1849 Hall St · Holt, MI 48842

$259,900

4 bd · 1.5 ba · 2,575 sqft · SingleFamily public records · 14 Days on market

Built 1960 0.26 ac lot $101/sqft · at area comps Est $269k · at est.

---

Why this score? — see what drove the D 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 +10.6/30.0
• ARV discount +9.0/15.0
• Rent growth +4.5/5.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Schools +3.3/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1849 Hall! This beautiful updated home features 1600 sq feet on the first floor featuring 4 bedrooms and 1.5 baths located within walking distance to schools. The kitchen was remodeled in 2020 with new soft close cabinets, quartz countertops and stainless steel appliances that stay with the buyer! Original hardwood floors are in beautiful shape. Open floor plan with an extra large living room and all bedrooms are generously sized. The basement features an additional 975 sq feet of living space that features a large family room area. Additional laundry/mechanical room with utility sink. The pool table, cast iron stove, jelly cabinet and old pressure tank stays. Roof was replaced in 2023 (house and garage) for added peace of mind. Large shed for additional storage beyond the 2 car garage. The landscaping was recently refreshed! The Trampoline stays as well. The drain pipe was cleaned when purchased. The furnace was installed in 2016 and the HW heater is 7 years old. Move in and enjoy! Schedule your private showing today! Seller reserves some rocks in the landscaping and all of the curtains.

Key facts

• Quartz countertops
• Remodeled kitchen
• Soft close cabinets

Tags

• UPDATED HOME
• REMODELED KITCHEN
• SOFT CLOSE CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ORIGINAL HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage door opener; Garage faces front
• Security: Carbon monoxide detector(s)
• Utilities: 100 amp electrical service; Public sewer; High speed internet connected
• Home design: One-story property; Updated/remodeled condition; Built in 1960
• Construction: Aluminum and vinyl siding; Block foundation; Block basement
• Exterior features: Back yard; Front yard; City lot; Few trees; Landscaped; Covered patio/porch; No fencing; Double pane windows with screens and shutters; Shingle roof; Shed(s) on property; Road frontage on a city street

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Kitchen/dining combo; Stone counters; Pantry; Eat-in kitchen
• Bedrooms: 4 bedrooms (including primary bedroom); Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; Double closet; Eat-in kitchen; Entrance foyer; High speed internet; Open floorplan; Pantry; Recessed lighting; Stone counters; Decorative fireplace; Wood-burning stove; Fireplace in family room; Fireplace in living room; Two fireplaces (total); Basement partially finished with interior entry and sump pump; Dehumidifier
• Laundry & utility: Laundry room in basement; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (12.3% below list).
• Recommended offer: $228k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.6% in Holt — 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 84/100 on livability (#37 in MI, #733 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• Holt Public Schools (suburban): math 28% / reading 46% proficiency, ranked #236 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.0%/yr); 75 active listings in the ZIP; solid renter incomes; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 31% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago 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.
• Current owner paid $157k; list at $260k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $227,854 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 9.5

CMA / ARV

• ARV (median comp): $268,588
• List price: $259,900
• Delta: -3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4204 Hancock Dr	0.28mi	5/3.0 (+1)	2,594 (+1%)	13mo	$262,500	$101	64
1792 Hall St	0.12mi	4/2.5	2,801 (+9%)	22mo	$330,000	$118	58
4155 Archwood Dr	0.59mi	4/2.5	2,532 (-2%)	13mo	$310,000	$122	55
4353 Lee St	0.14mi	3/2.5 (-1)	2,244 (-13%)	22mo	$264,000	$118	45
1544 Aurelius Rd	0.69mi	4/2.0	2,398 (-7%)	15mo	$232,000	$97	42
1544 Catalina Dr	0.63mi	4/3.5	2,433 (-6%)	14mo	$377,000	$155	42
1604 Holbrook Dr	0.54mi	3/3.5 (-1)	2,692 (+4%)	18mo	$350,000	$130	39
1560 Archwood Dr	0.60mi	5/2.5 (+1)	2,344 (-9%)	14mo	$339,900	$145	37
1902 Auburn Ave	0.66mi	3/2.0 (-1)	2,253 (-12%)	19mo	$300,000	$133	26
1958 Dean Ave	0.75mi	3/1.5 (-1)	2,192 (-15%)	23mo	$265,000	$121	16

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.47×
• Total profit: $-38,260
• Equity at exit: $38,752

10-year hold

• IRR: 1.8%
• Equity multiple: 1.15×
• Total profit: $11,273
• Equity at exit: $22,471

Cash invested: $72,772 (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 48842

• Rents YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$459 /mo · $5,510/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-130

