4211 Laurel · Blackman, MI 49201

$93,000

3 bd · 2.0 ba · 1,456 sqft · Other · 182 Days on market

Built 2016

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come live at Walnut Ridge! This beautiful 2016 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has been immaculately maintained and is in near perfect condition. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

Key facts

• Gym
• Pool
• Dog run

Tags

• QUIET NEIGHBORHOOD
• GYM
• POOL
• PLAYGROUND
• PARK
• DOG RUN

Property features AI

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Residential property; Other architectural style; Built in 2016; Paved road access
• Construction: Vinyl siding; Shingle roof; Built in 2016
• Exterior features: Sidewalk; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Eat-in kitchen; Pantry; Basement (other)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $93k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.3%/yr); 366 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 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 + 8.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.48×
• Total profit: $12,615
• Equity at exit: $13,867

10-year hold

• IRR: 24.2%
• Equity multiple: 3.61×
• Total profit: $67,967
• Equity at exit: $8,041

Cash invested: $26,040 (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 49201

• Rents YoY: 10.3%
• Active inventory: 366
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $332

Break-even live

Break-even rent $814

Max offer price $93,000

Occupancy floor 68%

Sensitivity live

Price	-10% $396	-5% $364	+0% $332	+5% $300	+10% $268
Rent	-10% $235	-5% $283	+0% $332	+5% $381	+10% $429
Rate	-1.0pp $379	-0.5pp $356	base $332	+0.5pp $308	+1.0pp $283

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3999 Sherwood Lakes Blvd Jackson, MI	3.0	2.0	1056	$1,339	$1.27	45d	1	0.37mi
3004 N Pointe Dr Jackson, MI	2.0	2.0	945	$1,025	$1.08	45d	1	1.33mi

Listing history 10 events

1. 2026-06-02
   days on market $93,000 Active 182 DOM
2. 2026-06-01
   days on market $93,000 Active 181 DOM
3. 2026-05-31
   days on market $93,000 Active 180 DOM
4. 2026-05-30
   days on market $93,000 Active 179 DOM
5. 2025-12-03
   price $93,000 546-char remark

   Show marketing remark (546 chars)

   Come live at Walnut Ridge! This beautiful 2016 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has been immaculately maintained and is in near perfect condition. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

6. 2025-12-03
   price $93,000 546-char remark

   Show marketing remark (546 chars)

   Come live at Walnut Ridge! This beautiful 2016 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has been immaculately maintained and is in near perfect condition. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

7. 2025-12-03
   price $93,000

   Show marketing remark (546 chars)

   Come live at Walnut Ridge! This beautiful 2016 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has been immaculately maintained and is in near perfect condition. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

8. 2025-12-02
   listed $83,000 Active 546-char remark

   Show marketing remark (546 chars)

   Come live at Walnut Ridge! This beautiful 2016 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has been immaculately maintained and is in near perfect condition. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

9. 2025-12-02
   listed $83,000 Active 546-char remark

   Show marketing remark (546 chars)

   Come live at Walnut Ridge! This beautiful 2016 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has been immaculately maintained and is in near perfect condition. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

10. 2025-12-02
    listed $83,000 Active

    Show marketing remark (546 chars)

    Come live at Walnut Ridge! This beautiful 2016 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has been immaculately maintained and is in near perfect condition. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,806
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,705
• Taxable income: $2,662
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $3,345/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: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 of 540 in MI

Livability — Blackman

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

Census & demographics

• County: Jackson County · 85,581 people
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• 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

+12.0% since first listed

6 events — show timeline

• 2025-12-03 Price Changed $93,000 MiRealSource-MiMLS
• 2025-12-03 Price Changed $93,000 REALCOMP
• 2025-12-03 Price Changed $93,000 SW Michigan MLS
• 2025-12-02 Listed $83,000 SW Michigan MLS
• 2025-12-02 Listed $83,000 REALCOMP
• 2025-12-02 Listed $83,000 MiRealSource-MiMLS

Property tax history

-6.6%/yr

Latest (2025): $32 · -32.6% YoY. Source: county tax records.