🏗️ New Construction
517 S Pennsylvania Ave · Lansing, MI
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +8.6/30.0
- ARV discount +7.5/15.0
- Rent growth +4.3/5.0
- 1% rule +4.2/10.0
- Condition / age +4.2/5.0
- Livability +4.0/5.0
- Schools +3.0/10.0
- DSCR +2.4/10.0
- Appreciation +0.0/10.0
$123,000
517 S Pennsylvania Ave · Lansing, MI 48912
2 bd · 1.5 ba · 1,176 sqft · Townhouse
· 140 Days on market
Built 2026
Garage
$165/mo HOA · 13% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Welcome to Point East on Lansing's east side, just minutes from Sparrow Hospital. These newly built townhouse-style condos offer low-maintenance living with an open main floor featuring wide plank flooring, a spacious living area, half bath, and large storage/utility closet. Upstairs includes two bedrooms with a Jack-and-Jill full bath, full-size washer and dryer, and linen closet. Rear parking included. HOA is $165/month. Convenient to I-496 and the bus line. Presented by the Ingham County Land Bank. Income limits apply: 1 ($42,360), 2 ($48,420), 3 ($54,420), 4 ($60,480). Application required with offer. Owner-occupancy covenant and gap subsidy mortgage recorded at closing.
Key facts
- $165 HOA
- Built 2026
- Listed 140 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $123,000 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $135,762.
What this means for you Summary
Snapshot
- This is a 2-bed/1.5-bath townhouse listed at $123k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
- To cash-flow at today's rent, offer at most $119k (3.2% below list).
- Meets the 1% rule at list price ($1k rent vs $123k).
- Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
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, 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.
- Zoned schools: Pattengill School (600 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising fast (+7.0%/yr); 191 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 48% 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 $939 of loan paydown is wiped out by about $4k 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
- It's been on market 140 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
- 2 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.
Recommended offer
$108,240
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- 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
- 0.92% ✗
- Cap rate
- 5.27%
- Cash-on-cash
- -3.65%
- DSCR
- 0.84
- GRM
- 9.1
CMA / ARV
- ARV (median comp)
- $135,762
- List price
- $123,000
- Delta
- -9.40%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 519 S Pennsylvania Ave | 0.00mi | 2/1.5 | 1,176 (0%) | 1mo | $140,000 | $119 | 99 |
| 500 E Michigan Ave #419 | 0.55mi | 2/2.0 | 1,251 (+6%) | 2mo | $185,000 | $148 | 60 |
| 500 E Michigan Ave #417 | 0.55mi | 2/2.0 | 1,251 (+6%) | 12mo | $235,000 | $188 | 52 |
| 647 Worthington Dr | 0.81mi | 2/2.0 | 1,202 (+2%) | 16mo | $182,000 | $151 | 46 |
| 625 Worthington Drive Dr | 0.81mi | 2/2.0 | 1,220 (+4%) | 15mo | $190,000 | $156 | 44 |
| 214 S Washington Sq #2 | 0.80mi | 1/2.0 (-1) | 1,092 (-7%) | 9mo | $242,000 | $222 | 38 |
| 661 Worthington Dr | 0.86mi | 2/2.0 | 1,093 (-7%) | 16mo | $182,000 | $167 | 38 |
| 617 Worthington Dr | 0.77mi | 2/2.0 | 1,330 (+13%) | 5mo | $179,900 | $135 | 37 |
| 1431 Academy Ln | 0.91mi | 3/2.5 (+1) | 1,296 (+10%) | 9mo | $205,000 | $158 | 32 |
| 1423 Academy Ln | 0.91mi | 3/2.5 (+1) | 1,296 (+10%) | 10mo | $195,000 | $150 | 31 |
| 603 Worthington Dr | 0.78mi | 2/2.0 | 1,381 (+17%) | 12mo | $184,000 | $133 | 28 |
| 669 Worthington Dr | 0.87mi | 2/2.0 | 1,381 (+17%) | 12mo | $180,000 | $130 | 28 |
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 · 7.02% rent growth · sell at horizon
5-year hold
- IRR
- -17.1%
- Equity multiple
- 0.37×
- Total profit
- $-23,984
- Equity at exit
- $20,243
10-year hold
- IRR
- -2.1%
- Equity multiple
- 0.83×
