1023 Evanston Dr · Blackman, MI 49202

$174,900

3 bd · 1.0 ba · 1,564 sqft · SingleFamily · 6 Days on market

Built 1970 9,148 sqft lot Est $186k · 6% under

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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).

• Cash flow +16.0/30.0
• ARV discount +10.2/15.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious single-level home requires only minor updates. Located just outside the City limits in Blackman Township, it offers convenient access to town and major highways. The home features three bedrooms, a large living room with a fireplace that opens onto a sizable deck overlooking the fenced backyard, a two-car garage, and an enclosed front porch. All kitchen appliances, along with the washer and dryer, are included in the sale. Contact a local REALTOR to schedule your private tour today.

Key facts

• Single-level home
• Convenient access
• Sizable deck

Tags

• SINGLE-LEVEL HOME
• FENCED BACKYARD
• SIZABLE DECK
• ENCLOSED FRONT PORCH
• CONVENIENT ACCESS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Natural gas connected; Cable connected; High-speed internet
• Home design: Ranch-style single family home; Residential property
• Construction: Built in 1970; Vinyl siding; Composition roof; Full foundation
• Exterior features: Wooded lot; Paved road access

Interior

• Kitchen: Oven; Range; Refrigerator
• Heating & cooling: Hot water heating
• Interior features: Garage door opener; Eat-in kitchen; Wood-burning fireplace; Full basement; Seven total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (3.4% below list).
• Recommended offer: $169k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 78 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 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.

Recommended offer $169,000 (3.4% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
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: 0.97% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $186,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2318 Westminster Blvd	0.38mi	4/1.0 (+1)	1,565 (+0%)	3mo	$171,000	$109	75
2221 W Argyle St	0.40mi	3/1.0	1,573 (+1%)	9mo	$170,000	$108	73
870 Bryant Ave	0.52mi	2/1.0 (-1)	1,580 (+1%)	2mo	$166,000	$105	67
852 Maynard Ave	0.32mi	3/3.0	1,536 (-2%)	10mo	$209,900	$137	65
540 Fern Ave	0.59mi	3/1.0	1,598 (+2%)	9mo	$190,000	$119	62
1400 Longfellow St	0.68mi	2/1.5 (-1)	1,548 (-1%)	13mo	$220,000	$142	48
808 Longfellow Ave	0.62mi	3/2.0	1,440 (-8%)	9mo	$195,000	$135	46
1233 Longfellow Ave	0.69mi	3/1.0	1,470 (-6%)	14mo	$85,000	$58	46
2309 Oxford Blvd	0.47mi	3/1.0	1,780 (+14%)	11mo	$232,000	$130	46
406 Fern Ave	0.73mi	2/1.5 (-1)	1,449 (-7%)	4mo	$215,000	$148	44
2804 Alder St	0.70mi	3/1.0	1,357 (-13%)	18mo	$110,000	$81	30
1236 Longfellow Ave	0.66mi	4/2.0 (+1)	1,794 (+15%)	12mo	$142,500	$79	26

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-22,752
• Equity at exit: $26,078

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-12,477
• Equity at exit: $15,122

Cash invested: $48,972 (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 49202

• Active inventory: 78
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$258 /mo · $3,097/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $87

Break-even live

Break-even rent $1,580

Max offer price $174,900

Occupancy floor 90%

Sensitivity live

Price	-10% $186	-5% $136	+0% $87	+5% $37	+10% $-12
Rent	-10% $-47	-5% $20	+0% $87	+5% $154	+10% $220
Rate	-1.0pp $175	-0.5pp $131	base $87	+0.5pp $42	+1.0pp $-4

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Commons Blvd Jackson, MI	1.0–3.0	1.0–1.5	907	$1,690	$1.86	45d	22	1.24mi

Listing history 6 events

1. 2026-06-22
   days on market $174,900 Active 6 DOM
2. 2026-06-19
   days on market $174,900 Active 4 DOM
3. 2026-06-18
   days on market $174,900 Active 3 DOM
4. 2026-06-17
   days on market $174,900 Active 2 DOM
5. 2026-06-15
   remarks 501-char remark

   Show marketing remark (501 chars)

   This spacious single-level home requires only minor updates. Located just outside the City limits in Blackman Township, it offers convenient access to town and major highways. The home features three bedrooms, a large living room with a fireplace that opens onto a sizable deck overlooking the fenced backyard, a two-car garage, and an enclosed front porch. All kitchen appliances, along with the washer and dryer, are included in the sale. Contact a local REALTOR to schedule your private tour today.

6. 2026-06-15
   listed $174,900 Active 1 DOM

   Show marketing remark (501 chars)

   This spacious single-level home requires only minor updates. Located just outside the City limits in Blackman Township, it offers convenient access to town and major highways. The home features three bedrooms, a large living room with a fireplace that opens onto a sizable deck overlooking the fenced backyard, a two-car garage, and an enclosed front porch. All kitchen appliances, along with the washer and dryer, are included in the sale. Contact a local REALTOR to schedule your private tour today.

ⓘ 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: $3,097 · $258/mo
• Projected year-2 tax: $3,097 · $258/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $20,280
• − Mortgage interest: −$9,797
• − Property taxes: −$3,097
• − Insurance: −$874
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$5,088
• Taxable loss: −$1,821
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $1,481/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 — Blackman

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

Census & demographics

• Population (ZIP): 18,763

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Black 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 9% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 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: ▼ -175.30%
• Current HPI: 170.3682
• Rent YoY: —
• Metro: —
• 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

+12.8% since first listed

22 events — show timeline

• 2026-06-15 Listed $174,900 REALCOMP
• 2026-06-15 Listed $174,900 MiRealSource-MiMLS
• 2026-06-15 Listed $174,900 SW Michigan MLS
• 2022-02-16 Sold (Public Records) $160,000 Public Records
• 2022-02-10 Sold (MLS) $160,000 Greater Lansing AoR
• 2022-02-10 Sold (MLS) $160,000 REALCOMP
• 2022-02-10 Sold (MLS) $160,000 SW Michigan MLS
• 2022-02-10 Sold (MLS) $160,000 REALCOMP
• 2021-12-21 Contingent — MiRealSource-MiMLS
• 2021-12-21 Contingent — REALCOMP
• 2021-12-21 Contingent — SW Michigan MLS
• 2021-11-29 Relisted — MiRealSource-MiMLS
• 2021-11-29 Relisted — SW Michigan MLS
• 2021-11-29 Relisted — REALCOMP
• 2021-11-22 Contingent — REALCOMP
• 2021-11-22 Contingent — MiRealSource-MiMLS
• 2021-11-22 Contingent — SW Michigan MLS
• 2021-09-30 Listed $160,000 Greater Lansing AoR
• 2021-09-30 Listed $155,000 MiRealSource-MiMLS
• 2021-09-30 Listed $160,000 REALCOMP
• 2021-09-30 Listed $155,000 SW Michigan MLS
• 2021-09-30 Listed $155,000 REALCOMP

Property tax history

+6.8%/yr

Latest (2025): $3,097 · +3.5% YoY. Source: county tax records.