Break-even live

Break-even rent $2,444

Max offer price $236,869

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-57	+0% $-130	+5% $-204	+10% $-277
Rent	-10% $-310	-5% $-220	+0% $-130	+5% $-40	+10% $50
Rate	-1.0pp $1	-0.5pp $-64	base $-130	+0.5pp $-198	+1.0pp $-266

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-17
   historical Active Under Contract 1119-char remark

   Show marketing remark (1119 chars)

   Welcome to 1849 Hall! This beautiful updated home features 1600 sq feet on the first floor featuring 4 bedrooms and 1.5 baths located within walking distance to schools. The kitchen was remodeled in 2020 with new soft close cabinets, quartz countertops and stainless steel appliances that stay with the buyer! Original hardwood floors are in beautiful shape. Open floor plan with an extra large living room and all bedrooms are generously sized. The basement features an additional 975 sq feet of living space that features a large family room area. Additional laundry/mechanical room with utility sink. The pool table, cast iron stove, jelly cabinet and old pressure tank stays. Roof was replaced in 2023 (house and garage) for added peace of mind. Large shed for additional storage beyond the 2 car garage. The landscaping was recently refreshed! The Trampoline stays as well. The drain pipe was cleaned when purchased. The furnace was installed in 2016 and the HW heater is 7 years old. Move in and enjoy! Schedule your private showing today! Seller reserves some rocks in the landscaping and all of the curtains.

2. 2026-05-17
   historical Active Under Contract 1128-char remark

   Show marketing remark (1119 chars)

   Welcome to 1849 Hall! This beautiful updated home features 1600 sq feet on the first floor featuring 4 bedrooms and 1.5 baths located within walking distance to schools. The kitchen was remodeled in 2020 with new soft close cabinets, quartz countertops and stainless steel appliances that stay with the buyer! Original hardwood floors are in beautiful shape. Open floor plan with an extra large living room and all bedrooms are generously sized. The basement features an additional 975 sq feet of living space that features a large family room area. Additional laundry/mechanical room with utility sink. The pool table, cast iron stove, jelly cabinet and old pressure tank stays. Roof was replaced in 2023 (house and garage) for added peace of mind. Large shed for additional storage beyond the 2 car garage. The landscaping was recently refreshed! The Trampoline stays as well. The drain pipe was cleaned when purchased. The furnace was installed in 2016 and the HW heater is 7 years old. Move in and enjoy! Schedule your private showing today! Seller reserves some rocks in the landscaping and all of the curtains.

3. 2026-05-13
   listed $259,900 Active 1119-char remark

   Show marketing remark (1119 chars)

   Welcome to 1849 Hall! This beautiful updated home features 1600 sq feet on the first floor featuring 4 bedrooms and 1.5 baths located within walking distance to schools. The kitchen was remodeled in 2020 with new soft close cabinets, quartz countertops and stainless steel appliances that stay with the buyer! Original hardwood floors are in beautiful shape. Open floor plan with an extra large living room and all bedrooms are generously sized. The basement features an additional 975 sq feet of living space that features a large family room area. Additional laundry/mechanical room with utility sink. The pool table, cast iron stove, jelly cabinet and old pressure tank stays. Roof was replaced in 2023 (house and garage) for added peace of mind. Large shed for additional storage beyond the 2 car garage. The landscaping was recently refreshed! The Trampoline stays as well. The drain pipe was cleaned when purchased. The furnace was installed in 2016 and the HW heater is 7 years old. Move in and enjoy! Schedule your private showing today! Seller reserves some rocks in the landscaping and all of the curtains.

4. 2026-05-13
   listed $259,900 Active 1128-char remark

   Show marketing remark (1119 chars)

   Welcome to 1849 Hall! This beautiful updated home features 1600 sq feet on the first floor featuring 4 bedrooms and 1.5 baths located within walking distance to schools. The kitchen was remodeled in 2020 with new soft close cabinets, quartz countertops and stainless steel appliances that stay with the buyer! Original hardwood floors are in beautiful shape. Open floor plan with an extra large living room and all bedrooms are generously sized. The basement features an additional 975 sq feet of living space that features a large family room area. Additional laundry/mechanical room with utility sink. The pool table, cast iron stove, jelly cabinet and old pressure tank stays. Roof was replaced in 2023 (house and garage) for added peace of mind. Large shed for additional storage beyond the 2 car garage. The landscaping was recently refreshed! The Trampoline stays as well. The drain pipe was cleaned when purchased. The furnace was installed in 2016 and the HW heater is 7 years old. Move in and enjoy! Schedule your private showing today! Seller reserves some rocks in the landscaping and all of the curtains.

