1706 Robertson Ave · Lansing, MI 48915

$29,900

2 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 70 Days on market

Built 1949 6,098 sqft lot

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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 +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

Key facts

• 6,098 sq ft lot
• Built 1949
• Listed 70 days

Tags

• LARGE FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 35.6% vs local median 6.0% in Lansing — 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 79/100 on livability (#94 in MI, #2,182 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Lansing Public School District (urban): math 14% / reading 23% proficiency, ranked #650 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pattengill School (600 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Ingham County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $7k; list at $30k implies a 327% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1949 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 3.97% ✓
• Cap rate: 35.65%
• Cash-on-cash: 104.84%
• DSCR: 5.66
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $159,210
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Filley St	0.69mi	2/1.0	1,312 (+0%)	4mo	$160,000	$122	63
1043 Ontario St	0.31mi	3/1.0 (+1)	1,152 (-12%)	2mo	$54,900	$48	59
1900 Kaplan St	0.58mi	2/1.5	1,211 (-7%)	4mo	$175,000	$145	56
1145 N Martin Luther King Junior Blvd	0.49mi	3/2.0 (+1)	1,235 (-5%)	7mo	$160,000	$130	54
908 Clyde St	0.71mi	2/1.0	1,222 (-6%)	3mo	$138,000	$113	53
1320 Glenrose Ave	0.38mi	3/1.0 (+1)	1,144 (-12%)	6mo	$23,000	$20	52
920 Clyde St	0.69mi	3/1.5 (+1)	1,204 (-8%)	2mo	$170,000	$141	47
1515 Biltmore Blvd	0.73mi	3/1.5 (+1)	1,165 (-11%)	2mo	$175,000	$150	39
419 Filley St	0.72mi	3/1.5 (+1)	1,152 (-12%)	3mo	$156,000	$135	37
1840 W Maple St	0.70mi	3/1.0 (+1)	1,463 (+12%)	7mo	$175,000	$120	36
919 Princeton Ave	0.71mi	3/1.5 (+1)	1,119 (-14%)	2mo	$60,000	$54	35
624 Brook St	0.74mi	3/1.5 (+1)	1,144 (-12%)	6mo	$120,000	$105	33

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: —
• Equity multiple: 5.99×
• Total profit: $41,756
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 12.52×
• Total profit: $96,417
• Equity at exit: $2,585

Cash invested: $8,372 (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 48915

• Active inventory: 67
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $731

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 33%

Sensitivity live

Price	-10% $752	-5% $742	+0% $731	+5% $721	+10% $711
Rent	-10% $638	-5% $685	+0% $731	+5% $778	+10% $825
Rate	-1.0pp $746	-0.5pp $739	base $731	+0.5pp $724	+1.0pp $716

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	23d	1	0.69mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	45d	1	0.91mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	23d	1	0.95mi
610 N Sycamore St Unit 1 Lansing, MI	1.0	1.0	900	$875	$0.97	15d	1	1.02mi
323 W Saginaw St Unit 1 Lansing, MI	1.0	1.0	1000	$1,000	$1.00	45d	1	1.12mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	1.18mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	45d	1	1.27mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	45d	1	1.46mi
4515 N Grand River Ave Lansing, MI	1.0–2.0	1.0	712	$1,095	$1.54	15d	1	1.46mi

Listing history 16 events

1. 2026-03-05
   status Pending 97-char remark

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

2. 2026-03-05
   status Pending 97-char remark

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

3. 2026-03-05
   status Pending

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

4. 2026-02-09
   price $29,900 97-char remark

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

5. 2026-02-09
   price $29,900 97-char remark

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

6. 2026-02-09
   price $29,900

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

7. 2025-12-23
   listed $39,900 Active 97-char remark

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

8. 2025-12-23
   listed $39,900 Active 97-char remark

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

9. 2025-12-23
   listed $39,900 Active

   Show marketing remark (97 chars)

   Property is in need of full interior rehabbing. Property has potential. Large fenced in backyard.

10. 2018-08-22
    historical
11. 2018-08-22
    historical
12. 2018-07-11
    listed $55,000
13. 2018-07-11
    listed $55,000
14. 2014-07-08
    soldstatus $7,000
15. 2014-05-14
    listed $9,900
16. 2003-07-28
    soldstatus $81,885

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥97°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: $14,249
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$870
• Taxable income: $8,826
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $6,659/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: Lansing Public School District
• NCES district ID: 2621150
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 23% ▲ 3.00%
• Median HH income: $37,453
• Composite: 18.76/100
• National rank: #14002
• State rank: #650 of 760 in MI

Livability — Lansing

• Score: 79/100
• State rank: #94
• US rank: #2182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, MI
• County: Ingham County · 237,052 people
• City population: 161,269
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 9,428
• Household income: $54,465
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 307.0

Population outlook (Ingham County) Hauer SSP2

• Today (2025): 300,362 people
• By 2030: 307,808 · +2.5%
• By 2040: 320,492 · +6.7%
• By 2050: 333,223 · +10.9%
• By 2075: 373,693 · +24.4%
• By 2100: 392,021 · +30.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 24% Two or more races 13% Hispanic / Latino 13%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 7% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Ingham

• 2024 margin: Strong D (+29.7) · D 63.9% · R 34.2% · Other 2.0%
• 2008→2024 swing: -3.6pp toward R · 2008: 33.3pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+32.2 2016: D+27.6 2012: D+27.9 2008: D+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.90%
• Current HPI: 177.0906
• Rent YoY: —
• Metro: Lansing-East Lansing, 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

-63.5% since first listed

16 events — show timeline

• 2026-03-05 Pending — REALCOMP
• 2026-03-05 Pending — MiRealSource-MiMLS
• 2026-03-05 Pending — SW Michigan MLS
• 2026-02-09 Price Changed $29,900 MiRealSource-MiMLS
• 2026-02-09 Price Changed $29,900 REALCOMP
• 2026-02-09 Price Changed $29,900 SW Michigan MLS
• 2025-12-23 Listed $39,900 SW Michigan MLS
• 2025-12-23 Listed $39,900 MiRealSource-MiMLS
• 2025-12-23 Listed $39,900 REALCOMP
• 2018-08-22 Listing Removed — REALCOMP
• 2018-08-22 Listing Removed — Greater Lansing AoR
• 2018-07-11 Listed $55,000 REALCOMP
• 2018-07-11 Listed $55,000 Greater Lansing AoR
• 2014-07-08 Sold (MLS) $7,000 Greater Lansing AoR
• 2014-05-14 Listed $9,900 Greater Lansing AoR
• 2003-07-28 Sold (Public Records) $81,885 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,705 · -59.4% YoY. Source: county tax records.