807 Saint Bernard St · Marysville, MI 48040

$274,900

3 bd · 2.5 ba · 1,739 sqft · SingleFamily · 31 Days on market

Built 1988 7,841 sqft lot Est $263k · 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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +8.0/10.0
• ARV discount +5.4/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled ranch home that perfectly blends modern style with everyday comfort. Featuring 3 spacious bedrooms and 2.5 updated bathrooms, this home offers a bright, open layout with brand-new flooring throughout and fresh, neutral paint that creates a warm and inviting atmosphere. The heart of the home is the stunning kitchen, designed to impress with a huge center island, elegant quartz countertops, and all-new stainless steel appliances - perfect for cooking, entertaining, and gathering with family and friends. Step outside to enjoy the expansive deck overlooking a private, fenced-in backyard - an ideal setting for relaxing evenings, outdoor dining, or hosting guests in your own secluded retreat. Additional highlights include a large basement offering endless possibilities for storage, recreation, or future finishing, as well as a convenient 2-car attached garage. Every detail has been thoughtfully updated, making this home truly move-in ready. Don't miss your chance to own this stylish, turnkey property that combines modern upgrades with classic ranch-style living!

Key facts

• Remodeled ranch home
• Large basement
• Huge center island

Tags

• REMODELED RANCH HOME
• HUGE CENTER ISLAND
• ELEGANT QUARTZ COUNTERTOPS
• EXPANSIVE DECK
• PRIVATE FENCED-IN BACKYARD
• LARGE BASEMENT

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public sewer
• Home design: Single family residence; One level (with additional below-grade finished area); Ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Deck; Porch; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave; Stainless steel appliances
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Free-standing electric range; Microwave; Stainless steel appliances; Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 $8k 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 $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $120k; list at $275k implies a 129% gain — meaningful room to come down on a strong offer.

Recommended offer $266,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.30% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $262,589
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Saint Bernard St	0.00mi	3/2.5	1,739 (0%)	1mo	$276,000	$159	100
695 Bunce Ave	0.26mi	4/2.0 (+1)	1,800 (+4%)	4mo	$266,000	$148	72
750 Applegate Dr	0.18mi	3/2.0	1,920 (+10%)	4mo	$220,000	$115	69
600 Applegate Dr	0.26mi	3/2.0	1,560 (-10%)	1mo	$235,000	$151	68
675 Applegate Dr	0.17mi	3/2.0	1,560 (-10%)	10mo	$215,000	$138	64
783 Applegate Dr	0.23mi	3/1.5	1,890 (+9%)	15mo	$206,000	$109	59
875 Virginia Ave	0.40mi	3/2.0	1,608 (-8%)	16mo	$250,000	$155	53
895 Virginia Ave	0.41mi	3/1.5	1,604 (-8%)	18mo	$242,000	$151	49
646 Bunce Ave	0.27mi	3/3.0	1,975 (+14%)	19mo	$322,000	$163	47
855 Illinois St	0.46mi	4/1.5 (+1)	1,488 (-14%)	2mo	$235,000	$158	44
273 Rosewood Dr	0.72mi	3/2.5	1,819 (+5%)	19mo	$315,000	$173	43
890 Illinois St	0.49mi	4/2.0 (+1)	1,914 (+10%)	13mo	$258,000	$135	42

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $9,347
• Equity at exit: $40,988

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $77,832
• Equity at exit: $23,768

Cash invested: $76,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,584 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$430 /mo · $5,165/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $844

Break-even live

Break-even rent $2,515

Max offer price $274,900

Occupancy floor 71%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Gratiot Blvd Unit 1550273P Marysville, MI	2.0	1.5	1323	$5,089	$3.85	3d	1	1.37mi
3991 Brookstone Pl Port Huron, MI	2.0–3.0	1.0–2.0	1078	$1,570	$1.46	2d	7	1.50mi

Listing history 25 events

1. 2026-05-12
   status Pending 1110-char remark

   Show marketing remark (1110 chars)

   Welcome to this beautifully remodeled ranch home that perfectly blends modern style with everyday comfort. Featuring 3 spacious bedrooms and 2.5 updated bathrooms, this home offers a bright, open layout with brand-new flooring throughout and fresh, neutral paint that creates a warm and inviting atmosphere. The heart of the home is the stunning kitchen, designed to impress with a huge center island, elegant quartz countertops, and all-new stainless steel appliances - perfect for cooking, entertaining, and gathering with family and friends. Step outside to enjoy the expansive deck overlooking a private, fenced-in backyard - an ideal setting for relaxing evenings, outdoor dining, or hosting guests in your own secluded retreat. Additional highlights include a large basement offering endless possibilities for storage, recreation, or future finishing, as well as a convenient 2-car attached garage. Every detail has been thoughtfully updated, making this home truly move-in ready. Don't miss your chance to own this stylish, turnkey property that combines modern upgrades with classic ranch-style living!

