4910 Westhill Dr · Lansing, MI 48917

$175,000

2 bd · 1.0 ba · 882 sqft · SingleFamily public records · 4 Days on market

Built 1964 10,018 sqft lot Est $169k · at est.

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Why this score? — see what drove the F 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 +9.6/30.0
• ARV discount +6.0/15.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 2-bedroom 1.5 bath tucked away on a cul-de-sac with convenient highway access and just minutes away from the beautiful Woldumar Nature Center. Inside you will find warm and inviting living spaces filled with natural light, along with a comfortable kitchen offering plenty of cabinet and counter space. The lower level provides additional room for relaxing, storage or a home office. Step outside to enjoy the spacious backyard, welcoming front deck porch, and storage shed with electricity, ideal for workshop, creative space, bonus room or extra storage. A wonderful opportunity to make this welcoming home your own!

Key facts

• Spacious backyard
• Front deck porch
• Highway access

Tags

• CUL-DE-SAC
• HIGHWAY ACCESS
• WOLDUMAR NATURE CENTER
• COMFORTABLE KITCHEN
• SPACIOUS BACKYARD
• FRONT DECK PORCH

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public sewer; Natural gas available; Phone service available; Cable available; High speed internet available
• Home design: One-story home; Built in 1964; Located in the Hyde Park subdivision
• Construction: Aluminum and vinyl siding; Shingle roof; Shed on property
• Exterior features: Back yard and front yard fencing; Cul-de-sac lot; Window coverings

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 2 bedrooms (Primary Bedroom: 15 x 12; Bedroom 2: 10 x 12)
• Flooring: Hardwood floors
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: High speed internet; Partial 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 $175k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (29.2% below list).
• Recommended offer: $124k (29.2% below list) — sets the bar for 1% rule.

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.
• Waverly Community Schools (suburban): math 22% / reading 40% proficiency, ranked #341 of 540 in MI (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Winans Elementary School (math 22% / reading 22%, grade F, #1,035 of 1,397 statewide, top 77%, 384 students, 69% FRL) — zoned schools average 69% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 98 units permitted in Eaton County in 2024 (0 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.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,869 (29.2% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.71% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5118 Old Lansing Rd	0.25mi	2/1.0	792 (-10%)	20mo	$152,400	$192	54
4924 W Mount Hope Hwy	0.63mi	3/1.0 (+1)	980 (+11%)	14mo	$129,900	$133	35

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 · 4.74% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.31×
• Total profit: $-33,759
• Equity at exit: $26,093

10-year hold

• IRR: -9.3%
• Equity multiple: 0.39×
• Total profit: $-29,952
• Equity at exit: $15,131

Cash invested: $49,000 (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 48917

• Rents YoY: 4.7%
• Active inventory: 99
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-119

Break-even live

Break-even rent $1,389

Max offer price $154,038

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2815 Mersey Ln Lansing, MI	2.0–3.0	2.0	1050	$1,225	$1.17	13d	2	0.92mi
3407 W Mount Hope Ave Lansing, MI	2.0	2.0	1000	$995	$0.99	13d	1	1.26mi
3313 W Mt Hope Ave Lansing, MI	2.0	1.0–2.0	869	$1,296	$1.49	13d	6	1.34mi

Listing history 4 events

1. 2026-05-21
   status Pending 647-char remark

   Show marketing remark (647 chars)

   Welcome home to this charming 2-bedroom 1.5 bath tucked away on a cul-de-sac with convenient highway access and just minutes away from the beautiful Woldumar Nature Center. Inside you will find warm and inviting living spaces filled with natural light, along with a comfortable kitchen offering plenty of cabinet and counter space. The lower level provides additional room for relaxing, storage or a home office. Step outside to enjoy the spacious backyard, welcoming front deck porch, and storage shed with electricity, ideal for workshop, creative space, bonus room or extra storage. A wonderful opportunity to make this welcoming home your own!

2. 2026-05-21
   status Pending

   Show marketing remark (647 chars)

   Welcome home to this charming 2-bedroom 1.5 bath tucked away on a cul-de-sac with convenient highway access and just minutes away from the beautiful Woldumar Nature Center. Inside you will find warm and inviting living spaces filled with natural light, along with a comfortable kitchen offering plenty of cabinet and counter space. The lower level provides additional room for relaxing, storage or a home office. Step outside to enjoy the spacious backyard, welcoming front deck porch, and storage shed with electricity, ideal for workshop, creative space, bonus room or extra storage. A wonderful opportunity to make this welcoming home your own!

3. 2026-05-17
   listed $175,000 Active 647-char remark

   Show marketing remark (647 chars)

   Welcome home to this charming 2-bedroom 1.5 bath tucked away on a cul-de-sac with convenient highway access and just minutes away from the beautiful Woldumar Nature Center. Inside you will find warm and inviting living spaces filled with natural light, along with a comfortable kitchen offering plenty of cabinet and counter space. The lower level provides additional room for relaxing, storage or a home office. Step outside to enjoy the spacious backyard, welcoming front deck porch, and storage shed with electricity, ideal for workshop, creative space, bonus room or extra storage. A wonderful opportunity to make this welcoming home your own!

4. 2026-05-17
   listed $175,000 Active

   Show marketing remark (647 chars)

   Welcome home to this charming 2-bedroom 1.5 bath tucked away on a cul-de-sac with convenient highway access and just minutes away from the beautiful Woldumar Nature Center. Inside you will find warm and inviting living spaces filled with natural light, along with a comfortable kitchen offering plenty of cabinet and counter space. The lower level provides additional room for relaxing, storage or a home office. Step outside to enjoy the spacious backyard, welcoming front deck porch, and storage shed with electricity, ideal for workshop, creative space, bonus room or extra storage. A wonderful opportunity to make this welcoming home your own!

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,987 · $166/mo
• Expected delta: +$708/yr (+$59/mo · 55.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $14,864
• − Mortgage interest: −$9,803
• − Property taxes: −$1,279
• − Insurance: −$875
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$5,091
• Taxable loss: −$4,562
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $-329/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: Waverly Community Schools
• NCES district ID: 2635520
• Math proficiency: 22% ▼ -5.00%
• Reading proficiency: 40% ▼ -2.00%
• Median HH income: $51,325
• Composite: 27.09/100
• National rank: #7043
• State rank: #341 of 540 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

• County: Eaton County · 52,430 people
• City population: 161,269
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 32,483
• Household income: $70,990
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1196.0

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 14% Hispanic / Latino 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Other Asian/Pacific 2%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.60%
• Current HPI: 189.2075
• Rent YoY: ▲ 4.74%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Pending — REALCOMP
• 2026-05-21 Pending — Greater Lansing AoR
• 2026-05-17 Listed $175,000 REALCOMP
• 2026-05-17 Listed $175,000 Greater Lansing AoR

Property tax history

-5.8%/yr

Latest (2025): $1,279 · -39.2% YoY. Source: county tax records.