2935 Jackson Blvd · Highland, MI 48356

$120,000

2 bd · 1.0 ba · 667 sqft · SingleFamily public records · 79 Days on market

Built 1936 9,583 sqft lot $180/sqft · 26% below area

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New home sold as is. Cash Sale. Home sold with existing materials on the property. Perfect opportunity for builder, investor or just a homeowner looking to have a new home! All measurements and data is approximate.

Key facts

• 9,583 sq ft lot
• Built 1936
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Huron Valley Schools (suburban): math 42% / reading 56% proficiency, ranked #87 of 540 in MI (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $22k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $120k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (median comp): $244,211
• List price: $120,000
• Delta: -50.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2754 Fishermans Dr	0.24mi	2/1.5	761 (+14%)	0mo	$200,000	$263	63
2817 Dean Dr	0.47mi	2/1.0	682 (+2%)	14mo	$186,000	$273	63

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,544
• Equity at exit: $17,892

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $11,031
• Equity at exit: $10,375

Cash invested: $33,600 (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 48356

• Active inventory: 63
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $202

Break-even live

Break-even rent $1,094

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3438 Duffield St White Lake, MI	2.0	1.0	608	$1,350	$2.22	15d	1	1.14mi

Listing history 36 events

1. 2026-06-18
   days on market $120,000 Active 79 DOM
2. 2026-06-17
   days on market $120,000 Active 78 DOM
3. 2026-06-16
   days on market $120,000 Active 77 DOM
4. 2026-06-15
   days on market $120,000 Active 76 DOM
5. 2026-06-13
   days on market $120,000 Active 74 DOM
6. 2026-06-13
   days on market $120,000 Active 73 DOM
7. 2026-06-09
   days on market $120,000 Active 70 DOM
8. 2026-06-08
   days on market $120,000 Active 69 DOM
9. 2026-06-07
   days on market $120,000 Active 68 DOM
10. 2026-06-04
    days on market $120,000 Active 65 DOM
11. 2026-06-03
    days on market $120,000 Active 64 DOM
12. 2026-06-02
    days on market $120,000 Active 63 DOM
13. 2026-06-01
    days on market $120,000 Active 62 DOM
14. 2026-05-31
    days on market $120,000 Active 61 DOM
15. 2026-03-31
    listed $142,000 Active 214-char remark

    Show marketing remark (214 chars)

    New home sold as is. Cash Sale. Home sold with existing materials on the property. Perfect opportunity for builder, investor or just a homeowner looking to have a new home! All measurements and data is approximate.

16. 2026-03-31
    listed $142,000 Active 214-char remark

    Show marketing remark (214 chars)

    New home sold as is. Cash Sale. Home sold with existing materials on the property. Perfect opportunity for builder, investor or just a homeowner looking to have a new home! All measurements and data is approximate.

17. 2025-10-13
    soldstatus $68,000
18. 2025-10-07
    status Pending
19. 2025-10-07
    status Pending
20. 2025-10-07
    soldstatus $68,000 Closed
21. 2025-10-07
    soldstatus $68,000 Closed
22. 2025-06-12
    price $79,900
23. 2025-06-11
    price $79,900
24. 2025-05-30
    listed $89,900 Active
25. 2025-05-30
    listed $89,900 Active
26. 2024-10-07
    soldstatus $71,000 Sold
27. 2024-10-07
    soldstatus $71,000 Closed
28. 2024-10-02
    status Pending
29. 2024-10-02
    status Pending
30. 2024-10-01
    soldstatus $47,500
31. 2024-09-27
    listed $69,900 Active
32. 2024-09-27
    listed $69,900 Active
33. 1994-09-08
    soldstatus $59,500
34. 1987-09-01
    soldstatus $39,900
35. 1986-12-01
    soldstatus $25,000
36. 1985-10-01
    soldstatus $26,000

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,224 · $185/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$6,722
• − Property taxes: −$2,224
• − Insurance: −$600
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,491
• Taxable income: $572
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $2,286/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: Huron Valley Schools
• NCES district ID: 2618990
• Math proficiency: 42% ▼ -8.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $76,011
• Composite: 44.39/100
• National rank: #2815
• State rank: #87 of 540 in MI

Livability — Highland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,017

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 14% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -281.22%
• Current HPI: 193.9468
• 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

+446.2% since first listed

22 events — show timeline

• 2026-03-31 Listed $142,000 REALCOMP
• 2026-03-31 Listed $142,000 MiRealSource-MiMLS
• 2025-10-13 Sold (Public Records) $68,000 Public Records
• 2025-10-07 Pending — MiRealSource-MiMLS
• 2025-10-07 Pending — REALCOMP
• 2025-10-07 Sold (MLS) $68,000 REALCOMP
• 2025-10-07 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2025-06-12 Price Changed $79,900 MiRealSource-MiMLS
• 2025-06-11 Price Changed $79,900 REALCOMP
• 2025-05-30 Listed $89,900 REALCOMP
• 2025-05-30 Listed $89,900 MiRealSource-MiMLS
• 2024-10-07 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2024-10-07 Sold (MLS) $71,000 REALCOMP
• 2024-10-02 Pending — MiRealSource-MiMLS
• 2024-10-02 Pending — REALCOMP
• 2024-10-01 Sold (Public Records) $47,500 Public Records
• 2024-09-27 Listed $69,900 MiRealSource-MiMLS
• 2024-09-27 Listed $69,900 REALCOMP
• 1994-09-08 Sold (Public Records) $59,500 Public Records
• 1987-09-01 Sold (Public Records) $39,900 Public Records
• 1986-12-01 Sold (Public Records) $25,000 Public Records
• 1985-10-01 Sold (Public Records) $26,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,224 · -21.5% YoY. Source: county tax records.