140 Moore St · Jackson, MI 49203

$105,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 14 Days on market

Built 1920 4,356 sqft lot Est $105k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.4/15.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers - H & B due by 4/12 at 5 PM. Welcome home to this beautiful 3-bedroom, 2-bath property has been fully renovated and features brand-new flooring, stainless steel appliances, a brand-new furnace, and fresh paint throughout. Enjoy the cozy enclosed front porch, modern lighting, and a spacious rear deck. The property also includes a 1-car detached garage and an extra storage shed. Priced competitively, this home is ready to move in and make your own!

Key facts

• Fully renovated
• Brand-new flooring
• Brand-new furnace

Tags

• FULLY RENOVATED
• BRAND-NEW FLOORING
• STAINLESS STEEL APPLIANCES
• BRAND-NEW FURNACE
• COZY ENCLOSED FRONT PORCH
• MODERN LIGHTING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Electricity available; Natural gas available and connected
• Home design: Traditional single-family residence; Built in 1920; Living area approximately 1,456
• Construction: Vinyl siding; Shingle roof; Full foundation
• Exterior features: Paved road access; Sidewalk

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Replacement windows; 7 total rooms; Full basement
• Laundry & utility: Laundry room; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.0% vs local median 5.4% 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); 164 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $726 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.
• Current owner paid $42k; list at $105k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $105,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.27% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.71%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Moore St	0.00mi	3/2.0	1,456 (0%)	1mo	$105,000	$72	99
1013 Maple Ave	0.28mi	3/1.0	1,435 (-1%)	1mo	$110,200	$77	80
1023 Maple Ave	0.28mi	3/1.0	1,447 (-1%)	3mo	$10,600	$7	79
1003 Williams St	0.33mi	4/2.0 (+1)	1,458 (+0%)	1mo	$65,000	$45	79
314 Mitchell St	0.16mi	4/2.0 (+1)	1,589 (+9%)	1mo	$65,501	$41	71
714 S Mechanic St	0.37mi	3/2.0	1,276 (-12%)	3mo	$60,000	$47	60
1028 Woodbridge St	0.66mi	3/1.5	1,388 (-5%)	1mo	$59,200	$43	58
1505 Carl Breeding Way	0.47mi	4/2.0 (+1)	1,607 (+10%)	2mo	$162,000	$101	54
1217 First St	0.73mi	3/2.0	1,376 (-6%)	4mo	$110,000	$80	53
1619 Martin Luther King Jr Dr	0.57mi	3/1.5	1,305 (-10%)	7mo	$121,000	$93	48
1235 Sheldon St	0.63mi	3/1.5	1,296 (-11%)	3mo	$100,000	$77	48
1224 Williams St	0.44mi	3/1.0	1,248 (-14%)	6mo	$54,060	$43	47

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: 12.5%
• Equity multiple: 1.52×
• Total profit: $15,389
• Equity at exit: $15,656

10-year hold

• IRR: 24.6%
• Equity multiple: 3.57×
• Total profit: $75,522
• Equity at exit: $9,078

Cash invested: $29,400 (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: 164
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $409

Break-even live

Break-even rent $813

Max offer price $105,000

Occupancy floor 64%

Sensitivity live

Price	-10% $469	-5% $439	+0% $409	+5% $380	+10% $350
Rent	-10% $304	-5% $357	+0% $409	+5% $462	+10% $515
Rate	-1.0pp $462	-0.5pp $436	base $409	+0.5pp $382	+1.0pp $354

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.85mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	45d	1	1.05mi
720 W Michigan Ave Jackson, MI	2.0	1.0	972	$900	$0.93	45d	1	1.24mi
1700 S W Ave Jackson, MI	2.0	2.0	1600	$1,350	$0.84	45d	1	1.34mi

Listing history 31 events

1. 2026-04-15
   status Pending 470-char remark

   Show marketing remark (470 chars)

   Multiple offers - H & B due by 4/12 at 5 PM. Welcome home to this beautiful 3-bedroom, 2-bath property has been fully renovated and features brand-new flooring, stainless steel appliances, a brand-new furnace, and fresh paint throughout. Enjoy the cozy enclosed front porch, modern lighting, and a spacious rear deck. The property also includes a 1-car detached garage and an extra storage shed. Priced competitively, this home is ready to move in and make your own!

2. 2026-04-15
   status Pending 470-char remark

   Show marketing remark (470 chars)

   Multiple offers - H & B due by 4/12 at 5 PM. Welcome home to this beautiful 3-bedroom, 2-bath property has been fully renovated and features brand-new flooring, stainless steel appliances, a brand-new furnace, and fresh paint throughout. Enjoy the cozy enclosed front porch, modern lighting, and a spacious rear deck. The property also includes a 1-car detached garage and an extra storage shed. Priced competitively, this home is ready to move in and make your own!

3. 2026-04-15
   status Pending

   Show marketing remark (470 chars)

   Multiple offers - H & B due by 4/12 at 5 PM. Welcome home to this beautiful 3-bedroom, 2-bath property has been fully renovated and features brand-new flooring, stainless steel appliances, a brand-new furnace, and fresh paint throughout. Enjoy the cozy enclosed front porch, modern lighting, and a spacious rear deck. The property also includes a 1-car detached garage and an extra storage shed. Priced competitively, this home is ready to move in and make your own!