- Total profit
- $-6,426
- Equity at exit
- $11,738
Cash invested: $38,013 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 8 active · 3 under contract
- Months of supply
- 16.0 mo (6%/mo absorbed)
- Median asking
- $176,500 ($138/sqft)
- Median days on market
- 85 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -16.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 48912
- Rents YoY
- 7.0%
- Active inventory
- 191
- Price-to-rent
- 8.2×
Monthly cashflow live
↻
- Estimated rent
- $1,250 high interval (Pro) →
- Mortgage (P&I)
- −$712
- Tax est. 1.5%
- −$170 /mo · $2,036/yr
- Insurance
- −$57
- HOA
- −$165
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$263
- Net cashflow
- $-116
Break-even live
Break-even rent
$1,396
Max offer price
$119,028
Occupancy floor
—
Sensitivity live
| Price | -10% $-22 | -5% $-69 | +0% $-116 | +5% $-163 | +10% $-209 |
|---|---|---|---|---|---|
| Rent | -10% $-214 | -5% $-165 | +0% $-116 | +5% $-66 | +10% $-17 |
| Rate | -1.0pp $-47 | -0.5pp $-81 | base $-116 | +0.5pp $-151 | +1.0pp $-187 |
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
- $33,941
- Closing costs
- $4,073
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 805 Bement St Unit Hosmer 507 Lansing, MI | 2.0 | 1.0 | 1120 | $1,075 | $0.96 | 139d | 1 | 0.14mi |
| 507 S Hosmer St Lansing, MI | 2.0 | 1.0 | 1120 | $1,075 | $0.96 | 139d | 1 | 0.15mi |
| 1100 Malcolm X St Unit B Lansing, MI | 2.0 | 1.0 | 979 | $1,050 | $1.07 | 109d | 1 | 0.21mi |
| 1027 Climax St Lansing, MI | 3.0 | 1.5 | 1298 | $1,550 | $1.19 | 109d | 1 | 0.23mi |
| 216 Bingham St Unit 1/2 Lansing, MI | 3.0 | 1.0 | 825 | $1,495 | $1.81 | 5d | 1 | 0.26mi |
| 1030 S Holmes St Lansing, MI | 1.0 | 1.0–1.5 | 812 | $1,595 | $1.96 | 5d | 5 | 0.38mi |
| 910 Dakin St Lansing, MI | 3.0 | 1.0 | 908 | $1,295 | $1.43 | 139d | 1 | 0.40mi |
| 601 Lathrop St Lansing, MI | 3.0 | 1.0 | 994 | $1,350 | $1.36 | 0d | 1 | 0.49mi |
| 331 E Hillsdale St Unit 2 Lansing, MI | 1.0 | 1.0 | 700 | $895 | $1.28 | 5d | 1 | 0.49mi |
| 314 Lathrop St Lansing, MI | 3.0 | 1.0 | 1176 | $1,495 | $1.27 | 5d | 1 | 0.50mi |
| 409 Lathrop St Lansing, MI | 2.0 | 1.0 | 1342 | $1,500 | $1.12 | 116d | 1 | 0.51mi |
| 335 E Saint Joseph St Unit 6 Lansing, MI | 2.0 | 1.0 | 700 | $949 | $1.36 | 139d | 1 | 0.51mi |
| 335 E Saint Joseph St Unit 14 Lansing, MI | 2.0 | 1.0 | 700 | $925 | $1.32 | 5d | 1 | 0.51mi |
| 326 E Hillsdale St Unit 8 Lansing, MI | 1.0 | 1.0 | 700 | $895 | $1.28 | 2d | 1 | 0.51mi |
| 113 Pere Marquette Dr Lansing, MI | 1.0–2.0 | 1.0–2.0 | 1095 | $2,125 | $1.94 | 5d | 7 | 0.51mi |
| 319 E Hillsdale St Unit 16 Lansing, MI | 2.0 | 1.0 | 700 | $975 | $1.39 | 5d | 1 | 0.52mi |
| 1223 Bensch St Lansing, MI | 3.0 | 1.0 | 850 | $1,200 | $1.41 | 116d | 1 | 0.62mi |
| 905 E Shiawassee St Unit 837-02 Lansing, MI | 2.0 | 1.0 | 800 | $750 | $0.94 | 139d | 1 | 0.65mi |
| 905 E Shiawassee St Unit 837-01 Lansing, MI | 2.0 | 1.0 | 800 | $850 | $1.06 | 139d | 1 | 0.65mi |
| 322 Pere Marquette Dr Lansing, MI | 3.0 | 2.0 | 900 | $1,650 | $1.83 | 3d | 1 | 0.66mi |
| 132 Shepard St Lansing, MI | 3.0 | 1.0 | 1040 | $1,450 | $1.39 | 5d | 1 | 0.67mi |
| 401 S Washington Sq Unit 205 Lansing, MI | 2.0 | 1.0 | 968 | $1,355 | $1.40 | 139d | 1 | 0.71mi |
| 401 S Washington Sq Unit 408 Lansing, MI | 2.0 | 1.0 | 845 | $1,255 | $1.49 | 5d | 1 | 0.71mi |
| 401 S Washington Sq Unit 409 Lansing, MI | 2.0 | 1.0 | 1017 | $1,299 | $1.28 | 5d | 1 | 0.71mi |
| 401 S Washington Sq Unit 201 Lansing, MI | 3.0 | 1.0 | 1254 | $1,560 | $1.24 | 139d | 1 | 0.72mi |
| 401 S Washington Sq Unit 212 Lansing, MI | 1.0 | 1.0 | 827 | $1,330 | $1.61 | 139d | 1 | 0.72mi |
| 1629 E Michigan Ave Unit 306 Lansing, MI | 2.0 | 1.0 | 901 | $1,550 | $1.72 | 139d | 1 | 0.72mi |
| 1420 S Pennsylvania Ave Lansing, MI | 1.0 | 1.0 | 700 | $840 | $1.20 | 5d | 1 | 0.75mi |
| 1420 S Pennsylvania Ave Lansing, MI | 1.0 | 1.0 | 700 | $750 | $1.07 | 116d | 3 | 0.75mi |
