161 S Parker St · Marine City, MI 48039

$89,900

2 bd · 1.0 ba · 768 sqft · SingleFamily · 3 Days on market

Built 1940 0.26 ac lot Est $91k · at est.

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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 +23.0/30.0
• ARV discount +7.9/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great little starter or retirement house. Needs a little TLC. Nice City location, close to town and grocery stores. Priced to sell. Don't miss out this won't last long.

Key facts

• 0.26 acre lot
• Built 1940
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.4% vs local median 3.2% in Marine City — 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 70/100 on livability (#309 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• East China School District (suburban): math 32% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 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 $622 of loan paydown is wiped out by about $3k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1940 — 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: 1.11% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $90,624
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 S Parker St	0.00mi	2/1.0	768 (0%)	0mo	$90,900	$118	100
523 Ward St	0.29mi	2/1.0	800 (+4%)	4mo	$189,900	$237	76
140 Bell Ave	0.40mi	2/1.0	825 (+7%)	19mo	$90,000	$109	54
507 Bruce St	0.60mi	2/1.0	848 (+10%)	15mo	$100,000	$118	42
854 S Main St	0.61mi	2/1.0	832 (+8%)	20mo	$238,000	$286	41

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,362
• Equity at exit: $13,404

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $9,400
• Equity at exit: $7,773

Cash invested: $25,172 (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 48039

• Active inventory: 67
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $160

Break-even live

Break-even rent $798

Max offer price $89,900

Occupancy floor 79%

Sensitivity live

Price	-10% $211	-5% $185	+0% $160	+5% $134	+10% $109
Rent	-10% $81	-5% $120	+0% $160	+5% $199	+10% $239
Rate	-1.0pp $205	-0.5pp $183	base $160	+0.5pp $137	+1.0pp $113

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 E Saint Clair St Unit 537 Marine City, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.28mi

Listing history 4 events

1. 2026-04-20
   status Pending

   Show marketing remark (168 chars)

   Great little starter or retirement house. Needs a little TLC. Nice City location, close to town and grocery stores. Priced to sell. Don't miss out this won't last long.

2. 2026-04-20
   status Pending 168-char remark

   Show marketing remark (168 chars)

   Great little starter or retirement house. Needs a little TLC. Nice City location, close to town and grocery stores. Priced to sell. Don't miss out this won't last long.

3. 2026-04-17
   listed $89,900 Active

   Show marketing remark (168 chars)

   Great little starter or retirement house. Needs a little TLC. Nice City location, close to town and grocery stores. Priced to sell. Don't miss out this won't last long.

4. 2026-04-17
   listed $89,900 Active 168-char remark

   Show marketing remark (168 chars)

   Great little starter or retirement house. Needs a little TLC. Nice City location, close to town and grocery stores. Priced to sell. Don't miss out this won't last long.

ⓘ 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: $1,454 · $121/mo
• Projected year-2 tax: $1,454 · $121/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,036
• − Property taxes: −$1,454
• − Insurance: −$450
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,615
• Taxable income: $525
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $1,793/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: East China School District
• NCES district ID: 2612420
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $56,455
• Composite: 34.23/100
• National rank: #5260
• State rank: #208 of 540 in MI

Livability — Marine City

• Score: 70/100
• State rank: #309
• US rank: #7617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marine City, MI
• Population (ZIP): 7,466

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Lithuanian 8% Slovak 2%
• Foreign-born: 1% · Canada

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: ▼ -136.09%
• Current HPI: 166.0692
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-20 Pending — REALCOMP
• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-17 Listed $89,900 MiRealSource-MiMLS
• 2026-04-17 Listed $89,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $1,454 · +8.7% YoY. Source: county tax records.