3461 Ravenswood Rd · Marysville, MI 48040

$234,900

3 bd · 2.0 ba · 1,872 sqft · SingleFamily · 3 Days on market

Built 1948 1.28 ac lot Est $170k · 38% over ↓ 2% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic stone ranch packed with character, space, and serious upside. From the moment you pull up, the natural stone exterior, mature trees, and large backyard deck set this home apart from anything else at the price point. Inside, hardwood floors run throughout the main level, anchored by a stunning living room with a wood-burning fireplace and elegant white mantel. The open layout flows from living to dining, where sliding glass doors frame backyard views and open to a generous deck - perfect for entertaining. The kitchen offers ample cabinet space, stainless steel appliances including gas range, and a bright window over the sink overlooking the grounds. Three-plus bedrooms provide flexible living arrangements, whether you need a home gym, office, or extra sleeping space. The main bath features original tilework that reflects the home's solid mid-century build quality. The real bonus is downstairs - a massive basement with LVP flooring already laid in the rec room, a stone fireplace, bar area in progress, full bath with walk-in shower, laundry, and additional storage and utility rooms. This lower level has the bones for an incredible entertaining space, in-law suite, or whatever vision you bring to it. Outside, a detached 2-car garage and an additional outbuilding round out the property - ideal for storage, workshop, or hobbyist use. The yard is level, green, and expansive with room to roam. This is a home with genuine character that you simply cannot replicate at this price. Come see it before it's gone.

Key facts

• Sliding glass doors
• Ample cabinet space
• Large backyard deck

Tags

• NATURAL STONE EXTERIOR
• LARGE BACKYARD DECK
• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• SLIDING GLASS DOORS
• AMPLE CABINET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 11.2% 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.
• 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $160k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,900

Questions for the listing agent

1. Built in 1948 — 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. 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?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.53%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $170,352
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Michigan Ave	0.75mi	3/2.0	1,800 (-4%)	3mo	$229,900	$128	56
2909 North Blvd	0.61mi	3/1.5	1,785 (-5%)	14mo	$155,000	$87	50
3610 Moak St	0.60mi	4/2.5 (+1)	1,916 (+2%)	18mo	$175,000	$91	46
2801 Sturges St	0.61mi	4/1.5 (+1)	1,608 (-14%)	18mo	$73,000	$45	26

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $23,265
• Equity at exit: $35,024

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $99,631
• Equity at exit: $20,310

Cash invested: $65,772 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,461 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$443 /mo · $5,322/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $961

Break-even live

Break-even rent $2,245

Max offer price $234,900

Occupancy floor 67%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	2d	7	0.65mi
45 Gratiot Blvd Unit 1550273P Marysville, MI	2.0	1.5	1323	$5,089	$3.85	3d	1	0.69mi

Listing history 19 events

1. 2026-04-20
   status Pending 1538-char remark

   Show marketing remark (1538 chars)

   Classic stone ranch packed with character, space, and serious upside. From the moment you pull up, the natural stone exterior, mature trees, and large backyard deck set this home apart from anything else at the price point. Inside, hardwood floors run throughout the main level, anchored by a stunning living room with a wood-burning fireplace and elegant white mantel. The open layout flows from living to dining, where sliding glass doors frame backyard views and open to a generous deck - perfect for entertaining. The kitchen offers ample cabinet space, stainless steel appliances including gas range, and a bright window over the sink overlooking the grounds. Three-plus bedrooms provide flexible living arrangements, whether you need a home gym, office, or extra sleeping space. The main bath features original tilework that reflects the home's solid mid-century build quality. The real bonus is downstairs - a massive basement with LVP flooring already laid in the rec room, a stone fireplace, bar area in progress, full bath with walk-in shower, laundry, and additional storage and utility rooms. This lower level has the bones for an incredible entertaining space, in-law suite, or whatever vision you bring to it. Outside, a detached 2-car garage and an additional outbuilding round out the property - ideal for storage, workshop, or hobbyist use. The yard is level, green, and expansive with room to roam. This is a home with genuine character that you simply cannot replicate at this price. Come see it before it's gone.

2. 2026-04-20
   status Pending

   Show marketing remark (1538 chars)

   Classic stone ranch packed with character, space, and serious upside. From the moment you pull up, the natural stone exterior, mature trees, and large backyard deck set this home apart from anything else at the price point. Inside, hardwood floors run throughout the main level, anchored by a stunning living room with a wood-burning fireplace and elegant white mantel. The open layout flows from living to dining, where sliding glass doors frame backyard views and open to a generous deck - perfect for entertaining. The kitchen offers ample cabinet space, stainless steel appliances including gas range, and a bright window over the sink overlooking the grounds. Three-plus bedrooms provide flexible living arrangements, whether you need a home gym, office, or extra sleeping space. The main bath features original tilework that reflects the home's solid mid-century build quality. The real bonus is downstairs - a massive basement with LVP flooring already laid in the rec room, a stone fireplace, bar area in progress, full bath with walk-in shower, laundry, and additional storage and utility rooms. This lower level has the bones for an incredible entertaining space, in-law suite, or whatever vision you bring to it. Outside, a detached 2-car garage and an additional outbuilding round out the property - ideal for storage, workshop, or hobbyist use. The yard is level, green, and expansive with room to roam. This is a home with genuine character that you simply cannot replicate at this price. Come see it before it's gone.

