: —
• Equity multiple: 18.80×
• Total profit: $294,003
• Equity at exit: $5,101

Cash invested: $16,520 (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: 1.2×

Monthly cashflow live

• Estimated rent: $3,984 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$555
• Vacancy / Maint / Mgmt: −$837
• Net cashflow: $2,185

Break-even live

Break-even rent $1,219

Max offer price $59,000

Occupancy floor 40%

Sensitivity live

Price	-10% $2,226	-5% $2,205	+0% $2,185	+5% $2,164	+10% $2,144
Rent	-10% $1,870	-5% $2,027	+0% $2,185	+5% $2,342	+10% $2,500
Rate	-1.0pp $2,215	-0.5pp $2,200	base $2,185	+0.5pp $2,170	+1.0pp $2,154

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Gratiot Blvd Unit 1550273P Marysville, MI	2.0	1.5	1323	$5,151	$3.89	0d	1	0.57mi
3991 Brookstone Pl Port Huron, MI	1.0–3.0	1.0–2.0	980	$1,560	$1.59	0d	10	0.87mi

HOA detail

• Monthly dues: $555 · $6,660/yr

Listing history 18 events

1. 2026-06-18
   days on market $59,000 Active 43 DOM
2. 2026-06-17
   days on market $59,000 Active 42 DOM
3. 2026-06-16
   days on market $59,000 Active 41 DOM
4. 2026-06-15
   price $59,000 Active 40 DOM

   Show marketing remark (666 chars)

   Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

5. 2026-06-15
   days on market $59,900 Active 40 DOM

   Show marketing remark (666 chars)

   Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

6. 2026-06-13
   days on market $59,900 Active 38 DOM
7. 2026-06-09
   statusdays on market $59,900 Active 34 DOM
8. 2026-06-08
   days on market $59,900 Active Under Contract 33 DOM

   Show marketing remark (666 chars)

   Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

9. 2026-06-07
   days on market $59,900 Active Under Contract 32 DOM
10. 2026-06-04
    days on market $59,900 Active Under Contract 29 DOM
11. 2026-06-03
    days on market $59,900 Active Under Contract 28 DOM
12. 2026-06-02
    days on market $59,900 Active Under Contract 27 DOM
13. 2026-06-01
    days on market $59,900 Active Under Contract 26 DOM
14. 2026-05-31
    days on market $59,900 Active Under Contract 25 DOM
15. 2026-05-08
    historical Keep Showing-Contgcy Appl 666-char remark

    Show marketing remark (666 chars)

    Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

16. 2026-05-08
    historical Active Under Contract 672-char remark

    Show marketing remark (666 chars)

    Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

17. 2026-05-06
    listed $59,900 Active 672-char remark

    Show marketing remark (666 chars)

    Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

18. 2026-05-06
    listed $59,900 Active 666-char remark

    Show marketing remark (666 chars)

    Discover this inviting single-family home in a welcoming 55+ community, built in 1994 and thoughtfully designed for comfortable, easy living. With three spacious bedrooms, there's plenty of room to relax and unwind. The primary suite offers a private retreat, complete with its own ensuite bathroom and a walk-in closet. The home features two well-appointed bathrooms, including one with a walk-in shower for added convenience. A dedicated laundry room helps keep everyday tasks simple and organized, while the attached carport provides covered parking and easy access. Blending comfort and practicality, this home is a great opportunity to enjoy a relaxed lifestyle

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $47,811
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$3,825
• − Management: −$3,825
• − HOA: −$6,660
• − Depreciation: −$1,716
• Taxable income: $27,300
• Est. tax owed @ 24.0%: −$6,552
• After-tax cash flow: $19,666/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

-1.5% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $59,000 MiRealSource-MiMLS
• 2026-06-15 Price Changed $59,000 REALCOMP
• 2026-06-08 Relisted — MiRealSource-MiMLS
• 2026-06-08 Relisted — REALCOMP
• 2026-05-08 Contingent — MiRealSource-MiMLS
• 2026-05-08 Contingent — REALCOMP
• 2026-05-06 Listed $59,900 REALCOMP
• 2026-05-06 Listed $59,900 MiRealSource-MiMLS