2. 2026-05-12
   status Pending

   Show marketing remark (1110 chars)

   Welcome to this beautifully remodeled ranch home that perfectly blends modern style with everyday comfort. Featuring 3 spacious bedrooms and 2.5 updated bathrooms, this home offers a bright, open layout with brand-new flooring throughout and fresh, neutral paint that creates a warm and inviting atmosphere. The heart of the home is the stunning kitchen, designed to impress with a huge center island, elegant quartz countertops, and all-new stainless steel appliances - perfect for cooking, entertaining, and gathering with family and friends. Step outside to enjoy the expansive deck overlooking a private, fenced-in backyard - an ideal setting for relaxing evenings, outdoor dining, or hosting guests in your own secluded retreat. Additional highlights include a large basement offering endless possibilities for storage, recreation, or future finishing, as well as a convenient 2-car attached garage. Every detail has been thoughtfully updated, making this home truly move-in ready. Don't miss your chance to own this stylish, turnkey property that combines modern upgrades with classic ranch-style living!

3. 2026-04-21
   historical Accepting Backup Offers 1110-char remark

   Show marketing remark (1110 chars)

   Welcome to this beautifully remodeled ranch home that perfectly blends modern style with everyday comfort. Featuring 3 spacious bedrooms and 2.5 updated bathrooms, this home offers a bright, open layout with brand-new flooring throughout and fresh, neutral paint that creates a warm and inviting atmosphere. The heart of the home is the stunning kitchen, designed to impress with a huge center island, elegant quartz countertops, and all-new stainless steel appliances - perfect for cooking, entertaining, and gathering with family and friends. Step outside to enjoy the expansive deck overlooking a private, fenced-in backyard - an ideal setting for relaxing evenings, outdoor dining, or hosting guests in your own secluded retreat. Additional highlights include a large basement offering endless possibilities for storage, recreation, or future finishing, as well as a convenient 2-car attached garage. Every detail has been thoughtfully updated, making this home truly move-in ready. Don't miss your chance to own this stylish, turnkey property that combines modern upgrades with classic ranch-style living!

4. 2026-04-21
   historical Active Under Contract

   Show marketing remark (1110 chars)

   Welcome to this beautifully remodeled ranch home that perfectly blends modern style with everyday comfort. Featuring 3 spacious bedrooms and 2.5 updated bathrooms, this home offers a bright, open layout with brand-new flooring throughout and fresh, neutral paint that creates a warm and inviting atmosphere. The heart of the home is the stunning kitchen, designed to impress with a huge center island, elegant quartz countertops, and all-new stainless steel appliances - perfect for cooking, entertaining, and gathering with family and friends. Step outside to enjoy the expansive deck overlooking a private, fenced-in backyard - an ideal setting for relaxing evenings, outdoor dining, or hosting guests in your own secluded retreat. Additional highlights include a large basement offering endless possibilities for storage, recreation, or future finishing, as well as a convenient 2-car attached garage. Every detail has been thoughtfully updated, making this home truly move-in ready. Don't miss your chance to own this stylish, turnkey property that combines modern upgrades with classic ranch-style living!

5. 2026-04-11
   listed $274,900 Active

   Show marketing remark (1110 chars)

   Welcome to this beautifully remodeled ranch home that perfectly blends modern style with everyday comfort. Featuring 3 spacious bedrooms and 2.5 updated bathrooms, this home offers a bright, open layout with brand-new flooring throughout and fresh, neutral paint that creates a warm and inviting atmosphere. The heart of the home is the stunning kitchen, designed to impress with a huge center island, elegant quartz countertops, and all-new stainless steel appliances - perfect for cooking, entertaining, and gathering with family and friends. Step outside to enjoy the expansive deck overlooking a private, fenced-in backyard - an ideal setting for relaxing evenings, outdoor dining, or hosting guests in your own secluded retreat. Additional highlights include a large basement offering endless possibilities for storage, recreation, or future finishing, as well as a convenient 2-car attached garage. Every detail has been thoughtfully updated, making this home truly move-in ready. Don't miss your chance to own this stylish, turnkey property that combines modern upgrades with classic ranch-style living!

