189 Ackerson Lake Dr · Michigan Center, MI 49201

$149,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 22 Days on market

Built 1960 0.57 ac lot $112/sqft · 27% below area Est $204k · 27% under ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

Key facts

• Fenced in backyard
• Bay window
• Huge kitchen

Tags

• FIREPLACE
• BAY WINDOW
• HUGE KITCHEN
• FENCED IN BACKYARD
• 2 SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (4.6% below list).
• Recommended offer: $122k (18.3% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.0% in Michigan Center — 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 70/100 on livability (#314 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, schools F, amenities F.
• Napoleon Community Schools (rural): math 28% / reading 48% proficiency, ranked #231 of 540 in MI (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.

Recommended offer $122,398 (18.3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 0.95% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.55%
• DSCR: 0.71
• GRM: 8.7

CMA / ARV

• ARV (median comp): $204,341
• List price: $149,900
• Delta: -26.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Ackerson Lake Dr	0.00mi	3/2.0	1,344 (0%)	1mo	$149,900	$112	96
187 Ackerson Lake Dr	0.01mi	3/2.0	1,448 (+8%)	19mo	$150,000	$104	66
268 Ackerson Lake Dr	0.29mi	2/2.0 (-1)	1,196 (-11%)	10mo	$342,000	$286	51
4524 Brooklyn Rd	0.66mi	2/1.0 (-1)	1,435 (+7%)	16mo	$178,900	$125	40
294 Ackerson Lake Dr	0.35mi	3/3.0	1,516 (+13%)	21mo	$365,000	$241	37
4564 Ackerson Lake Rd	0.50mi	3/2.5	1,528 (+14%)	20mo	$160,000	$105	31

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: -20.1%
• Equity multiple: 0.26×
• Total profit: $-31,099
• Equity at exit: $22,351

10-year hold

• IRR: -2.9%
• Equity multiple: 0.75×
• Total profit: $-10,577
• Equity at exit: $12,961

Cash invested: $41,972 (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: 362
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$510 /mo · $6,120/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-229

Break-even live

Break-even rent $1,720

Max offer price $122,398

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-187	+0% $-229	+5% $-271	+10% $-314
Rent	-10% $-342	-5% $-285	+0% $-229	+5% $-173	+10% $-116
Rate	-1.0pp $-154	-0.5pp $-191	base $-229	+0.5pp $-268	+1.0pp $-307

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-07
   status Pending 326-char remark

   Show marketing remark (328 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

2. 2026-05-07
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

3. 2026-05-07
   status Pending

   Show marketing remark (328 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

4. 2026-04-29
   status Active 328-char remark

   Show marketing remark (326 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

5. 2026-04-29
   status Active 326-char remark

   Show marketing remark (326 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

6. 2026-04-29
   status Active

   Show marketing remark (326 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

7. 2026-04-03
   status Pending 326-char remark

   Show marketing remark (328 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

8. 2026-04-03
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

9. 2026-04-03
   status Pending

   Show marketing remark (328 chars)

   Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

10. 2026-03-20
    listed $149,900 Active 326-char remark

    Show marketing remark (328 chars)

    Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

11. 2026-03-20
    listed $149,900 Active 328-char remark

    Show marketing remark (328 chars)

    Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

12. 2026-03-20
    listed $149,900 Active

    Show marketing remark (328 chars)

    Highest & Best due by April 28, 2026. Welcome home! Livingroom features a fireplace and huge bay window. Huge kitchen for entertaining, convenient 1st floor laundry and main full bath, main 1st floor bedroom, 2 bedrooms and full bath on 2nd floor. Home features a large fenced in backyard with 2 sheds for extra storage.

13. 2024-01-12
    historical $1,825
14. 2023-12-22
    listed $1,825
15. 2023-12-14
    historical $1,825
16. 2023-11-28
    listed $1,825
17. 2023-11-25
    historical
18. 2023-11-25
    historical
19. 2023-10-31
    price $209,999
20. 2023-10-31
    price $209,999
21. 2023-10-30
    price $209,999
22. 2023-10-17
    price $214,000
23. 2023-10-17
    price $214,000
24. 2023-10-17
    price $214,000
25. 2023-09-25
    price $217,000
26. 2023-09-24
    price $217,000
27. 2023-09-24
    price $217,000
28. 2023-08-04
    status Active
29. 2023-08-04
    status Active
30. 2023-06-21
    historical Keep Showing-Contgcy Appl
31. 2023-06-21
    historical Contingent - Continue To Show
32. 2023-04-24
    price $220,000
33. 2023-04-24
    price $220,000
34. 2023-04-24
    price $220,000
35. 2023-03-17
    price $225,900
36. 2023-03-16
    price $225,900
37. 2023-03-16
    price $225,900
38. 2023-02-16
    price $229,000
39. 2023-02-15
    price $229,000
40. 2023-02-15
    price $229,000
41. 2023-02-02
    listed $234,900 Active
42. 2023-02-02
    listed $234,900 Active
43. 2022-10-04
    historical
44. 2022-10-04
    historical
45. 2022-09-21
    price $220,000
46. 2022-09-21
    price $220,000
47. 2022-09-21
    price $220,000
48. 2022-09-19
    historical
49. 2022-08-30
    price $224,900
50. 2022-08-30
    price $224,900

ⓘ 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: $6,120 · $510/mo
• Projected year-2 tax: $6,120 · $510/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 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $17,158
• − Mortgage interest: −$8,397
• − Property taxes: −$6,120
• − Insurance: −$750
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$4,361
• Taxable loss: −$5,214
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $-1,497/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: Napoleon Community Schools
• NCES district ID: 2624960
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $52,236
• Composite: 32.97/100
• National rank: #5585
• State rank: #231 of 540 in MI

