340 S Eagle St · Marshall, MI 49068

$169,500

3 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 52 Days on market

Built 1900 5,489 sqft lot $124/sqft · at area comps Est $164k · at est.

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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 +16.4/30.0
• ARV discount +6.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as a button 3 bedroom 1 and 1/2 bath home on south side of City of Marshall. Not far from all the downtown activities of Historic Marshall. The Calhoun County Fair grounds, The N Country National Scenic Trail, and Ketchum Park are nearby as well. Relax on the 3 season room front porch or enjoy growing things in the small green house in the back yard. Give me a call for a private showing. This company makes no warranty or representations about the contents of this data. It is the responsibility of the parties looking at the property to satisfy. themselves as to accuracy of this information. Taxes were obtained from the local assessor and the taxes could change for the buyer after a closed transaction.

Key facts

• 3 season room
• Small green house
• 5,489 sq ft lot

Tags

• CALHOUN COUNTY FAIR GROUNDS
• 3 SEASON ROOM
• SMALL GREEN HOUSE

Property features AI

Exterior

• Utilities: Public water; Natural gas available and connected; Electricity available; Cable connected; High-speed internet
• Home design: Traditional-style single family residence; 1,368 building area total; Built in 1900
• Construction: Vinyl siding; Composition roof
• Exterior features: Flag lot; Greenhouse; Paved road access

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Primary bedroom (12 x 18); Bedroom 2 (10 x 13); Bedroom 3 (11 x 14)
• Bathrooms: 1 full bathroom (7 x 14); 1 half bathroom (4 x 4)
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; 8 total rooms; Michigan-style basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (9.3% below list).
• Recommended offer: $154k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.6% in Marshall — 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 72/100 on livability (#254 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools C-, employment C-, amenities F.
• Marshall Public Schools (town): math 28% / reading 44% proficiency, ranked #268 of 540 in MI (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 153 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 132 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Calhoun County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 23y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $170k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,785 (9.3% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (median comp): $164,078
• List price: $169,500
• Delta: 3.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Hart St	0.13mi	3/2.5	1,344 (-2%)	1mo	$278,476	$207	87
402 S Madison St	0.18mi	3/1.5	1,456 (+6%)	6mo	$55,000	$38	76
427 Monroe St	0.10mi	4/1.5 (+1)	1,464 (+7%)	4mo	$60,500	$41	75
816 S Kalamazoo Ave	0.39mi	4/1.5 (+1)	1,290 (-6%)	2mo	$132,000	$102	66
706 E Michigan Ave	0.57mi	3/1.0	1,380 (+1%)	7mo	$80,000	$58	64
432 High St	0.72mi	3/1.0	1,364 (-0%)	1mo	$175,000	$128	62
217 W Hughes St	0.53mi	3/1.5	1,466 (+7%)	3mo	$179,000	$122	61
215 S Liberty St	0.46mi	3/1.5	1,529 (+12%)	1mo	$149,900	$98	58
606 Clinton St	0.58mi	3/1.5	1,232 (-10%)	6mo	$215,000	$175	52
346 N Marshall Ave	0.66mi	4/1.5 (+1)	1,472 (+8%)	1mo	$233,000	$158	50
732 W Hanover St	0.51mi	3/2.0	1,540 (+13%)	6mo	$187,000	$121	48
1039 Rose St	0.68mi	3/1.5	1,531 (+12%)	4mo	$247,425	$162	45

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-21,258
• Equity at exit: $25,273

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-10,545
• Equity at exit: $14,655

Cash invested: $47,460 (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 49068

• Active inventory: 153
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$889
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $98

Break-even live

Break-even rent $1,414

Max offer price $169,500

Occupancy floor 89%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Crary St Marshall, MI	3.0	1.0–1.5	790	$1,400	$1.77	44d	1	0.38mi
1045 Rebecca St Marshall, MI	3.0	2.0	1216	$2,000	$1.64	44d	1	0.73mi
1257 Arms St Marshall, MI	2.0	1.5	1480	$1,375	$0.93	44d	1	1.11mi
201 West Dr N Marshall, MI	1.0–2.0	1.0	800	$1,300	$1.62	44d	1	1.29mi
1201 Grove Ct Marshall, MI	2.0	2.0	1025	$1,325	$1.29	44d	1	1.44mi

