13680 Martinsville Rd · Maybee, MI 48117

$129,900

4 bd · 3.0 ba · 2,500 sqft · SingleFamily · 15 Days on market

Built 1920 0.50 ac lot Est $125k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +5.7/15.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking at 13680 Martinsville Road in Carleton! Situated on a half-acre lot, this property is an ideal fixer-upper for investors or DIY enthusiasts. While the home requires cosmetic work and finishing touches, the core systems—including plumbing, electrical, heating, and cooling—have already been completed. This property offers significant potential for a high-quality renovation or a profitable resale. Please let me know if you would like to schedule a viewing or require further details.

Key facts

• Half-acre lot
• 0.5 acre lot
• Built 1920

Tags

• HALF-ACRE LOT
• CORE SYSTEMS COMPLETED

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Septic tank sewer; Other water source
• Home design: Single-family residence; One-and-a-half story
• Construction: Vinyl siding
• Exterior features: Lot roughly 0.5 acre with dimensions approximately 123 x 119 x 123 x 117

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Propane heating
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#545 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D-.
• Airport Community Schools (rural): math 38% / reading 46% proficiency, ranked #170 of 540 in MI (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 4y 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 $102k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $125,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13680 Martinsville Rd	0.00mi	4/3.0	2,500 (0%)	0mo	$125,000	$50	100

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $11,406
• Equity at exit: $19,369

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $51,600
• Equity at exit: $11,231

Cash invested: $36,372 (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 48117

• Active inventory: 40
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $510

Break-even live

Break-even rent $995

Max offer price $129,900

Occupancy floor 64%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-03
   statusdays on market $129,900 Pending 15 DOM
2. 2026-06-02
   days on market $129,900 Active 14 DOM
3. 2026-06-01
   days on market $129,900 Active 13 DOM
4. 2026-05-31
   days on market $129,900 Active 12 DOM
5. 2026-05-19
   listed $129,900 Active

   Show marketing remark (520 chars)

   Opportunity is knocking at 13680 Martinsville Road in Carleton! Situated on a half-acre lot, this property is an ideal fixer-upper for investors or DIY enthusiasts. While the home requires cosmetic work and finishing touches, the core systems—including plumbing, electrical, heating, and cooling—have already been completed. This property offers significant potential for a high-quality renovation or a profitable resale. Please let me know if you would like to schedule a viewing or require further details.

6. 2026-05-19
   listed $129,900 Active 520-char remark

   Show marketing remark (520 chars)

   Opportunity is knocking at 13680 Martinsville Road in Carleton! Situated on a half-acre lot, this property is an ideal fixer-upper for investors or DIY enthusiasts. While the home requires cosmetic work and finishing touches, the core systems—including plumbing, electrical, heating, and cooling—have already been completed. This property offers significant potential for a high-quality renovation or a profitable resale. Please let me know if you would like to schedule a viewing or require further details.

7. 2026-05-08
   historical
8. 2026-05-08
   historical
9. 2026-02-23
   status Active
10. 2026-02-23
    status Active
11. 2026-02-03
    historical Active Under Contract
12. 2026-02-03
    historical Accepting Backup Offers
13. 2025-12-14
    price $129,999
14. 2025-12-13
    price $129,999
15. 2025-11-10
    listed $139,999 Active
16. 2025-11-10
    listed $139,999 Active
17. 2025-10-26
    historical
18. 2025-10-26
    historical
19. 2025-10-17
    price $139,999
20. 2025-10-16
    price $139,999
21. 2025-09-04
    price $149,999
22. 2025-09-03
    price $149,999
23. 2025-07-20
    price $154,999
24. 2025-07-19
    price $154,999
25. 2025-06-23
    price $159,900
26. 2025-06-23
    price $159,900
27. 2025-06-01
    price $164,900
28. 2025-05-31
    price $164,900
29. 2025-04-26
    listed $169,900 Active
30. 2025-04-25
    listed $169,900 Active
31. 2025-02-16
    price $85,000
32. 2024-04-24
    soldstatus $102,500 Sold
33. 2024-04-24
    soldstatus $102,500 Closed
34. 2024-03-03
    status Pending
35. 2024-03-03
    status Pending
36. 2024-02-29
    listed $120,000 Active
37. 2024-02-29
    listed $120,000 Active
38. 2023-01-24
    soldstatus $85,000
39. 2023-01-18
    soldstatus $85,000 Closed
40. 2023-01-18
    soldstatus $85,000 Closed
41. 2022-12-13
    status Pending
42. 2022-12-04
    price $85,000
43. 2022-11-16
    price $89,900
44. 2022-11-01
    price $92,500
45. 2022-10-07
    status Back on Market
46. 2022-09-24
    historical
47. 2022-09-23
    status Pending
48. 2022-09-14
    listed $99,900 Active
49. 2022-09-14
    listed $99,900 Active
50. 2022-09-13
    historical $99,900

