305 E Euclid Ave · Jackson, MI 49203

$52,000

1 bd · 1.0 ba · 542 sqft · SingleFamily · 7 Days on market

Built 1886 9,147 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Fall in love with the potential of this cozy 1-bedroom, 1-bathroom retreat. Nestled on a generously sized lot, this home offers the perfect blend of intimacy and outdoor space. Whether you're looking to create a lush garden oasis or simply enjoy the peace of a large yard, the canvas is yours. Bring your vision and a little TLC to transform this house into the home you've been dreaming of!

Key facts

• Generously sized lot
• Large yard
• 9,147 sq ft lot

Tags

• GENEROUSLY SIZED LOT
• LARGE YARD

Property features AI

Finance

• Other: Living area reported as 542 (unit omitted)

Exterior

• Parking: No attached garage; No designated parking features listed
• Utilities: Public sewer; Natural gas connected/available
• Home design: One-story property; Built in 1886; Irregular lot shape
• Construction: Stone and vinyl siding exterior; Shingle roof; Foundation with full basement
• Exterior features: Back yard fencing; Insulated windows; Storage shed

Interior

• Kitchen: Kitchen (~12 x 8)
• Bedrooms: 1 bedroom (Primary bedroom ~10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall unit cooling
• Interior features: Full basement; Basement space (large open area)
• Laundry & utility: No built-in laundry features listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $52k).
• Cap rate 14.2% 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; 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 $360 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1886 — 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: 1.70% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.54% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.21×
• Total profit: $17,597
• Equity at exit: $7,753

10-year hold

• IRR: 37.6%
• Equity multiple: 5.29×
• Total profit: $62,485
• Equity at exit: $4,496

Cash invested: $14,560 (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: 4.9×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $342

Break-even live

Break-even rent $453

Max offer price $52,000

Occupancy floor 56%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 1st St Jackson, MI	1.0	1.0	600	$720	$1.20	44d	1	1.44mi

Listing history 37 events

1. 2026-04-30
   status Pending 391-char remark

   Show marketing remark (391 chars)

   Fall in love with the potential of this cozy 1-bedroom, 1-bathroom retreat. Nestled on a generously sized lot, this home offers the perfect blend of intimacy and outdoor space. Whether you're looking to create a lush garden oasis or simply enjoy the peace of a large yard, the canvas is yours. Bring your vision and a little TLC to transform this house into the home you've been dreaming of!

2. 2026-04-30
   status Pending

   Show marketing remark (391 chars)

   Fall in love with the potential of this cozy 1-bedroom, 1-bathroom retreat. Nestled on a generously sized lot, this home offers the perfect blend of intimacy and outdoor space. Whether you're looking to create a lush garden oasis or simply enjoy the peace of a large yard, the canvas is yours. Bring your vision and a little TLC to transform this house into the home you've been dreaming of!

3. 2026-04-23
   listed $52,000 Active 391-char remark

   Show marketing remark (391 chars)

   Fall in love with the potential of this cozy 1-bedroom, 1-bathroom retreat. Nestled on a generously sized lot, this home offers the perfect blend of intimacy and outdoor space. Whether you're looking to create a lush garden oasis or simply enjoy the peace of a large yard, the canvas is yours. Bring your vision and a little TLC to transform this house into the home you've been dreaming of!

4. 2026-04-23
   listed $52,000 Active

   Show marketing remark (391 chars)

   Fall in love with the potential of this cozy 1-bedroom, 1-bathroom retreat. Nestled on a generously sized lot, this home offers the perfect blend of intimacy and outdoor space. Whether you're looking to create a lush garden oasis or simply enjoy the peace of a large yard, the canvas is yours. Bring your vision and a little TLC to transform this house into the home you've been dreaming of!

5. 2022-07-07
   soldstatus $46,000
6. 2022-07-06
   soldstatus $46,000 Sold 297-char remark

   Show marketing remark (297 chars)

   This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

7. 2022-07-06
   soldstatus $46,000 Closed

   Show marketing remark (297 chars)

   This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

8. 2022-06-28
   status Pending 297-char remark

   Show marketing remark (297 chars)

   This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

9. 2022-06-28
   status Pending

   Show marketing remark (297 chars)

   This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

10. 2022-06-23
    historical Contingent - Continue To Show 297-char remark

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

11. 2022-06-23
    historical Keep Showing-Contgcy Appl

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

12. 2022-06-15
    price $48,000

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

13. 2022-06-15
    price $48,000 297-char remark

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

14. 2022-06-08
    price $49,000 297-char remark

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

15. 2022-06-08
    price $49,000

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

16. 2022-04-29
    listed $50,000 Active 297-char remark

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

17. 2022-04-29
    listed $50,000 Active

    Show marketing remark (297 chars)

    This little house could be a good first-time home or a good investment property for the right person. Fenced back yard with two 124-foot-deep lots, with an extra-large bathroom. Newer range/oven in 2019, new water heater in 2020. This compact living for the homeowner who loves a large back yard.

