1215 Chittock Ave · Jackson, MI 49203

$84,900

4 bd · 1.0 ba · 1,510 sqft · SingleFamily · 32 Days on market

Built 1920 6,272 sqft lot $56/sqft · 29% above area Est $66k · 29% over ↓ 29% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this charming 1920 two-story home, full of character and ready for your finishing touches. Featuring timeless architectural details including solid wood doors, trim and flooring along with a spacious layout, this home offers a wonderful opportunity to bring your vision to life while adding your own style and updates. With generous living spaces, classic charm, and endless potential, this property is perfect for buyers looking to restore and personalize a home with history. Whether you're an investor or a homeowner with a creative eye, this 1920 gem is ready for its next chapter.

Key facts

• 1920 gem
• Classic charm
• Solid wood doors

Tags

• TIMELESS ARCHITECTURAL DETAILS
• SOLID WOOD DOORS
• SPACIOUS LAYOUT
• GENEROUS LIVING SPACES
• CLASSIC CHARM
• 1920 GEM

Property features AI

Finance

• Financial info: Property currently used as an investment

Exterior

• Parking: No attached garage; No designated parking features listed
• Utilities: Public sewer
• Home design: Two-and-one-half story; Built in 1920
• Construction: Aluminum siding; Basement with block and crawl space
• Exterior features: No fencing; City street frontage

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms (including a primary bedroom and additional bedrooms); Bonus rooms available
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Wood-burning fireplace; Upper-level laundry area; Washer hookup
• Laundry & utility: Washer hookup; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $815 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 5.5% in Jackson — 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 74/100 on livability (#197 in MI, #4,970 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, employment F.
• Jackson Public Schools (urban): math 15% / reading 28% proficiency, ranked #458 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.5%/yr); 172 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1920 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.03% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.16%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (median comp): $65,810
• List price: $84,900
• Delta: 44.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Williams St	0.31mi	4/2.0	1,458 (-3%)	1mo	$65,000	$45	75
1023 Maple Ave	0.23mi	3/1.0 (-1)	1,447 (-4%)	3mo	$10,600	$7	75
1013 Maple Ave	0.26mi	3/1.0 (-1)	1,435 (-5%)	1mo	$110,200	$77	74
140 Moore St	0.32mi	3/2.0 (-1)	1,456 (-4%)	1mo	$105,000	$72	70
1505 Carl Breeding Way	0.34mi	4/2.0	1,607 (+6%)	2mo	$162,000	$101	68
314 Mitchell St	0.47mi	4/2.0	1,589 (+5%)	1mo	$65,501	$41	64
1028 Woodbridge St	0.53mi	3/1.5 (-1)	1,388 (-8%)	1mo	$59,200	$43	53
409 Garfield St	0.56mi	4/1.5	1,359 (-10%)	3mo	$170,000	$125	53
1238 Greenwood Ave	0.59mi	4/1.0	1,700 (+13%)	2mo	$115,000	$68	50
1235 Sheldon St	0.37mi	3/1.5 (-1)	1,296 (-14%)	3mo	$100,000	$77	50
1217 First St	0.49mi	3/2.0 (-1)	1,376 (-9%)	4mo	$110,000	$80	50
1616 First St	0.61mi	4/2.0	1,710 (+13%)	2mo	$170,000	$99	43

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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 2.95×
• Total profit: $46,419
• Equity at exit: $12,659

10-year hold

• IRR: 50.8%
• Equity multiple: 7.08×
• Total profit: $144,435
• Equity at exit: $7,341

Cash invested: $23,772 (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 49203

• Home prices YoY: -31.7%
• Rents YoY: 7.5%
• Active inventory: 172
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,724 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $815

Break-even live

Break-even rent $692

Max offer price $84,900

Occupancy floor 48%

Sensitivity live

Price	-10% $864	-5% $839	+0% $815	+5% $791	+10% $767
Rent	-10% $679	-5% $747	+0% $815	+5% $884	+10% $952
Rate	-1.0pp $858	-0.5pp $837	base $815	+0.5pp $793	+1.0pp $771

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $84,900 Active 32 DOM
2. 2026-06-19
   days on market $84,900 Active 30 DOM
3. 2026-06-18
   days on market $84,900 Active 29 DOM
4. 2026-06-17
   days on market $84,900 Active 28 DOM
5. 2026-06-16
   days on market $84,900 Active 27 DOM
6. 2026-06-15
   days on market $84,900 Active 26 DOM
7. 2026-06-14
   days on market $84,900 Active 24 DOM
8. 2026-06-13
   days on market $84,900 Active 23 DOM
9. 2026-06-10
   days on market $84,900 Active 21 DOM
10. 2026-06-09
    days on market $84,900 Active 20 DOM
11. 2026-06-08
    days on market $84,900 Active 19 DOM
12. 2026-06-07
    days on market $84,900 Active 18 DOM
13. 2026-06-03
    days on market $84,900 Active 14 DOM
14. 2026-06-02
    days on market $84,900 Active 13 DOM
15. 2026-06-01
    days on market $84,900 Active 12 DOM
16. 2026-05-31
    days on market $84,900 Active 11 DOM
17. 2026-05-30
    days on market $84,900 Active 10 DOM
18. 2026-05-19
    historical
19. 2026-03-05
    price $94,900
20. 2026-03-05
    price $94,900
21. 2026-01-21
    listed $99,900 Active
22. 2026-01-21
    historical
23. 2025-11-20
    price $99,900
24. 2025-11-20
    price $99,900
25. 2025-08-20
    price $109,900
26. 2025-08-20
    price $109,900
27. 2025-05-20
    listed $119,900 Active

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $1,051 · $88/mo
• Expected delta: +$256/yr (+$21/mo · 32.2%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,693
• − Mortgage interest: −$4,756
• − Property taxes: −$795
• − Insurance: −$424
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$2,470
• Taxable income: $8,937
• Est. tax owed @ 24.0%: −$2,145
• After-tax cash flow: $7,641/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: Jackson Public Schools
• NCES district ID: 2619620
• Math proficiency: 15% ▼ -6.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,344
• Composite: 17.99/100
• National rank: #8986
• State rank: #458 of 540 in MI

Livability — Jackson

• Score: 74/100
• State rank: #197
• US rank: #4970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MI
• County: Jackson County · 85,581 people
• City population: 85,581
• Metro: Jackson, MI
• Population (ZIP): 36,474
• Household income: $56,201
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1383.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.09%
• Current HPI: 211.5474
• Rent YoY: ▲ 7.54%
• Metro: Jackson, 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

-29.2% since first listed

12 events — show timeline

• 2026-05-20 Listed $84,900 Greater Lansing AoR
• 2026-05-20 Listed $84,900 REALCOMP
• 2026-05-19 Listing Removed — REALCOMP
• 2026-03-05 Price Changed $94,900 REALCOMP
• 2026-03-05 Price Changed $94,900 Greater Lansing AoR
• 2026-01-21 Listed $99,900 REALCOMP
• 2026-01-21 Listing Removed — REALCOMP
• 2025-11-20 Price Changed $99,900 REALCOMP
• 2025-11-20 Price Changed $99,900 Greater Lansing AoR
• 2025-08-20 Price Changed $109,900 REALCOMP
• 2025-08-20 Price Changed $109,900 Greater Lansing AoR
• 2025-05-20 Listed $119,900 REALCOMP

Property tax history

+0.7%/yr

Latest (2025): $795 · +2.3% YoY. Source: county tax records.