1612 Hillcrest St · Lansing, MI 48910

$94,900

2 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 1 Days on market

Built 1928 0.46 ac lot Est $165k · 42% under

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1612 Hillcrest! This home features two full bathrooms, formal dining room, porch, deck, full basement, 2 car detached garage, vinyl siding and more all nestled on almost half an acre!

Key facts

• Formal dining room
• Porch
• Full basement

Tags

• FORMAL DINING ROOM
• FULL BASEMENT
• DETACHED GARAGE
• VINYL SIDING
• PORCH
• DECK

Property features AI

Exterior

• Parking: Detached garage with 2 garage spaces
• Utilities: Public sewer
• Home design: Cape Cod style; One and one half levels; Built in 1928
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Neighborhood view

Interior

• Kitchen: No appliances reported
• Bedrooms: 2 bedrooms (Primary bedroom listed)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Front door entry; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 7.7% vs local median 6.0% in Lansing — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#94 in MI, #2,182 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, schools F, crime F.
• Lansing Public School District (urban): math 14% / reading 23% proficiency, ranked #650 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 177 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $19k; list at $95k implies a 389% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.30% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $164,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 Hillcrest St	0.23mi	3/1.0 (+1)	1,264 (-0%)	11mo	$145,000	$115	74
1930 Carvel Ct	0.25mi	2/1.0	1,219 (-4%)	10mo	$154,000	$126	74
1429 Pierce Rd	0.29mi	3/2.0 (+1)	1,196 (-6%)	2mo	$209,900	$176	66
2036 Reo Rd	0.52mi	3/2.0 (+1)	1,241 (-2%)	6mo	$207,000	$167	58
937 Reo Rd	0.57mi	3/2.0 (+1)	1,245 (-2%)	4mo	$175,000	$141	58
3815 Walton Dr	0.51mi	3/1.5 (+1)	1,342 (+6%)	2mo	$111,000	$83	58
3437 Lowcroft Ave	0.67mi	3/1.0 (+1)	1,281 (+1%)	12mo	$166,000	$130	52
3312 Pleasant Grove Rd	0.59mi	3/1.5 (+1)	1,110 (-12%)	5mo	$130,000	$117	41
4121 Lowcroft Ave	0.64mi	3/1.0 (+1)	1,384 (+9%)	12mo	$150,000	$108	40
2107 Reo Rd	0.58mi	3/2.0 (+1)	1,376 (+8%)	12mo	$200,000	$145	40
1604 Peggy Pl	0.72mi	3/1.5 (+1)	1,088 (-14%)	2mo	$232,000	$213	34
3429 Lowcroft Ave	0.67mi	3/1.0 (+1)	1,078 (-15%)	11mo	$65,000	$60	30

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-6,084
• Equity at exit: $14,150

10-year hold

• IRR: 6.2%
• Equity multiple: 1.51×
• Total profit: $13,492
• Equity at exit: $8,205

Cash invested: $26,572 (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 48910

• Rents YoY: 4.7%
• Active inventory: 177
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$498
• Tax from tax record: −$330 /mo · $3,962/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $110

Break-even live

Break-even rent $1,098

Max offer price $94,900

Occupancy floor 86%

Sensitivity live

Price	-10% $163	-5% $136	+0% $110	+5% $83	+10% $56
Rent	-10% $12	-5% $61	+0% $110	+5% $158	+10% $207
Rate	-1.0pp $157	-0.5pp $134	base $110	+0.5pp $85	+1.0pp $60

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3501 Simken Dr Lansing, MI	2.0	1.0	900	$950	$1.06	44d	1	0.39mi
3606 Pleasant Grove Rd Lansing, MI	1.0–2.0	1.0	812	$1,100	$1.35	44d	1	0.50mi
4318 Pleasant Grove Rd Lansing, MI	1.0–3.0	1.0–2.0	722	$1,125	$1.56	14d	1	0.50mi
2612 Fielding Dr Lansing, MI	2.0	1.0	1100	$1,095	$1.00	44d	1	0.69mi
4125 Ingham St Lansing, MI	3.0	1.0	933	$1,300	$1.39	44d	1	0.70mi
2823 Hillcrest St Lansing, MI	3.0	1.0	925	$1,245	$1.35	21d	1	0.78mi
2920 Hillcrest St Lansing, MI	3.0	1.0	1040	$1,225	$1.18	44d	1	0.84mi
2711 Dunlap St Lansing, MI	3.0	1.0	1020	$1,350	$1.32	45d	1	0.93mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	21d	1	1.04mi
4106 Stillwell Ave Lansing, MI	3.0	1.5	1127	$2,100	$1.86	21d	1	1.16mi
1317 Lenore Ave Lansing, MI	2.0	1.5	1442	$850	$0.59	44d	1	1.25mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	44d	1	1.35mi
1815 Potomac Cir Lansing, MI	2.0	1.0	1002	$1,200	$1.20	14d	1	1.37mi
3530 W Jolly Rd Unit 6 Lansing, MI	2.0	1.0	1049	$1,100	$1.05	21d	1	1.40mi

Listing history 2 events

1. 2026-06-18
   remarks 194-char remark
2. 2026-06-18
   listed $94,900 Active 1 DOM

ⓘ 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: $3,962 · $330/mo
• Projected year-2 tax: $3,962 · $330/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,840
• − Mortgage interest: −$5,316
• − Property taxes: −$3,962
• − Insurance: −$474
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,761
• Taxable loss: −$47
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,327/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: Lansing Public School District
• NCES district ID: 2621150
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 23% ▲ 3.00%
• Median HH income: $37,453
• Composite: 18.76/100
• National rank: #14002
• State rank: #650 of 760 in MI

Livability — Lansing

• Score: 79/100
• State rank: #94
• US rank: #2182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, MI
• County: Ingham County · 237,052 people
• City population: 161,269
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+7.2% since first listed

10 events — show timeline

• 2026-06-15 Listed $94,900 Greater Lansing AoR
• 2026-06-15 Listed $94,900 REALCOMP
• 2011-10-20 Sold (MLS) $19,400 Greater Lansing AoR
• 2011-09-20 Listed $19,900 Greater Lansing AoR
• 2011-09-15 Listing Removed — Greater Lansing AoR
• 2011-06-07 Listed $23,900 Greater Lansing AoR
• 2011-05-06 Listing Removed — Greater Lansing AoR
• 2011-03-03 Listed $55,000 Greater Lansing AoR
• 2007-03-19 Sold (MLS) $88,000 Greater Lansing AoR
• 2007-01-30 Listed $88,500 Greater Lansing AoR

Property tax history

+6.9%/yr

Latest (2025): $3,962 · +3.0% YoY. Source: county tax records.