6. 2026-04-11
   listed $274,900 Active 1110-char remark

   Show marketing remark (1110 chars)

   Welcome to this beautifully remodeled ranch home that perfectly blends modern style with everyday comfort. Featuring 3 spacious bedrooms and 2.5 updated bathrooms, this home offers a bright, open layout with brand-new flooring throughout and fresh, neutral paint that creates a warm and inviting atmosphere. The heart of the home is the stunning kitchen, designed to impress with a huge center island, elegant quartz countertops, and all-new stainless steel appliances - perfect for cooking, entertaining, and gathering with family and friends. Step outside to enjoy the expansive deck overlooking a private, fenced-in backyard - an ideal setting for relaxing evenings, outdoor dining, or hosting guests in your own secluded retreat. Additional highlights include a large basement offering endless possibilities for storage, recreation, or future finishing, as well as a convenient 2-car attached garage. Every detail has been thoughtfully updated, making this home truly move-in ready. Don't miss your chance to own this stylish, turnkey property that combines modern upgrades with classic ranch-style living!

7. 2025-07-08
   historical
8. 2025-07-07
   historical
9. 2025-03-21
   price $217,500
10. 2025-03-20
    price $217,500
11. 2025-03-20
    price $217,500
12. 2025-03-10
    listed $220,000 Active
13. 2025-03-10
    listed $220,000 Active
14. 2015-03-24
    soldstatus $120,000 Sold
15. 2015-03-24
    soldstatus $120,000
16. 2015-02-21
    historical
17. 2015-02-20
    historical
18. 2014-12-26
    price $124,500
19. 2014-10-10
    listed $130,000 Active
20. 2014-10-10
    listed $124,500
21. 2006-12-07
    soldstatus $172,000
22. 2006-12-07
    soldstatus $172,000
23. 2006-10-24
    listed $172,000
24. 2006-10-24
    listed $172,000
25. 2006-10-24
    historical

ⓘ 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: $5,165 · $430/mo
• Projected year-2 tax: $5,165 · $430/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 ≥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: $43,003
• − Mortgage interest: −$15,399
• − Property taxes: −$5,165
• − Insurance: −$1,374
• − Repairs & maintenance: −$3,440
• − Management: −$3,440
• − Depreciation: −$7,997
• Taxable income: $6,187
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $8,649/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

+59.8% since first listed

25 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-04-21 Contingent — MiRealSource-MiMLS
• 2026-04-21 Contingent — REALCOMP
• 2026-04-11 Listed $274,900 REALCOMP
• 2026-04-11 Listed $274,900 MiRealSource-MiMLS
• 2025-07-08 Listing Removed — MiRealSource-MiMLS
• 2025-07-07 Listing Removed — REALCOMP
• 2025-03-21 Price Changed $217,500 MiRealSource-MiMLS
• 2025-03-20 Price Changed $217,500 REALCOMP
• 2025-03-20 Price Changed $217,500 SW Michigan MLS
• 2025-03-10 Listed $220,000 REALCOMP
• 2025-03-10 Listed $220,000 MiRealSource-MiMLS
• 2015-03-24 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2015-03-24 Sold (MLS) $120,000 REALCOMP
• 2015-02-21 Listing Removed — REALCOMP
• 2015-02-20 Listing Removed — MiRealSource-MiMLS
• 2014-12-26 Price Changed $124,500 REALCOMP
• 2014-10-10 Listed $124,500 MiRealSource-MiMLS
• 2014-10-10 Listed $130,000 REALCOMP
• 2006-12-07 Sold (MLS) $172,000 MiRealSource-MiMLS
• 2006-12-07 Sold (MLS) $172,000 REALCOMP
• 2006-10-24 Listing Removed — MiRealSource-MiMLS
• 2006-10-24 Listed $172,000 MiRealSource-MiMLS
• 2006-10-24 Listed $172,000 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $5,165 · +17.1% YoY. Source: county tax records.