| 1424 S Pennsylvania Ave Lansing, MI | 1.0 | 1.0 | 700 | $915 | $1.31 | 139d | 1 | 0.76mi |
| 1424 S Pennsylvania Ave Lansing, MI | 1.0 | 1.0 | 700 | $840 | $1.20 | 5d | 1 | 0.76mi |
| 917 Linden Grove Ave Unit 2 Lansing, MI | 2.0 | 1.0 | 850 | $999 | $1.18 | 5d | 1 | 0.78mi |
| 501 S Capitol Ave Lansing, MI | 2.0 | 1.0 | 794 | $1,400 | $1.76 | 5d | 1 | 0.78mi |
| 329 S Clemens Ave Lansing, MI | 3.0 | 1.0 | 1194 | $1,400 | $1.17 | 116d | 1 | 0.81mi |
| 920 S Washington Ave Lansing, MI | 2.0 | 1.0–2.0 | 975 | $1,190 | $1.22 | 5d | 1 | 0.81mi |
| 711 Baker St Lansing, MI | 3.0 | 1.0 | 1040 | $1,250 | $1.20 | 5d | 1 | 0.82mi |
| 2010 E Michigan Ave Unit 209 Lansing, MI | 1.0 | 1.0 | 730 | $1,350 | $1.85 | 109d | 1 | 0.90mi |
| 301 W Lenawee St Lansing, MI | 2.0 | 1.0 | 649 | $1,645 | $2.53 | 5d | 8 | 0.92mi |
| 707 Prudden St Lansing, MI | 1.0–3.0 | 1.0–2.5 | 1680 | $5,498 | $3.27 | 5d | 7 | 0.94mi |
| 730 Johnson Ave Lansing, MI | 2.0 | 1.0 | 840 | $1,225 | $1.46 | 139d | 1 | 0.97mi |
Property features AI
Finance
- HOA & community
- Pointe East associationMonthly association fee of $165Association covers snow removal, liability insurance, lawn care, fire insurance, and exterior maintenanceAssociation amenities include parking and snow removal
Exterior
- Parking
- Common parking lot (no attached garage)
- Utilities
- Public sewer
- Home design
- New construction (2026)Two levelsNo basementTotal of 4 rooms
- Construction
- Brick and vinyl siding exterior
- Exterior features
- Public sewer
Interior
- Kitchen
- DishwasherDisposalMicrowaveOvenRangeRefrigerator
- Bedrooms
- Primary bedroom (approx. 13.7 x 11.5)Second bedroom (approx. 10.8 x 10.0)Total of 2 bedrooms
- Bathrooms
- 1 full bathroom1 half bathroom
- Heating & cooling
- Central air conditioningForced air heatingEnergy Star qualified equipment
- Interior features
- Ceiling fansEat-in kitchenHigh ceilingsWalk-in closet(s)Visitable accessibilityVisitor bathroom
- Laundry & utility
- Laundry located in bathroom on upper level
HOA detail $165/mo · $1,980/yr
- Likely covers
- parking
Listing history 50 events
-
2026-09-24days on market $123,000 Active 140 DOM
-
2026-09-22days on market $123,000 Active 139 DOM
-
2026-09-21days on market $123,000 Active 138 DOM
-
2026-09-20days on market $123,000 Active 137 DOM
-
2026-09-19days on market $123,000 Active 136 DOM
-
2026-09-18days on market $123,000 Active 135 DOM
-
2026-09-17days on market $123,000 Active 134 DOM
-
2026-09-16days on market $123,000 Active 133 DOM
-
2026-09-15days on market $123,000 Active 132 DOM
-
2026-09-14days on market $123,000 Active 131 DOM
-
2026-09-13days on market $123,000 Active 130 DOM
-
2026-09-12days on market $123,000 Active 129 DOM
-
2026-09-11days on market $123,000 Active 128 DOM
-
2026-09-05days on market $123,000 Active 122 DOM
-
2026-09-04days on market $123,000 Active 121 DOM
-
2026-09-03days on market $123,000 Active 120 DOM
-
2026-08-31days on market $123,000 Active 117 DOM
-
2026-08-30days on market $123,000 Active 116 DOM
-
2026-08-29days on market $123,000 Active 115 DOM
-
2026-08-28days on market $123,000 Active 114 DOM
-
2026-08-27days on market $123,000 Active 113 DOM
-
2026-08-25days on market $123,000 Active 111 DOM
-
2026-08-24days on market $123,000 Active 110 DOM
-
2026-08-23days on market $123,000 Active 109 DOM
-
2026-08-22days on market $123,000 Active 108 DOM
-
2026-08-21days on market $123,000 Active 107 DOM
-
2026-08-20days on market $123,000 Active 106 DOM
-
2026-08-19days on market $123,000 Active 105 DOM
-
2026-08-18days on market $123,000 Active 104 DOM
-
2026-08-17days on market $123,000 Active 103 DOM
-
2026-08-16days on market $123,000 Active 102 DOM
-
2026-08-15days on market $123,000 Active 101 DOM
-
2026-08-14days on market $123,000 Active 100 DOM
-
2026-08-13statusdays on market $123,000 Active 99 DOM
-
2026-08-12days on market $123,000 Active Under Contract 98 DOM
-
