1908 Range Rd · Marysville, MI 48060

$125,000

3 bd · 1.0 ba · 904 sqft · SingleFamily · 43 Days on market

Built 1940 1.38 ac lot $138/sqft · 23% below area Est $163k · 23% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.6/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Small ranch home in the Township on 1.35 acres on Paved Road , city water and sewer. Just minutes from I-94, and just a short ride to Marysville or Port Huron. 3 bedrooms, 1 full bath. New drain lines installed. Outside is vinyl siding, older outbuilding for storage or workshop. Lots of room out back plenty of space to expand. Zoned B-3 so this offers a lot of possibilities. Use as an investment property or a stater home. Listing agents related to seller

Key facts

• New drain lines
• Paved road
• Sewer

Tags

• 1.35 ACRES
• PAVED ROAD
• CITY WATER
• SEWER
• NEW DRAIN LINES
• VINYL SIDING

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 1.38 acres (130 x 462)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.6% 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.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Middle School (math 14% / reading 30%, grade F, #408 of 493 statewide, top 84%, 629 students, 72% FRL); Port Huron High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 1,100 students, 69% FRL) — zoned schools average 70% FRL vs 47% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 224 active listings in the ZIP; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $35k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $125k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1940 — 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. 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: 1.16% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 7.2

CMA / ARV

• ARV (median comp): $163,334
• List price: $125,000
• Delta: -23.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1895 Range Rd	0.05mi	2/1.0 (-1)	959 (+6%)	7mo	$117,500	$123	76
4654 Davidson Rd	0.35mi	2/1.0 (-1)	866 (-4%)	0mo	$200,000	$231	71
4637 Griswold Rd	0.38mi	2/1.0 (-1)	850 (-6%)	13mo	$180,000	$212	57
4687 Griswold Rd	0.46mi	2/1.0 (-1)	1,028 (+14%)	24mo	$115,000	$112	31

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 · 3.61% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,772
• Equity at exit: $18,638

10-year hold

• IRR: 6.8%
• Equity multiple: 1.53×
• Total profit: $18,511
• Equity at exit: $10,808

Cash invested: $35,000 (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 48060

• Rents YoY: 3.6%
• Active inventory: 224
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $228

Break-even live

Break-even rent $1,164

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $299	-5% $264	+0% $228	+5% $193	+10% $157
Rent	-10% $113	-5% $171	+0% $228	+5% $286	+10% $343
Rate	-1.0pp $291	-0.5pp $260	base $228	+0.5pp $196	+1.0pp $163

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 43 DOM
2. 2026-06-18
   price $125,000 Active 40 DOM
3. 2026-06-18
   days on market $129,999 Active 40 DOM
4. 2026-06-17
   days on market $129,999 Active 39 DOM
5. 2026-06-16
   days on market $129,999 Active 38 DOM
6. 2026-06-15
   days on market $129,999 Active 37 DOM
7. 2026-06-13
   days on market $129,999 Active 35 DOM
8. 2026-06-13
   days on market $129,999 Active 34 DOM
9. 2026-06-09
   days on market $129,999 Active 31 DOM
10. 2026-06-08
    days on market $129,999 Active 30 DOM
11. 2026-06-08
    price $129,999 Active 29 DOM
12. 2026-06-07
    days on market $139,900 Active 29 DOM

    Show marketing remark (458 chars)

    Small ranch home in the Township on 1.35 acres on Paved Road , city water and sewer. Just minutes from I-94, and just a short ride to Marysville or Port Huron. 3 bedrooms, 1 full bath. New drain lines installed. Outside is vinyl siding, older outbuilding for storage or workshop. Lots of room out back plenty of space to expand. Zoned B-3 so this offers a lot of possibilities. Use as an investment property or a stater home. Listing agents related to seller

13. 2026-06-04
    days on market $139,900 Active 26 DOM
14. 2026-06-03
    days on market $139,900 Active 25 DOM
15. 2026-06-02
    days on market $139,900 Active 24 DOM
16. 2026-06-01
    days on market $139,900 Active 23 DOM
17. 2026-05-31
    days on market $139,900 Active 22 DOM
18. 2026-05-09
    listed $160,000 Active 458-char remark

    Show marketing remark (458 chars)

    Small ranch home in the Township on 1.35 acres on Paved Road , city water and sewer. Just minutes from I-94, and just a short ride to Marysville or Port Huron. 3 bedrooms, 1 full bath. New drain lines installed. Outside is vinyl siding, older outbuilding for storage or workshop. Lots of room out back plenty of space to expand. Zoned B-3 so this offers a lot of possibilities. Use as an investment property or a stater home. Listing agents related to seller

19. 2026-05-09
    listed $160,000 Active 459-char remark

    Show marketing remark (458 chars)

    Small ranch home in the Township on 1.35 acres on Paved Road , city water and sewer. Just minutes from I-94, and just a short ride to Marysville or Port Huron. 3 bedrooms, 1 full bath. New drain lines installed. Outside is vinyl siding, older outbuilding for storage or workshop. Lots of room out back plenty of space to expand. Zoned B-3 so this offers a lot of possibilities. Use as an investment property or a stater home. Listing agents related to seller

20. 2003-09-25
    soldstatus $71,000
21. 2003-08-23
    listed $74,900

ⓘ 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: $2,548 · $212/mo
• Projected year-2 tax: $2,548 · $212/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,439
• − Mortgage interest: −$7,002
• − Property taxes: −$2,548
• − Insurance: −$625
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,636
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,537/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: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 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

• County: Saint Clair County · 44,760 people
• City population: 9,942
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,342
• Household income: $53,018
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 1808.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -134.75%
• Current HPI: 177.2401
• Rent YoY: ▲ 3.61%
• 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

+73.6% since first listed

10 events — show timeline

• 2026-06-07 Price Changed $129,999 MiRealSource-MiMLS
• 2026-06-07 Price Changed $129,999 REALCOMP
• 2026-05-26 Price Changed $139,900 MiRealSource-MiMLS
• 2026-05-26 Price Changed $139,900 REALCOMP
• 2026-05-20 Price Changed $148,000 MiRealSource-MiMLS
• 2026-05-19 Price Changed $148,000 REALCOMP
• 2026-05-09 Listed $160,000 REALCOMP
• 2026-05-09 Listed $160,000 MiRealSource-MiMLS
• 2003-09-25 Sold (MLS) $71,000 REALCOMP
• 2003-08-23 Listed $74,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $2,548 · +2.8% YoY. Source: county tax records.