540 Bruce St · Marine City, MI 48039

$65,000

2 bd · 1.0 ba · 936 sqft · SingleFamily · 7 Days on market

3,920 sqft lot $69/sqft · 62% below area

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

Key facts

• 3,920 sq ft lot
• Garage
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 11.8% vs local median 3.1% in Marine City — 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 70/100 on livability (#309 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• East China School District (suburban): math 32% / reading 46% proficiency, ranked #208 of 540 in MI (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 1 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.54% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.50%
• DSCR: 1.87
• GRM: 5.4

CMA / ARV

• ARV (median comp): $170,269
• List price: $65,000
• Delta: -61.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
877 Carroll St	0.14mi	3/1.0 (+1)	960 (+3%)	11mo	$169,900	$177	75
809 Brown St	0.12mi	3/1.0 (+1)	1,000 (+7%)	8mo	$191,000	$191	71
507 Bruce St	0.04mi	2/1.0	848 (-9%)	15mo	$100,000	$118	70
323 Ward St	0.30mi	2/1.0	896 (-4%)	12mo	$153,000	$171	69
523 Ward St	0.29mi	2/1.0	800 (-14%)	4mo	$189,900	$237	59
140 Bell Ave	0.26mi	2/1.0	825 (-12%)	19mo	$90,000	$109	52
854 S Main St	0.27mi	2/1.0	832 (-11%)	20mo	$238,000	$286	52
151 N 5th St	0.73mi	2/1.0	950 (+2%)	14mo	$125,000	$132	51
715 Lowell St	0.59mi	2/2.0	960 (+3%)	20mo	$180,000	$188	48
118 S Main St	0.71mi	3/1.0 (+1)	1,020 (+9%)	8mo	$138,000	$135	40
124 S Third St	0.63mi	3/1.0 (+1)	1,072 (+14%)	3mo	$189,000	$176	39

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $8,347
• Equity at exit: $9,692

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $31,698
• Equity at exit: $5,620

Cash invested: $18,200 (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 48039

• Active inventory: 65
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $296

Break-even live

Break-even rent $626

Max offer price $65,000

Occupancy floor 65%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 E Saint Clair St Unit 537 Marine City, MI	2.0	1.0	800	$1,000	$1.25	43d	1	0.46mi

Listing history 8 events

1. 2026-05-12
   status Pending 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

2. 2026-05-12
   status Pending 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

3. 2026-05-05
   status Active 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

4. 2026-05-05
   status Back on Market 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

5. 2025-12-09
   status Pending 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

6. 2025-12-09
   status Pending 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

7. 2025-12-09
   listed $65,000 Active 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

8. 2025-12-08
   listed $65,000 Active 139-char remark

   Show marketing remark (139 chars)

   Marine City, 3 bedroom 1 bath home needs much work but what a great deal. Selling to settle an estate Must be a cash sale. Highest and Best

ⓘ 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$3,641
• − Property taxes: −$1,515
• − Insurance: −$325
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,891
• Taxable income: $2,708
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $2,899/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: East China School District
• NCES district ID: 2612420
• Math proficiency: 32% ▼ -9.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $56,455
• Composite: 34.23/100
• National rank: #5260
• State rank: #208 of 540 in MI

Livability — Marine City

• Score: 70/100
• State rank: #309
• US rank: #7617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marine City, MI
• Population (ZIP): 7,466

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 12% Lithuanian 8% Slovak 2%
• Foreign-born: 1% · Canada

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: ▼ -136.09%
• Current HPI: 166.0692
• 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

8 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-05 Relisted — REALCOMP
• 2026-05-05 Relisted — MiRealSource-MiMLS
• 2025-12-09 Pending — REALCOMP
• 2025-12-09 Pending — MiRealSource-MiMLS
• 2025-12-09 Listed $65,000 REALCOMP
• 2025-12-08 Listed $65,000 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2025): $1,515 · -10.5% YoY. Source: county tax records.