50 Mack Ave Ave #71 · Marysville, MI 48040

$24,000

2 bd · 1.0 ba · 900 sqft · Other · 59 Days on market

Built 1978 2,800 sqft lot $27/sqft · 88% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Great location in Marysville! This manufactured home features Central air, updated countertops, backsplash, new water heater, convenient movable kitchen island with newer sealed roof in 2025. Appliances include refrigerator, gas stove, stackable washer and dryer combo. Lot rent is $587.00/month and includes water, sewer, trash removal. Park approval application needed before any offers are accepted. Application and park rules are located with the disclosures. Platinum first title company will handle the closing. Buyer is charged a $325.00 closing fee and Michigan 6% sales tax and $90.00 title transfer fee.

Key facts

• Newer sealed roof
• Refrigerator
• Gas stove

Tags

• CENTRAL AIR
• UPDATED COUNTERTOPS
• MOVABLE KITCHEN ISLAND
• NEWER SEALED ROOF
• REFRIGERATOR
• GAS STOVE

🏷️ Possibly a rental listed for sale. The $24,000 price doesn't fit this home's estimated sale value (~$202,880) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $24k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.
• Cap rate 41.2% vs local median 4.7% 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 $166 of loan paydown is wiped out by about $720 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $23,280 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 4.55% ✓
• Cap rate: 41.16%
• Cash-on-cash: 124.54%
• DSCR: 6.54
• GRM: 1.8

CMA / ARV

• ARV (median comp): $202,880
• List price: $24,000
• Delta: -88.17%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.03×
• Total profit: $40,545
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 14.77×
• Total profit: $92,568
• Equity at exit: $2,075

Cash invested: $6,720 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $697

Break-even live

Break-even rent $210

Max offer price $24,000

Occupancy floor 31%

Sensitivity live

Price	-10% $714	-5% $706	+0% $697	+5% $689	+10% $681
Rent	-10% $611	-5% $654	+0% $697	+5% $741	+10% $784
Rate	-1.0pp $709	-0.5pp $704	base $697	+0.5pp $691	+1.0pp $685

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1490 Aspen Dr Marysville, MI	2.0	1.0–2.0	576	$1,120	$1.94	0d	7	0.17mi
1875 Michigan Ave Unit 6 Marysville, MI	1.0	1.0	654	$950	$1.45	5d	1	0.99mi

Listing history 15 events

1. 2026-06-18
   days on market $24,000 Active 59 DOM
2. 2026-06-17
   days on market $24,000 Active 58 DOM
3. 2026-06-16
   days on market $24,000 Active 57 DOM
4. 2026-06-15
   days on market $24,000 Active 56 DOM
5. 2026-06-13
   days on market $24,000 Active 54 DOM
6. 2026-06-09
   days on market $24,000 Active 50 DOM
7. 2026-06-08
   days on market $24,000 Active 49 DOM
8. 2026-06-07
   days on market $24,000 Active 48 DOM
9. 2026-06-04
   days on market $24,000 Active 45 DOM
10. 2026-06-03
    days on market $24,000 Active 44 DOM
11. 2026-06-02
    days on market $24,000 Active 43 DOM
12. 2026-06-01
    days on market $24,000 Active 42 DOM
13. 2026-05-31
    days on market $24,000 Active 41 DOM
14. 2026-04-20
    listed $24,000 Active 613-char remark

    Show marketing remark (613 chars)

    Great location in Marysville! This manufactured home features Central air, updated countertops, backsplash, new water heater, convenient movable kitchen island with newer sealed roof in 2025. Appliances include refrigerator, gas stove, stackable washer and dryer combo. Lot rent is $587.00/month and includes water, sewer, trash removal. Park approval application needed before any offers are accepted. Application and park rules are located with the disclosures. Platinum first title company will handle the closing. Buyer is charged a $325.00 closing fee and Michigan 6% sales tax and $90.00 title transfer fee.

15. 2026-04-20
    listed $24,000 Active 613-char remark

    Show marketing remark (613 chars)

    Great location in Marysville! This manufactured home features Central air, updated countertops, backsplash, new water heater, convenient movable kitchen island with newer sealed roof in 2025. Appliances include refrigerator, gas stove, stackable washer and dryer combo. Lot rent is $587.00/month and includes water, sewer, trash removal. Park approval application needed before any offers are accepted. Application and park rules are located with the disclosures. Platinum first title company will handle the closing. Buyer is charged a $325.00 closing fee and Michigan 6% sales tax and $90.00 title transfer fee.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $13,113
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$698
• Taxable income: $8,492
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $6,331/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

+0.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $24,000 REALCOMP
• 2026-04-20 Listed $24,000 MiRealSource-MiMLS

Property tax history

-53.1%/yr

Latest (2014): $8 · -53.1% YoY. Source: county tax records.