Listing history 50 events

1. 2026-06-19
   days on market $169,500 Active 52 DOM
2. 2026-06-18
   days on market $169,500 Active 51 DOM
3. 2026-06-17
   days on market $169,500 Active 50 DOM
4. 2026-06-16
   days on market $169,500 Active 49 DOM
5. 2026-06-15
   days on market $169,500 Active 48 DOM
6. 2026-06-14
   days on market $169,500 Active 46 DOM
7. 2026-06-13
   days on market $169,500 Active 45 DOM
8. 2026-06-10
   days on market $169,500 Active 43 DOM
9. 2026-06-09
   days on market $169,500 Active 42 DOM
10. 2026-06-08
    days on market $169,500 Active 41 DOM
11. 2026-06-07
    days on market $169,500 Active 40 DOM
12. 2026-06-05
    days on market $169,500 Active 37 DOM
13. 2026-06-03
    days on market $169,500 Active 36 DOM
14. 2026-06-03
    price $169,500 Active 35 DOM
15. 2026-06-02
    days on market $180,000 Active 35 DOM

    Show marketing remark (714 chars)

    Cute as a button 3 bedroom 1 and 1/2 bath home on south side of City of Marshall. Not far from all the downtown activities of Historic Marshall. The Calhoun County Fair grounds, The N Country National Scenic Trail, and Ketchum Park are nearby as well. Relax on the 3 season room front porch or enjoy growing things in the small green house in the back yard. Give me a call for a private showing. This company makes no warranty or representations about the contents of this data. It is the responsibility of the parties looking at the property to satisfy. themselves as to accuracy of this information. Taxes were obtained from the local assessor and the taxes could change for the buyer after a closed transaction.

16. 2026-06-01
    days on market $180,000 Active 34 DOM
17. 2026-05-31
    days on market $180,000 Active 33 DOM
18. 2026-05-30
    days on market $180,000 Active 32 DOM
19. 2026-04-28
    listed $180,000 Active 714-char remark

    Show marketing remark (714 chars)

    Cute as a button 3 bedroom 1 and 1/2 bath home on south side of City of Marshall. Not far from all the downtown activities of Historic Marshall. The Calhoun County Fair grounds, The N Country National Scenic Trail, and Ketchum Park are nearby as well. Relax on the 3 season room front porch or enjoy growing things in the small green house in the back yard. Give me a call for a private showing. This company makes no warranty or representations about the contents of this data. It is the responsibility of the parties looking at the property to satisfy. themselves as to accuracy of this information. Taxes were obtained from the local assessor and the taxes could change for the buyer after a closed transaction.

20. 2026-04-28
    listed $180,000 Active 714-char remark

    Show marketing remark (714 chars)

    Cute as a button 3 bedroom 1 and 1/2 bath home on south side of City of Marshall. Not far from all the downtown activities of Historic Marshall. The Calhoun County Fair grounds, The N Country National Scenic Trail, and Ketchum Park are nearby as well. Relax on the 3 season room front porch or enjoy growing things in the small green house in the back yard. Give me a call for a private showing. This company makes no warranty or representations about the contents of this data. It is the responsibility of the parties looking at the property to satisfy. themselves as to accuracy of this information. Taxes were obtained from the local assessor and the taxes could change for the buyer after a closed transaction.

21. 2026-04-28
    listed $180,000 Active

    Show marketing remark (714 chars)

    Cute as a button 3 bedroom 1 and 1/2 bath home on south side of City of Marshall. Not far from all the downtown activities of Historic Marshall. The Calhoun County Fair grounds, The N Country National Scenic Trail, and Ketchum Park are nearby as well. Relax on the 3 season room front porch or enjoy growing things in the small green house in the back yard. Give me a call for a private showing. This company makes no warranty or representations about the contents of this data. It is the responsibility of the parties looking at the property to satisfy. themselves as to accuracy of this information. Taxes were obtained from the local assessor and the taxes could change for the buyer after a closed transaction.

22. 2019-10-08
    soldstatus $111,000
23. 2019-10-04
    soldstatus $111,000
24. 2019-10-04
    soldstatus $111,000
25. 2019-10-04
    soldstatus $111,000
26. 2019-10-03
    listed $104,900
27. 2019-10-03
    listed $104,900
28. 2019-10-03
    listed $104,900
29. 2019-10-03
    listed $104,900
30. 2016-09-09
    soldstatus $38,000
31. 2016-09-09
    soldstatus $38,000 Sold
32. 2016-08-30
    status Pending
33. 2016-08-09
    price $39,900
34. 2016-07-01
    price $43,000
35. 2016-06-17
    price $46,000
36. 2016-06-03
    price $49,900
37. 2016-05-17
    price $53,500
38. 2016-03-28
    listed $59,900 Active
39. 2016-03-26
    historical
40. 2016-03-25
    listed $59,900 Active
41. 2016-03-07
    listed $39,900
42. 2016-03-07
    listed $59,900
43. 2016-03-07
    historical
44. 2014-12-12
    historical
45. 2014-12-12
    historical
46. 2014-09-26
    historical
47. 2014-09-15
    historical
48. 2014-03-13
    listed $59,900
49. 2014-03-13
    listed $59,900
50. 2005-09-08
    soldstatus $45,101