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$698/yr (+$58/mo · 115.4%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,686
• − Mortgage interest: −$7,276
• − Property taxes: −$605
• − Insurance: −$650
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$3,779
• Taxable income: $4,227
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $5,109/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: Airport Community Schools
• NCES district ID: 2601980
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $55,881
• Composite: 36.69/100
• National rank: #4601
• State rank: #170 of 540 in MI

Livability — Maybee

• Score: 62/100
• State rank: #545
• US rank: #16942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,199

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 10% Lithuanian 6% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.05%
• Current HPI: 172.9092
• 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

+188.7% since first listed

48 events — show timeline

• 2026-05-19 Listed $129,900 MiRealSource-MiMLS
• 2026-05-19 Listed $129,900 REALCOMP
• 2026-05-08 Listing Removed — REALCOMP
• 2026-05-08 Listing Removed — MiRealSource-MiMLS
• 2026-02-23 Relisted — REALCOMP
• 2026-02-23 Relisted — MiRealSource-MiMLS
• 2026-02-03 Contingent — REALCOMP
• 2026-02-03 Contingent — MiRealSource-MiMLS
• 2025-12-14 Price Changed $129,999 MiRealSource-MiMLS
• 2025-12-13 Price Changed $129,999 REALCOMP
• 2025-11-10 Listed $139,999 REALCOMP
• 2025-11-10 Listed $139,999 MiRealSource-MiMLS
• 2025-10-26 Listing Removed — REALCOMP
• 2025-10-26 Listing Removed — MiRealSource-MiMLS
• 2025-10-17 Price Changed $139,999 MiRealSource-MiMLS
• 2025-10-16 Price Changed $139,999 REALCOMP
• 2025-09-04 Price Changed $149,999 MiRealSource-MiMLS
• 2025-09-03 Price Changed $149,999 REALCOMP
• 2025-07-20 Price Changed $154,999 MiRealSource-MiMLS
• 2025-07-19 Price Changed $154,999 REALCOMP
• 2025-06-23 Price Changed $159,900 MiRealSource-MiMLS
• 2025-06-23 Price Changed $159,900 REALCOMP
• 2025-06-01 Price Changed $164,900 MiRealSource-MiMLS
• 2025-05-31 Price Changed $164,900 REALCOMP
• 2025-04-26 Listed $169,900 REALCOMP
• 2025-04-25 Listed $169,900 MiRealSource-MiMLS
• 2025-02-16 Price Changed $85,000 REALCOMP
• 2024-04-24 Sold (MLS) $102,500 MiRealSource-MiMLS
• 2024-04-24 Sold (MLS) $102,500 REALCOMP
• 2024-03-03 Pending — MiRealSource-MiMLS
• 2024-03-03 Pending — REALCOMP
• 2024-02-29 Listed $120,000 MiRealSource-MiMLS
• 2024-02-29 Listed $120,000 REALCOMP
• 2023-01-24 Sold (Public Records) $85,000 Public Records
• 2023-01-18 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2023-01-18 Sold (MLS) $85,000 REALCOMP
• 2022-12-13 Pending — MiRealSource-MiMLS
• 2022-12-04 Price Changed $85,000 MiRealSource-MiMLS
• 2022-11-16 Price Changed $89,900 MiRealSource-MiMLS
• 2022-11-01 Price Changed $92,500 MiRealSource-MiMLS
• 2022-10-07 Relisted — MiRealSource-MiMLS
• 2022-09-24 Listing Removed — REALCOMP
• 2022-09-23 Pending — MiRealSource-MiMLS
• 2022-09-14 Listed $99,900 REALCOMP
• 2022-09-14 Listed $99,900 MiRealSource-MiMLS
• 2022-09-13 Coming Soon $99,900 REALCOMP
• 2022-09-13 Coming Soon $99,900 MiRealSource-MiMLS
• 1992-01-07 Sold (Public Records) $45,000 Public Records

Property tax history

-8.2%/yr

Latest (2025): $605 · -57.6% YoY. Source: county tax records.