2026-08-11days on market $123,000 Active Under Contract 97 DOM
-
2026-08-10days on market $123,000 Active Under Contract 96 DOM
-
2026-08-09days on market $123,000 Active Under Contract 95 DOM
-
2026-08-08days on market $123,000 Active Under Contract 94 DOM
-
2026-08-07days on market $123,000 Active Under Contract 93 DOM
-
2026-08-06days on market $123,000 Active Under Contract 92 DOM
-
2026-08-05days on market $123,000 Active Under Contract 91 DOM
-
2026-08-04days on market $123,000 Active Under Contract 90 DOM
-
2026-08-03days on market $123,000 Active Under Contract 89 DOM
-
2026-07-31days on market $123,000 Active Under Contract 86 DOM
-
2026-07-30days on market $123,000 Active Under Contract 85 DOM
-
2026-07-29days on market $123,000 Active Under Contract 84 DOM
-
2026-07-27days on market $123,000 Active Under Contract 82 DOM
-
2026-07-25days on market $123,000 Active Under Contract 80 DOM
-
2026-07-23days on market $123,000 Active Under Contract 78 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,001
- − Mortgage interest
- −$7,605
- − Property taxes
- −$2,036
- − Insurance
- −$679
- − Repairs & maintenance
- −$1,200
- − Management
- −$1,200
- − HOA
- −$1,980
- − Depreciation
- −$3,949
- Taxable loss
- −$3,648
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$876
- After-tax cash flow
- $-512/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.
Condition & rehab AI · 30 photos
85/100
Cosmetic rehab
Est. rehab $5,880–$17,640 screening
This townhouse is in excellent condition with modern finishes and low-maintenance living. It offers a spacious living area, two bedrooms, and a half bath. The home is move-in ready and would benefit from some updates to the interior walls, flooring, and kitchen appliances to further increase its value.
Value-add opportunities
- Both Painting the interior walls — Fresh paint can make a home look more inviting and increase its value ↑
- Both Updating the flooring — New flooring can improve the home's appearance and increase its value ↑
- Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive ↑
- Both Updating the bathrooms — Modern fixtures and finishes can make the bathrooms more functional and attractive ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 30/100
Zoned Schools
Elementary
Riddle Elementary
High
Eastern High School
F
MI #428/713
Nat'l #11,077/17,239
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
B
Composite livability gradescore 79/100
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 · 300,362 people
- City population
- 161,269
- Metro
- Lansing-East Lansing, MI
- Population (ZIP)
- 17,674
- Household income
- $54,429
- Rent vs Own
- Severe rent burden
- 15% of renters
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 56% Black 22% Two or more races 12% Hispanic / Latino 10% Asian 4%
- Hispanic origin (detail)
- Mexican 6% Cuban 1%
- Common ancestry
- Romanian 5% Iranian 4% Lithuanian 3%
- Foreign-born
- 12% · Canada, Vietnam, China
- Languages at home
- 84% English-only · Spanish 5% French/Haitian/Cajun 1% Korean 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
- ▼ -167.67%
- Current HPI
- 171.1549
- Rent YoY
- ▲ 7.02%
- 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 |
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| Automotive | 2 | $372B |
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| Chemicals | 1 | $45B |
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| Automotive Retail | 1 | $29B |
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| Healthcare / Medical Devices | 1 | $23B |
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| Automotive Technology | 1 | $20B |
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Price history
+0.0% since first listed2 events — show timeline
- 2026-05-05 Listed $123,000 REALCOMP
- 2026-05-05 Listed $123,000 Greater Lansing AoR
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…