1245 Minnesota Ct · Marysville, MI 48040

$239,900

2 bd · 2.0 ba · 1,706 sqft · SingleFamily · 1 Days on market

Built 1955 6,534 sqft lot Est $268k · 10% under

---

Why this score? — see what drove the F 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).

• ARV discount +12.2/15.0
• Cash flow +5.0/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impeccably maintained 2-bedroom, 2-bath home featuring timeless character and thoughtful updates throughout! The welcoming enclosed front porch opens to a spacious living room with wet plaster walls, elegant cove ceilings, and a cozy fireplace with ceramic hearth and TV niche. The designated dining area continues the classic charm, while the kitchen offers abundant cabinet space, stainless steel dishwasher, micro, electric stove, garbage disposal, and appliance garage. Beautiful original 1959 bathroom tile looks like new! Both bedrooms feature hardwood floors, including a primary bedroom with ceiling fan. Enjoy the bright 3-season room with cathedral ceiling overlooking the yard.

Key facts

• Cozy fireplace
• Enclosed front porch
• Spacious living room

Tags

• ENCLOSED FRONT PORCH
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• DESIGNATED DINING AREA
• ABUNDANT CABINET SPACE
• STAINLESS STEEL DISHWASHER

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with garage door opener (2 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Above-grade finished area 1,148; Below-grade finished area 558
• Exterior features: Patio; Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Gas water heater; Water softener (owned)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Finished full basement; Basement fireplace in basement and living room; Air purifier

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-568 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (41.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (40.7% below list).
• Recommended offer: $140k (41.8% below list) — sets the bar for cash-flow.
• Cap rate 3.5% vs local median 4.6% in Marysville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Marysville Middle School (math 37% / reading 46%, grade F, #192 of 493 statewide, top 39%, 616 students, 35% FRL); Marysville High School (math 42% / reading 67%, grade C-, #109 of 713 statewide, top 17%, 769 students, 30% FRL).
• Market conditions: 85 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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.
• 6 sale attempts since 8y ago 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.
• Current owner paid $183k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,593 (41.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.59% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.14%
• DSCR: 0.55
• GRM: 14.1

CMA / ARV

• ARV (on-the-fly): $267,842
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1337 Carolina Ave	0.13mi	3/2.0 (+1)	1,646 (-4%)	6mo	$233,000	$142	78
1006 13th St	0.04mi	2/1.0	1,552 (-9%)	14mo	$189,900	$122	67
880 Carolina Ave Ave	0.25mi	3/1.5 (+1)	1,620 (-5%)	14mo	$198,400	$122	61
1202 Connecticut Ave	0.20mi	3/1.0 (+1)	1,540 (-10%)	13mo	$241,500	$157	54
690 Montana St	0.61mi	3/2.0 (+1)	1,840 (+8%)	0mo	$285,000	$155	53
850 Montana St	0.49mi	3/1.5 (+1)	1,631 (-4%)	12mo	$280,000	$172	53
1504 Colorado St	0.36mi	3/1.5 (+1)	1,520 (-11%)	8mo	$145,000	$95	51
721 Range Rd	0.66mi	3/2.0 (+1)	1,547 (-9%)	0mo	$268,000	$173	49
1718 New Hampshire Ave	0.74mi	3/2.0 (+1)	1,496 (-12%)	7mo	$250,000	$167	34
1115 17th St	0.67mi	3/1.5 (+1)	1,487 (-13%)	15mo	$277,000	$186	28
660 Oregon Ave	0.68mi	3/2.0 (+1)	1,500 (-12%)	19mo	$325,000	$217	28
1630 New Hampshire Ave	0.62mi	3/1.5 (+1)	1,466 (-14%)	19mo	$180,000	$123	24

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: -34.5%
• Equity multiple: -0.12×
• Total profit: $-74,996
• Equity at exit: $35,770

10-year hold

• IRR: -44.3%
• Equity multiple: -0.66×
• Total profit: $-111,701
• Equity at exit: $20,742

Cash invested: $67,172 (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 48040