ⓘ 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: $1,893 · $158/mo
• Projected year-2 tax: $2,252 · $188/mo
• Expected delta: +$359/yr (+$30/mo · 18.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 16 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: $18,454
• − Mortgage interest: −$9,495
• − Property taxes: −$1,893
• − Insurance: −$848
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,931
• Taxable loss: −$1,665
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $1,571/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: Marshall Public Schools
• NCES district ID: 2622970
• Math proficiency: 28% ▼ -4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,020
• Composite: 30.93/100
• National rank: #6112
• State rank: #268 of 540 in MI

Livability — Marshall

• Score: 72/100
• State rank: #254
• US rank: #6352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshall, MI
• Population (ZIP): 14,954

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 130,157 people
• By 2030: 126,691 · -2.7%
• By 2040: 118,517 · -8.9%
• By 2050: 109,855 · -15.6%
• By 2075: 90,486 · -30.5%
• By 2100: 70,766 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Calhoun

• 2024 margin: R (+14.1) · D 42.3% · R 56.4% · Other 1.3%
• 2008→2024 swing: -23.4pp toward R · 2008: 9.4pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.1 2016: R+12.5 2012: D+1.6 2008: D+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.10%
• Current HPI: 192.69
• 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

+47.4% since first listed

45 events — show timeline

• 2026-06-02 Price Changed $169,500 MiRealSource-MiMLS
• 2026-06-02 Price Changed $169,500 REALCOMP
• 2026-06-02 Price Changed $169,500 SW Michigan MLS
• 2026-04-28 Listed $180,000 SW Michigan MLS
• 2026-04-28 Listed $180,000 REALCOMP
• 2026-04-28 Listed $180,000 MiRealSource-MiMLS
• 2019-10-08 Sold (Public Records) $111,000 Public Records
• 2019-10-04 Sold (MLS) $111,000 MiRealSource-MiMLS
• 2019-10-04 Sold (MLS) $111,000 SW Michigan MLS
• 2019-10-04 Sold (MLS) $111,000 REALCOMP
• 2019-10-03 Listed $104,900 MiRealSource-MiMLS
• 2019-10-03 Listed $104,900 MiRealSource-MiMLS
• 2019-10-03 Listed $104,900 SW Michigan MLS
• 2019-10-03 Listed $104,900 REALCOMP
• 2016-09-09 Sold (MLS) $38,000 SW Michigan MLS
• 2016-09-09 Sold (MLS) $38,000 REALCOMP
• 2016-08-30 Pending — SW Michigan MLS
• 2016-08-09 Price Changed $39,900 SW Michigan MLS
• 2016-07-01 Price Changed $43,000 SW Michigan MLS
• 2016-06-17 Price Changed $46,000 SW Michigan MLS
• 2016-06-03 Price Changed $49,900 SW Michigan MLS
• 2016-05-17 Price Changed $53,500 SW Michigan MLS
• 2016-03-28 Listed $59,900 SW Michigan MLS
• 2016-03-26 Listing Removed — SW Michigan MLS
• 2016-03-25 Listed $59,900 SW Michigan MLS
• 2016-03-07 Listing Removed — REALCOMP
• 2016-03-07 Listed $59,900 REALCOMP
• 2016-03-07 Listed $39,900 REALCOMP
• 2014-12-12 Listing Removed — REALCOMP
• 2014-12-12 Listing Removed — SW Michigan MLS
• 2014-09-26 Listing Removed — SW Michigan MLS
• 2014-09-15 Listing Removed — SW Michigan MLS
• 2014-03-13 Listed $59,900 REALCOMP
• 2014-03-13 Listed $59,900 SW Michigan MLS
• 2005-09-08 Sold (MLS) $45,101 REALCOMP
• 2005-09-08 Sold (MLS) $45,101 SW Michigan MLS
• 2005-07-14 Listed $49,900 REALCOMP
• 2005-07-14 Listed $49,900 SW Michigan MLS
• 2005-03-17 Listing Removed — REALCOMP
• 2004-12-21 Listed $64,900 REALCOMP
• 2004-12-21 Listed $64,900 SW Michigan MLS
• 2004-03-12 Listing Removed — REALCOMP
• 2003-09-12 Listed $68,000 REALCOMP
• 2003-09-12 Listed $68,000 SW Michigan MLS
• 2002-06-10 Sold (Public Records) $115,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,893 · +225.8% YoY. Source: county tax records.