Livability — Michigan Center

• Score: 70/100
• State rank: #314
• US rank: #7697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 85,581 people
• City population: 85,581
• 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

-16.3% since first listed

82 events — show timeline

• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — SW Michigan MLS
• 2026-04-29 Relisted — REALCOMP
• 2026-04-29 Relisted — MiRealSource-MiMLS
• 2026-04-29 Relisted — SW Michigan MLS
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-04-03 Pending — REALCOMP
• 2026-04-03 Pending — SW Michigan MLS
• 2026-03-20 Listed $149,900 SW Michigan MLS
• 2026-03-20 Listed $149,900 REALCOMP
• 2026-03-20 Listed $149,900 MiRealSource-MiMLS
• 2024-01-12 Rental Removed $1,825 Avail
• 2023-12-22 Listed for Rent $1,825 Avail
• 2023-12-14 Rental Removed $1,825 Avail
• 2023-11-28 Listed for Rent $1,825 Avail
• 2023-11-25 Listing Removed — MiRealSource-MiMLS
• 2023-11-25 Listing Removed — REALCOMP
• 2023-10-31 Price Changed $209,999 MiRealSource-MiMLS
• 2023-10-31 Price Changed $209,999 REALCOMP
• 2023-10-30 Price Changed $209,999 SW Michigan MLS
• 2023-10-17 Price Changed $214,000 MiRealSource-MiMLS
• 2023-10-17 Price Changed $214,000 REALCOMP
• 2023-10-17 Price Changed $214,000 SW Michigan MLS
• 2023-09-25 Price Changed $217,000 MiRealSource-MiMLS
• 2023-09-24 Price Changed $217,000 REALCOMP
• 2023-09-24 Price Changed $217,000 SW Michigan MLS
• 2023-08-04 Relisted — REALCOMP
• 2023-08-04 Relisted — MiRealSource-MiMLS
• 2023-06-21 Contingent — MiRealSource-MiMLS
• 2023-06-21 Contingent — REALCOMP
• 2023-04-24 Price Changed $220,000 MiRealSource-MiMLS
• 2023-04-24 Price Changed $220,000 REALCOMP
• 2023-04-24 Price Changed $220,000 SW Michigan MLS
• 2023-03-17 Price Changed $225,900 MiRealSource-MiMLS
• 2023-03-16 Price Changed $225,900 REALCOMP
• 2023-03-16 Price Changed $225,900 SW Michigan MLS
• 2023-02-16 Price Changed $229,000 MiRealSource-MiMLS
• 2023-02-15 Price Changed $229,000 REALCOMP
• 2023-02-15 Price Changed $229,000 SW Michigan MLS
• 2023-02-02 Listed $234,900 MiRealSource-MiMLS
• 2023-02-02 Listed $234,900 REALCOMP
• 2022-10-04 Listing Removed — MiRealSource-MiMLS
• 2022-10-04 Listing Removed — REALCOMP
• 2022-09-21 Price Changed $220,000 MiRealSource-MiMLS
• 2022-09-21 Price Changed $220,000 REALCOMP
• 2022-09-21 Price Changed $220,000 SW Michigan MLS
• 2022-09-19 Listing Removed — MiRealSource-MiMLS
• 2022-08-30 Price Changed $224,900 MiRealSource-MiMLS
• 2022-08-30 Price Changed $224,900 REALCOMP
• 2022-08-30 Price Changed $224,900 SW Michigan MLS
• 2022-08-10 Listed $229,900 MiRealSource-MiMLS
• 2022-08-10 Listed $229,900 REALCOMP
• 2022-04-21 Sold (MLS) $135,000 SW Michigan MLS
• 2022-04-21 Sold (MLS) $135,000 REALCOMP
• 2022-03-11 Contingent — REALCOMP
• 2022-03-11 Contingent — SW Michigan MLS
• 2022-03-11 Contingent — MiRealSource-MiMLS
• 2022-02-25 Listed $134,900 MiRealSource-MiMLS
• 2022-02-25 Listed $134,900 SW Michigan MLS
• 2022-02-25 Listed $134,900 REALCOMP
• 2022-01-30 Listing Removed — REALCOMP
• 2022-01-30 Listing Removed — SW Michigan MLS
• 2022-01-21 Relisted — REALCOMP
• 2021-12-21 Listing Removed — REALCOMP
• 2021-12-21 Price Changed $142,000 REALCOMP
• 2021-12-21 Price Changed $142,000 SW Michigan MLS
• 2021-12-09 Price Changed $145,000 REALCOMP
• 2021-12-09 Price Changed $145,000 SW Michigan MLS
• 2021-11-04 Price Changed $149,000 REALCOMP
• 2021-11-04 Price Changed $149,000 SW Michigan MLS
• 2021-10-25 Price Changed $155,000 REALCOMP
• 2021-10-25 Price Changed $155,000 SW Michigan MLS
• 2021-10-14 Price Changed $159,000 REALCOMP
• 2021-10-14 Price Changed $159,000 SW Michigan MLS
• 2021-09-27 Price Changed $165,000 REALCOMP
• 2021-09-27 Price Changed $165,000 SW Michigan MLS
• 2021-09-23 Price Changed $175,000 REALCOMP
• 2021-09-23 Price Changed $175,000 SW Michigan MLS
• 2021-09-19 Listed $179,000 SW Michigan MLS
• 2021-09-19 Listed $142,000 MiRealSource-MiMLS
• 2021-09-19 Listed $179,000 REALCOMP

Property tax history

+10.0%/yr

Latest (2025): $6,120 · +2.8% YoY. Source: county tax records.