5. 2018-05-17
   soldstatus $157,000
6. 2018-05-09
   soldstatus $157,000

   Show marketing remark (645 chars)

   This is it! Spacious 4 bedroom 1 1/2 bath one owner ranch in Holt. Walking distance to schools (Kindergarten through Junior High), Kiwanis Park, all sorts of recreation, and only four blocks from ''downtown'' Holt including the ice cream store. Recent updates include: refinished hardwood floors, new vinyl floors in Kitchen, baths, and foyer. New vanities and stools, tile backsplash, newer (2 yrs) furnace, and paint throughout. The full lower level includes nearly 1000 sqft of finished recreation area that still leaves 600 ft of storage. Nice neighborhood, convenient to everything, solid house, you supply a fridge and you're ready to go.

7. 2018-05-09
   soldstatus $157,000

   Show marketing remark (645 chars)

   This is it! Spacious 4 bedroom 1 1/2 bath one owner ranch in Holt. Walking distance to schools (Kindergarten through Junior High), Kiwanis Park, all sorts of recreation, and only four blocks from ''downtown'' Holt including the ice cream store. Recent updates include: refinished hardwood floors, new vinyl floors in Kitchen, baths, and foyer. New vanities and stools, tile backsplash, newer (2 yrs) furnace, and paint throughout. The full lower level includes nearly 1000 sqft of finished recreation area that still leaves 600 ft of storage. Nice neighborhood, convenient to everything, solid house, you supply a fridge and you're ready to go.

8. 2018-03-12
   listed $154,900

   Show marketing remark (645 chars)

   This is it! Spacious 4 bedroom 1 1/2 bath one owner ranch in Holt. Walking distance to schools (Kindergarten through Junior High), Kiwanis Park, all sorts of recreation, and only four blocks from ''downtown'' Holt including the ice cream store. Recent updates include: refinished hardwood floors, new vinyl floors in Kitchen, baths, and foyer. New vanities and stools, tile backsplash, newer (2 yrs) furnace, and paint throughout. The full lower level includes nearly 1000 sqft of finished recreation area that still leaves 600 ft of storage. Nice neighborhood, convenient to everything, solid house, you supply a fridge and you're ready to go.

9. 2018-03-12
   listed $154,900

   Show marketing remark (645 chars)

   This is it! Spacious 4 bedroom 1 1/2 bath one owner ranch in Holt. Walking distance to schools (Kindergarten through Junior High), Kiwanis Park, all sorts of recreation, and only four blocks from ''downtown'' Holt including the ice cream store. Recent updates include: refinished hardwood floors, new vinyl floors in Kitchen, baths, and foyer. New vanities and stools, tile backsplash, newer (2 yrs) furnace, and paint throughout. The full lower level includes nearly 1000 sqft of finished recreation area that still leaves 600 ft of storage. Nice neighborhood, convenient to everything, solid house, you supply a fridge and you're ready to go.

ⓘ 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: $5,510 · $459/mo
• Projected year-2 tax: $5,510 · $459/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 ≥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: $27,342
• − Mortgage interest: −$14,558
• − Property taxes: −$5,510
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$7,561
• Taxable loss: −$5,961
• Est. tax savings @ 24.0%: +$1,431
• After-tax cash flow: $-134/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: Holt Public Schools
• NCES district ID: 2618480
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $57,705
• Composite: 32.68/100
• National rank: #5653
• State rank: #236 of 540 in MI

Livability — Holt

• Score: 84/100
• State rank: #37
• US rank: #733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holt, MI
• County: Ingham County · 237,052 people
• City population: 21,945
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 21,945
• Household income: $88,340
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 545.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Hispanic / Latino 7% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Vietnam, Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Vietnamese 1% Spanish 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: ▼ -184.41%
• Current HPI: 208.5101
• Rent YoY: ▲ 8.03%
• 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

+67.8% since first listed

11 events — show timeline

• 2026-05-27 Pending — REALCOMP
• 2026-05-27 Pending — Greater Lansing AoR
• 2026-05-17 Contingent — REALCOMP
• 2026-05-17 Contingent — Greater Lansing AoR
• 2026-05-13 Listed $259,900 Greater Lansing AoR
• 2026-05-13 Listed $259,900 REALCOMP
• 2018-05-17 Sold (Public Records) $157,000 Public Records
• 2018-05-09 Sold (MLS) $157,000 Greater Lansing AoR
• 2018-05-09 Sold (MLS) $157,000 REALCOMP
• 2018-03-12 Listed $154,900 Greater Lansing AoR
• 2018-03-12 Listed $154,900 REALCOMP

Property tax history

+4.5%/yr

Latest (2025): $5,510 · +9.5% YoY. Source: county tax records.