3. 2026-04-17
   listed $234,900 Active 1538-char remark

   Show marketing remark (1538 chars)

   Classic stone ranch packed with character, space, and serious upside. From the moment you pull up, the natural stone exterior, mature trees, and large backyard deck set this home apart from anything else at the price point. Inside, hardwood floors run throughout the main level, anchored by a stunning living room with a wood-burning fireplace and elegant white mantel. The open layout flows from living to dining, where sliding glass doors frame backyard views and open to a generous deck - perfect for entertaining. The kitchen offers ample cabinet space, stainless steel appliances including gas range, and a bright window over the sink overlooking the grounds. Three-plus bedrooms provide flexible living arrangements, whether you need a home gym, office, or extra sleeping space. The main bath features original tilework that reflects the home's solid mid-century build quality. The real bonus is downstairs - a massive basement with LVP flooring already laid in the rec room, a stone fireplace, bar area in progress, full bath with walk-in shower, laundry, and additional storage and utility rooms. This lower level has the bones for an incredible entertaining space, in-law suite, or whatever vision you bring to it. Outside, a detached 2-car garage and an additional outbuilding round out the property - ideal for storage, workshop, or hobbyist use. The yard is level, green, and expansive with room to roam. This is a home with genuine character that you simply cannot replicate at this price. Come see it before it's gone.

4. 2026-04-17
   listed $234,900 Active

   Show marketing remark (1538 chars)

   Classic stone ranch packed with character, space, and serious upside. From the moment you pull up, the natural stone exterior, mature trees, and large backyard deck set this home apart from anything else at the price point. Inside, hardwood floors run throughout the main level, anchored by a stunning living room with a wood-burning fireplace and elegant white mantel. The open layout flows from living to dining, where sliding glass doors frame backyard views and open to a generous deck - perfect for entertaining. The kitchen offers ample cabinet space, stainless steel appliances including gas range, and a bright window over the sink overlooking the grounds. Three-plus bedrooms provide flexible living arrangements, whether you need a home gym, office, or extra sleeping space. The main bath features original tilework that reflects the home's solid mid-century build quality. The real bonus is downstairs - a massive basement with LVP flooring already laid in the rec room, a stone fireplace, bar area in progress, full bath with walk-in shower, laundry, and additional storage and utility rooms. This lower level has the bones for an incredible entertaining space, in-law suite, or whatever vision you bring to it. Outside, a detached 2-car garage and an additional outbuilding round out the property - ideal for storage, workshop, or hobbyist use. The yard is level, green, and expansive with room to roam. This is a home with genuine character that you simply cannot replicate at this price. Come see it before it's gone.

5. 2020-07-29
   soldstatus $159,900 Sold 491-char remark

   Show marketing remark (491 chars)

   Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

6. 2020-07-29
   soldstatus $159,900 Closed

   Show marketing remark (491 chars)

   Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

7. 2020-07-29
   soldstatus $159,900 Closed

   Show marketing remark (491 chars)

   Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

8. 2020-06-04
   status Pending

   Show marketing remark (491 chars)

   Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

9. 2020-06-04
   status Pending 491-char remark

   Show marketing remark (491 chars)

   Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

10. 2020-06-04
    status Pending

    Show marketing remark (491 chars)

    Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

11. 2020-05-29
    listed $159,900 Active 491-char remark

    Show marketing remark (491 chars)

    Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

12. 2020-05-29
    listed $159,900 Active

    Show marketing remark (491 chars)

    Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

13. 2020-05-29
    listed $159,900 Active

    Show marketing remark (491 chars)

    Wow great opportunity! Spacious home offering large living room featuring hardwood floors and fireplace, formal dining room with wood floor and patio door to private back yard. Three nice size bedrooms, large bright kitchen and semi finished basement with kitchen area and additional bath. Over a one acre lot with super sized garage and shed perfect for car and/or garden enthusiasts. All of this just minutes to downtown Port Huron. Yes it needs some updating but the potential is great!

14. 2007-05-15
    soldstatus $232,000
15. 2007-05-14
    soldstatus $232,000
16. 2007-05-14
    soldstatus $232,000
17. 2007-04-09
    historical
18. 2007-03-28
    listed $239,900
19. 2007-03-28
    listed $239,900

ⓘ 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: $5,322 · $443/mo
• Projected year-2 tax: $5,322 · $443/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 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: $41,527
• − Mortgage interest: −$13,158
• − Property taxes: −$5,322
• − Insurance: −$1,174
• − Repairs & maintenance: −$3,322
• − Management: −$3,322
• − Depreciation: −$6,833
• Taxable income: $8,395
• Est. tax owed @ 24.0%: −$2,015
• After-tax cash flow: $9,513/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

-2.1% since first listed

19 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-17 Listed $234,900 REALCOMP
• 2026-04-17 Listed $234,900 MiRealSource-MiMLS
• 2020-07-29 Sold (MLS) $159,900 MiRealSource-MiMLS
• 2020-07-29 Sold (MLS) $159,900 MiRealSource-MiMLS
• 2020-07-29 Sold (MLS) $159,900 REALCOMP
• 2020-06-04 Pending — MiRealSource-MiMLS
• 2020-06-04 Pending — REALCOMP
• 2020-06-04 Pending — MiRealSource-MiMLS
• 2020-05-29 Listed $159,900 MiRealSource-MiMLS
• 2020-05-29 Listed $159,900 MiRealSource-MiMLS
• 2020-05-29 Listed $159,900 REALCOMP
• 2007-05-15 Sold (Public Records) $232,000 Public Records
• 2007-05-14 Sold (MLS) $232,000 MiRealSource-MiMLS
• 2007-05-14 Sold (MLS) $232,000 REALCOMP
• 2007-04-09 Listing Removed — MiRealSource-MiMLS
• 2007-03-28 Listed $239,900 MiRealSource-MiMLS
• 2007-03-28 Listed $239,900 REALCOMP

Property tax history

+6.3%/yr

Latest (2025): $5,322 · +4.5% YoY. Source: county tax records.