3760 Southwick Dr · Marion, MI 48843

$129,900

2 bd · 1.0 ba · 420 sqft · SingleFamily public records · 370 Days on market

Built 1960 7,405 sqft lot $1/mo HOA ↓ 13% 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake life is calling! This rare find offers frontage on all-sports beautiful Cedar Lake, with a well, septic, and dock already in place. The existing trailer is usable for seasonal stays, but the real value is in the incredible lot. Bring your camper and create your own year-round escape! Cedar Lake is a private, 117-acre gem with clear waters and depths up to 26 feet — perfect for boating, fishing, and making unforgettable memories.

Key facts

• Boating
• Private cedar lake
• Fishing

Tags

• FRONTAGE ON CEDAR LAKE
• PRIVATE CEDAR LAKE
• BOATING
• FISHING

Property features AI

Finance

• HOA & community: Homeowners association with $10 annual fee

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Metal siding
• Exterior features: Waterfront on Cedar Lake; 50' frontage; Lot dimensions 50' x 150'; Waterfront property

Interior

• Kitchen: Microwave; Oven; Refrigerator; Range
• Bedrooms: 2 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Forced air heating; Propane heating; No cooling
• Interior features: Microwave; Oven; Refrigerator; Range; Gas water heater; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/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: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.1% in Marion — 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 59/100 on livability (#607 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D+, crime F, amenities F.
• Howell Public Schools (suburban): math 41% / reading 52% proficiency, ranked #116 of 540 in MI (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 340 active listings in the ZIP; solid renter incomes; 488 units permitted in Livingston County in 2024 (0 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.
• Livingston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 370 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 370 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,737
• Equity at exit: $19,369

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $32,961
• 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 48843

• Active inventory: 340
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$54
• HOA: −$1
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $374

Break-even live

Break-even rent $1,051

Max offer price $129,900

Occupancy floor 70%

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: —

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-18
   days on market $129,900 Active 370 DOM
2. 2026-06-17
   days on market $129,900 Active 369 DOM
3. 2026-06-16
   days on market $129,900 Active 368 DOM
4. 2026-06-15
   days on market $129,900 Active 367 DOM
5. 2026-06-13
   days on market $129,900 Active 365 DOM
6. 2026-06-13
   days on market $129,900 Active 364 DOM
7. 2026-06-09
   days on market $129,900 Active 361 DOM
8. 2026-06-08
   days on market $129,900 Active 360 DOM
9. 2026-06-07
   days on market $129,900 Active 359 DOM
10. 2026-06-04
    days on market $129,900 Active 356 DOM
11. 2026-06-03
    days on market $129,900 Active 355 DOM
12. 2026-06-02
    days on market $129,900 Active 354 DOM

    Show marketing remark (444 chars)

    Lake life is calling! This rare find offers frontage on all-sports beautiful Cedar Lake, with a well, septic, and dock already in place. The existing trailer is usable for seasonal stays, but the real value is in the incredible lot. Bring your camper and create your own year-round escape! Cedar Lake is a private, 117-acre gem with clear waters and depths up to 26 feet — perfect for boating, fishing, and making unforgettable memories.

13. 2026-06-02
    remarks 438-char remark

    Show marketing remark (444 chars)

    Lake life is calling! This rare find offers frontage on all-sports beautiful Cedar Lake, with a well, septic, and dock already in place. The existing trailer is usable for seasonal stays, but the real value is in the incredible lot. Bring your camper and create your own year-round escape! Cedar Lake is a private, 117-acre gem with clear waters and depths up to 26 feet — perfect for boating, fishing, and making unforgettable memories.

14. 2026-06-02
    listed $129,900 Active 353 DOM

    Show marketing remark (444 chars)

    Lake life is calling! This rare find offers frontage on all-sports beautiful Cedar Lake, with a well, septic, and dock already in place. The existing trailer is usable for seasonal stays, but the real value is in the incredible lot. Bring your camper and create your own year-round escape! Cedar Lake is a private, 117-acre gem with clear waters and depths up to 26 feet — perfect for boating, fishing, and making unforgettable memories.

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$438/yr (+$36/mo · 38.9%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,287
• − Mortgage interest: −$7,276
• − Property taxes: −$1,125
• − Insurance: −$650
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$12
• − Depreciation: −$3,779
• Taxable income: $2,519
• Est. tax owed @ 24.0%: −$604
• After-tax cash flow: $3,881/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: Howell Public Schools
• NCES district ID: 2618720
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $66,453
• Composite: 41.42/100
• National rank: #3473
• State rank: #116 of 540 in MI

Livability — Marion

• Score: 59/100
• State rank: #607
• US rank: #20314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston County · 121,626 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 48,014
• Household income: $94,577
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 644.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 202,920 people
• By 2030: 209,173 · +3.1%
• By 2040: 216,878 · +6.9%
• By 2050: 217,485 · +7.2%
• By 2075: 217,590 · +7.2%
• By 2100: 197,095 · -2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Italian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+23.9) · D 37.4% · R 61.3% · Other 1.3%
• 2008→2024 swing: -10.7pp toward R · 2008: -13.3pp · 2024: -23.9pp
• All cycles: 2024: R+23.9 2020: R+22.6 2016: R+29.6 2012: R+23.3 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -326.17%
• Current HPI: 180.5058
• Rent YoY: —
• Metro: Detroit-Warren-Dearborn, MI
• 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

-13.3% since first listed

14 events — show timeline

• 2026-06-02 Price Changed $129,900 MiRealSource-MiMLS
• 2026-06-01 Relisted — REALCOMP
• 2026-06-01 Price Changed $129,900 REALCOMP
• 2026-06-01 Relisted — MiRealSource-MiMLS
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-28 Listing Removed — MiRealSource-MiMLS
• 2025-11-09 Relisted — REALCOMP
• 2025-11-09 Relisted — MiRealSource-MiMLS
• 2025-10-28 Listing Removed — REALCOMP
• 2025-10-28 Listing Removed — MiRealSource-MiMLS
• 2025-06-20 Price Changed $139,900 MiRealSource-MiMLS
• 2025-06-20 Price Changed $139,900 REALCOMP
• 2025-04-29 Listed $149,900 REALCOMP
• 2025-04-26 Listed $149,900 MiRealSource-MiMLS

Property tax history

+0.5%/yr

Latest (2025): $1,125 · -33.0% YoY. Source: county tax records.