18. 2021-09-30
    soldstatus $38,000
19. 2021-09-24
    soldstatus $38,000 Sold
20. 2021-09-24
    soldstatus $38,000
21. 2021-09-24
    soldstatus $38,000 Sold
22. 2021-09-24
    soldstatus $38,000
23. 2021-09-24
    soldstatus $38,000 Closed
24. 2021-09-03
    historical Keep Showing-Contgcy Appl
25. 2021-09-03
    historical Keep Showing-Contgcy Appl
26. 2021-09-03
    historical Active Contingent
27. 2021-09-03
    historical Active - Contingent
28. 2021-06-10
    price $38,000
29. 2021-06-10
    price $38,000
30. 2021-06-10
    price $38,000
31. 2021-06-10
    price $38,000
32. 2021-05-11
    listed $38,000 Active
33. 2021-05-11
    listed $40,000 Active
34. 2021-04-30
    listed $38,000
35. 2021-04-30
    listed $40,000 Active
36. 2021-04-30
    listed $38,000
37. 2021-04-30
    listed $40,000 Active

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$21/yr (+$2/mo · 2.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,626
• − Mortgage interest: −$2,913
• − Property taxes: −$758
• − Insurance: −$260
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,513
• Taxable income: $3,482
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $3,268/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

+36.8% since first listed

37 events — show timeline

• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — Greater Lansing AoR
• 2026-04-23 Listed $52,000 REALCOMP
• 2026-04-23 Listed $52,000 Greater Lansing AoR
• 2022-07-07 Sold (Public Records) $46,000 Public Records
• 2022-07-06 Sold (MLS) $46,000 MiRealSource-MiMLS
• 2022-07-06 Sold (MLS) $46,000 REALCOMP
• 2022-06-28 Pending — REALCOMP
• 2022-06-28 Pending — MiRealSource-MiMLS
• 2022-06-23 Contingent — REALCOMP
• 2022-06-23 Contingent — MiRealSource-MiMLS
• 2022-06-15 Price Changed $48,000 MiRealSource-MiMLS
• 2022-06-15 Price Changed $48,000 REALCOMP
• 2022-06-08 Price Changed $49,000 REALCOMP
• 2022-06-08 Price Changed $49,000 MiRealSource-MiMLS
• 2022-04-29 Listed $50,000 MiRealSource-MiMLS
• 2022-04-29 Listed $50,000 REALCOMP
• 2021-09-30 Sold (Public Records) $38,000 Public Records
• 2021-09-24 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2021-09-24 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2021-09-24 Sold (MLS) $38,000 AAMLS
• 2021-09-24 Sold (MLS) $38,000 SW Michigan MLS
• 2021-09-24 Sold (MLS) $38,000 SW Michigan MLS
• 2021-09-03 Contingent — MiRealSource-MiMLS
• 2021-09-03 Contingent — MiRealSource-MiMLS
• 2021-09-03 Contingent — SW Michigan MLS
• 2021-09-03 Contingent — AAMLS
• 2021-06-10 Price Changed $38,000 MiRealSource-MiMLS
• 2021-06-10 Price Changed $38,000 MiRealSource-MiMLS
• 2021-06-10 Price Changed $38,000 REALCOMP
• 2021-06-10 Price Changed $38,000 AAMLS
• 2021-05-11 Listed $40,000 MiRealSource-MiMLS
• 2021-05-11 Listed $38,000 SW Michigan MLS
• 2021-04-30 Listed $40,000 MiRealSource-MiMLS
• 2021-04-30 Listed $38,000 MiRealSource-MiMLS
• 2021-04-30 Listed $40,000 AAMLS
• 2021-04-30 Listed $38,000 SW Michigan MLS

Property tax history

+4.5%/yr

Latest (2023): $758 · +12.7% YoY. Source: county tax records.