4. 2026-03-31
   listed $105,000 Active 470-char remark

   Show marketing remark (470 chars)

   Multiple offers - H & B due by 4/12 at 5 PM. Welcome home to this beautiful 3-bedroom, 2-bath property has been fully renovated and features brand-new flooring, stainless steel appliances, a brand-new furnace, and fresh paint throughout. Enjoy the cozy enclosed front porch, modern lighting, and a spacious rear deck. The property also includes a 1-car detached garage and an extra storage shed. Priced competitively, this home is ready to move in and make your own!

5. 2026-03-31
   listed $105,000 Active 470-char remark

   Show marketing remark (470 chars)

   Multiple offers - H & B due by 4/12 at 5 PM. Welcome home to this beautiful 3-bedroom, 2-bath property has been fully renovated and features brand-new flooring, stainless steel appliances, a brand-new furnace, and fresh paint throughout. Enjoy the cozy enclosed front porch, modern lighting, and a spacious rear deck. The property also includes a 1-car detached garage and an extra storage shed. Priced competitively, this home is ready to move in and make your own!

6. 2026-03-31
   listed $105,000 Active

   Show marketing remark (470 chars)

   Multiple offers - H & B due by 4/12 at 5 PM. Welcome home to this beautiful 3-bedroom, 2-bath property has been fully renovated and features brand-new flooring, stainless steel appliances, a brand-new furnace, and fresh paint throughout. Enjoy the cozy enclosed front porch, modern lighting, and a spacious rear deck. The property also includes a 1-car detached garage and an extra storage shed. Priced competitively, this home is ready to move in and make your own!

7. 2025-12-01
   historical
8. 2025-11-12
   soldstatus $42,300 Closed
9. 2025-11-12
   soldstatus $42,300 Closed
10. 2025-11-05
    price $99,900
11. 2025-11-04
    price $99,900
12. 2025-11-04
    price $99,900
13. 2025-11-04
    status Active
14. 2025-11-03
    historical
15. 2025-09-30
    price $108,000
16. 2025-09-29
    price $108,000
17. 2025-09-29
    price $108,000
18. 2025-09-12
    listed $115,000 Active
19. 2025-09-12
    listed $115,000 Active
20. 2025-07-17
    status Pending
21. 2025-07-17
    status Pending
22. 2025-07-17
    historical
23. 2025-07-10
    price $42,300
24. 2025-07-10
    price $42,300
25. 2025-06-11
    price $47,700
26. 2025-06-11
    price $47,700
27. 2025-05-08
    price $50,350
28. 2025-05-08
    price $50,350
29. 2025-04-08
    listed $53,000 Active
30. 2025-04-08
    listed $53,000 Active
31. 2025-04-08
    listed $53,000

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$519/yr (+$43/mo · 89.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 15 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: $15,980
• − Mortgage interest: −$5,882
• − Property taxes: −$579
• − Insurance: −$525
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,055
• Taxable income: $3,383
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $4,101/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

+98.1% since first listed

31 events — show timeline

• 2026-04-15 Pending — MiRealSource-MiMLS
• 2026-04-15 Pending — REALCOMP
• 2026-04-15 Pending — SW Michigan MLS
• 2026-03-31 Listed $105,000 SW Michigan MLS
• 2026-03-31 Listed $105,000 REALCOMP
• 2026-03-31 Listed $105,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-12 Sold (MLS) $42,300 REALCOMP
• 2025-11-12 Sold (MLS) $42,300 MiRealSource-MiMLS
• 2025-11-05 Price Changed $99,900 MiRealSource-MiMLS
• 2025-11-04 Price Changed $99,900 REALCOMP
• 2025-11-04 Price Changed $99,900 SW Michigan MLS
• 2025-11-04 Relisted — REALCOMP
• 2025-11-03 Listing Removed — REALCOMP
• 2025-09-30 Price Changed $108,000 MiRealSource-MiMLS
• 2025-09-29 Price Changed $108,000 REALCOMP
• 2025-09-29 Price Changed $108,000 SW Michigan MLS
• 2025-09-12 Listed $115,000 REALCOMP
• 2025-09-12 Listed $115,000 MiRealSource-MiMLS
• 2025-07-17 Pending — REALCOMP
• 2025-07-17 Pending — MiRealSource-MiMLS
• 2025-07-17 Listing Removed — REALCOMP
• 2025-07-10 Price Changed $42,300 MiRealSource-MiMLS
• 2025-07-10 Price Changed $42,300 REALCOMP
• 2025-06-11 Price Changed $47,700 MiRealSource-MiMLS
• 2025-06-11 Price Changed $47,700 REALCOMP
• 2025-05-08 Price Changed $50,350 MiRealSource-MiMLS
• 2025-05-08 Price Changed $50,350 REALCOMP
• 2025-04-08 Listed $53,000 REALCOMP
• 2025-04-08 Listed $53,000 REALCOMP
• 2025-04-08 Listed $53,000 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $579 · -22.6% YoY. Source: county tax records.