• Home prices YoY: -34.4%
• Active inventory: 85
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$334 /mo · $4,005/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-568

Break-even live

Break-even rent $2,141

Max offer price $139,593

Occupancy floor —

Sensitivity live

Price	-10% $-432	-5% $-500	+0% $-568	+5% $-636	+10% $-704
Rent	-10% $-680	-5% $-624	+0% $-568	+5% $-512	+10% $-455
Rate	-1.0pp $-447	-0.5pp $-507	base $-568	+0.5pp $-630	+1.0pp $-693

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-11
   status Pending

   Show marketing remark (688 chars)

   Impeccably maintained 2-bedroom, 2-bath home featuring timeless character and thoughtful updates throughout! The welcoming enclosed front porch opens to a spacious living room with wet plaster walls, elegant cove ceilings, and a cozy fireplace with ceramic hearth and TV niche. The designated dining area continues the classic charm, while the kitchen offers abundant cabinet space, stainless steel dishwasher, micro, electric stove, garbage disposal, and appliance garage. Beautiful original 1959 bathroom tile looks like new! Both bedrooms feature hardwood floors, including a primary bedroom with ceiling fan. Enjoy the bright 3-season room with cathedral ceiling overlooking the yard.

2. 2026-05-11
   status Pending 688-char remark

   Show marketing remark (688 chars)

   Impeccably maintained 2-bedroom, 2-bath home featuring timeless character and thoughtful updates throughout! The welcoming enclosed front porch opens to a spacious living room with wet plaster walls, elegant cove ceilings, and a cozy fireplace with ceramic hearth and TV niche. The designated dining area continues the classic charm, while the kitchen offers abundant cabinet space, stainless steel dishwasher, micro, electric stove, garbage disposal, and appliance garage. Beautiful original 1959 bathroom tile looks like new! Both bedrooms feature hardwood floors, including a primary bedroom with ceiling fan. Enjoy the bright 3-season room with cathedral ceiling overlooking the yard.

3. 2026-05-09
   listed $239,900 Active

   Show marketing remark (688 chars)

   Impeccably maintained 2-bedroom, 2-bath home featuring timeless character and thoughtful updates throughout! The welcoming enclosed front porch opens to a spacious living room with wet plaster walls, elegant cove ceilings, and a cozy fireplace with ceramic hearth and TV niche. The designated dining area continues the classic charm, while the kitchen offers abundant cabinet space, stainless steel dishwasher, micro, electric stove, garbage disposal, and appliance garage. Beautiful original 1959 bathroom tile looks like new! Both bedrooms feature hardwood floors, including a primary bedroom with ceiling fan. Enjoy the bright 3-season room with cathedral ceiling overlooking the yard.

4. 2026-05-09
   listed $239,900 Active 688-char remark

   Show marketing remark (688 chars)

   Impeccably maintained 2-bedroom, 2-bath home featuring timeless character and thoughtful updates throughout! The welcoming enclosed front porch opens to a spacious living room with wet plaster walls, elegant cove ceilings, and a cozy fireplace with ceramic hearth and TV niche. The designated dining area continues the classic charm, while the kitchen offers abundant cabinet space, stainless steel dishwasher, micro, electric stove, garbage disposal, and appliance garage. Beautiful original 1959 bathroom tile looks like new! Both bedrooms feature hardwood floors, including a primary bedroom with ceiling fan. Enjoy the bright 3-season room with cathedral ceiling overlooking the yard.

5. 2022-06-27
   soldstatus $183,000
6. 2022-06-06
   soldstatus $183,000 Closed 495-char remark

   Show marketing remark (495 chars)

   Cute as it gets with this 2 bedroom 2 full bath home, with a couple possibilities of a 3rd bedroom. Enjoy relaxing in your sunroom in the evenings, fenced yard with 2 car detached garage. Full bath on main floor and full in your finished basement. updates include are NEW 2020 garage door openers, electric door locks front and back . 2021 NEW furnace, hot water, central air, gutter leaf filters. 2020 Whole house Kinetico water system. with other updates throughout. All appliances included.

7. 2022-06-06
   soldstatus $183,000

   Show marketing remark (495 chars)

   Cute as it gets with this 2 bedroom 2 full bath home, with a couple possibilities of a 3rd bedroom. Enjoy relaxing in your sunroom in the evenings, fenced yard with 2 car detached garage. Full bath on main floor and full in your finished basement. updates include are NEW 2020 garage door openers, electric door locks front and back . 2021 NEW furnace, hot water, central air, gutter leaf filters. 2020 Whole house Kinetico water system. with other updates throughout. All appliances included.

8. 2022-05-22
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Cute as it gets with this 2 bedroom 2 full bath home, with a couple possibilities of a 3rd bedroom. Enjoy relaxing in your sunroom in the evenings, fenced yard with 2 car detached garage. Full bath on main floor and full in your finished basement. updates include are NEW 2020 garage door openers, electric door locks front and back . 2021 NEW furnace, hot water, central air, gutter leaf filters. 2020 Whole house Kinetico water system. with other updates throughout. All appliances included.

9. 2022-05-17
   listed $189,000 Active 495-char remark

   Show marketing remark (495 chars)

   Cute as it gets with this 2 bedroom 2 full bath home, with a couple possibilities of a 3rd bedroom. Enjoy relaxing in your sunroom in the evenings, fenced yard with 2 car detached garage. Full bath on main floor and full in your finished basement. updates include are NEW 2020 garage door openers, electric door locks front and back . 2021 NEW furnace, hot water, central air, gutter leaf filters. 2020 Whole house Kinetico water system. with other updates throughout. All appliances included.

10. 2022-05-17
    listed $189,000

    Show marketing remark (495 chars)

    Cute as it gets with this 2 bedroom 2 full bath home, with a couple possibilities of a 3rd bedroom. Enjoy relaxing in your sunroom in the evenings, fenced yard with 2 car detached garage. Full bath on main floor and full in your finished basement. updates include are NEW 2020 garage door openers, electric door locks front and back . 2021 NEW furnace, hot water, central air, gutter leaf filters. 2020 Whole house Kinetico water system. with other updates throughout. All appliances included.

11. 2018-02-15
    soldstatus $113,372
12. 2018-02-09
    soldstatus $129,900 Sold
13. 2018-02-09
    soldstatus $129,900 Closed
14. 2018-01-15
    status Pending
15. 2018-01-15
    status Pending
16. 2018-01-05
    listed $129,900 Active
17. 2018-01-05
    listed $129,900 Active

ⓘ 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: $4,005 · $334/mo
• Projected year-2 tax: $4,005 · $334/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 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: $17,072
• − Mortgage interest: −$13,438
• − Property taxes: −$4,005
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$6,979
• Taxable loss: −$11,280
• Est. tax savings @ 24.0%: +$2,707
• After-tax cash flow: $-4,106/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

+84.7% since first listed

17 events — show timeline

• 2026-05-11 Pending — REALCOMP
• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-09 Listed $239,900 MiRealSource-MiMLS
• 2026-05-09 Listed $239,900 REALCOMP
• 2022-06-27 Sold (Public Records) $183,000 Public Records
• 2022-06-06 Sold (MLS) $183,000 REALCOMP
• 2022-06-06 Sold (MLS) $183,000 MiRealSource-MiMLS
• 2022-05-22 Pending — MiRealSource-MiMLS
• 2022-05-17 Listed $189,000 REALCOMP
• 2022-05-17 Listed $189,000 MiRealSource-MiMLS
• 2018-02-15 Sold (Public Records) $113,372 Public Records
• 2018-02-09 Sold (MLS) $129,900 MiRealSource-MiMLS
• 2018-02-09 Sold (MLS) $129,900 REALCOMP
• 2018-01-15 Pending — MiRealSource-MiMLS
• 2018-01-15 Pending — REALCOMP
• 2018-01-05 Listed $129,900 MiRealSource-MiMLS
• 2018-01-05 Listed $129,900 REALCOMP

Property tax history

+7.6%/yr

Latest (2025): $4,005 · +4.2% YoY. Source: county tax records.