4415 W Holt Rd · Delhi, MI 48842

$165,000

2 bd · 2.0 ba · 1,715 sqft · SingleFamily · 17 Days on market

Built 1929 Good condition 0.26 ac lot Est $225k · 27% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Rent growth +4.5/5.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home AND to your BUSINESS too! The best of both worlds collide as, with the first floor being a multi-room office suite. Upstairs you will enjoy a full one-bedroom apartment home with a balcony! Get your business done, and then walk upstairs to enjoy home. Two full bathrooms, one the business floor, and one on the converted second floor. Beautiful natural woodwork and character throughout, and ready to provide your business growth or just take over the whole building as a large home with multiple bedrooms! (Delhi Township has confirmed multi-use zoning, so conversion back into residential is allowed!) Current taxes based on commercial use. Excellent location, with prime frontage in the heart of Holt! Private parking lot for business or your own pickle ball/ basketball court!

Key facts

• Private parking lot
• Multi-use zoning
• Prime frontage

Tags

• MULTI-ROOM OFFICE SUITE
• ONE-BEDROOM APARTMENT
• PRIVATE PARKING LOT
• PICKLE BALL BASKETBALL COURT
• MULTI-USE ZONING
• PRIME FRONTAGE

Property features AI

Finance

• Other: Road frontage on a paved city street; Lot: corner, rectangular city lot; landscaped with few trees (approx. 66 x 136, 0.26 acre)

Exterior

• Parking: Asphalt paved parking lot
• Utilities: 200+ amp electric service; Public sewer; Water connected; Sewer connected; Natural gas connected; Electricity connected; High-speed internet available
• Home design: Cape Cod style; Two levels; Entry at level 1 via back door; North-facing
• Construction: Built in 1929; Vinyl siding; Shingle roof; Block foundation; Full basement with sump pump
• Exterior features: Rain gutters; Wood fencing; Deck; Front porch; Rear porch; Double-pane windows; Neighborhood view; Near public transit

Interior

• Kitchen: Gas range; Refrigerator; Laminate counters
• Bedrooms: Primary bedroom (10 x 10); Bedroom 2 (12 x 8.3); Bedroom 3 — upstairs (9 x 8.5)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Wall furnace; Central air; Wall AC unit(s)
• Interior features: Accessible approach with ramp; Built-in features; Ceiling fans; Laminate counters; Natural woodwork; Living room fireplace (1)
• Laundry & utility: No dedicated laundry features listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Holt Public Schools (suburban): math 28% / reading 46% proficiency, ranked #236 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sycamore Elementary School (math 27% / reading 42%, grade F, #744 of 1,397 statewide, top 57%, 344 students, 60% FRL) — zoned schools average 60% FRL vs 35% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.0%/yr); 75 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($163k) 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.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $224,665
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4327 Keller Rd	0.53mi	2/2.0	1,646 (-4%)	3mo	$240,000	$146	66
1983 Elm St	0.03mi	3/2.0 (+1)	1,504 (-12%)	11mo	$150,000	$100	64
2189 N Aurelius Rd	0.44mi	3/1.0 (+1)	1,702 (-1%)	7mo	$215,000	$126	63
4190 Greenwood Ave	0.48mi	3/2.0 (+1)	1,671 (-3%)	8mo	$225,000	$135	62
1968 Dean Ave	0.51mi	3/2.0 (+1)	1,656 (-3%)	6mo	$222,500	$134	60
1906 Hall St	0.31mi	3/1.0 (+1)	1,566 (-9%)	5mo	$205,000	$131	58
1959 Adelpha	0.34mi	3/2.0 (+1)	1,510 (-12%)	2mo	$226,000	$150	57
4519 Spahr Ave	0.47mi	3/2.0 (+1)	1,524 (-11%)	0mo	$234,000	$154	54
4172 Dallas Ave	0.51mi	3/1.0 (+1)	1,808 (+5%)	8mo	$204,999	$113	52
4567 Grove Ave	0.34mi	3/2.0 (+1)	1,487 (-13%)	14mo	$175,000	$118	46
4641 Tolland Ave	0.72mi	3/1.0 (+1)	1,864 (+9%)	3mo	$172,500	$93	40
1709 Tuscany Ln	0.58mi	3/2.5 (+1)	1,908 (+11%)	10mo	$235,000	$123	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,672
• Equity at exit: $24,602

10-year hold

• IRR: 13.0%
• Equity multiple: 2.27×
• Total profit: $58,721
• Equity at exit: $14,266

Cash invested: $46,200 (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 48842

• Rents YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $233

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $347	-5% $290	+0% $233	+5% $176	+10% $119
Rent	-10% $96	-5% $165	+0% $233	+5% $302	+10% $371
Rate	-1.0pp $316	-0.5pp $275	base $233	+0.5pp $190	+1.0pp $147

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 N Cedar St Holt, MI	1.0–2.0	1.0–2.0	930	$1,679	$1.81	14d	6	0.22mi
4075 Holt Rd Holt, MI	1.0–3.0	1.0–2.0	1000	$1,064	$1.06	14d	1	0.73mi
3879 Lone Pne Holt, MI	1.0–2.0	1.0–2.0	1148	$2,322	$2.02	21d	1	1.28mi

Listing history 13 events

1. 2026-06-18
   days on market $165,000 Active 17 DOM
2. 2026-06-17
   days on market $165,000 Active 16 DOM
3. 2026-06-16
   days on market $165,000 Active 15 DOM
4. 2026-06-15
   days on market $165,000 Active 14 DOM
5. 2026-06-14
   days on market $165,000 Active 12 DOM
6. 2026-06-10
   days on market $165,000 Active 9 DOM
7. 2026-06-09
   days on market $165,000 Active 8 DOM
8. 2026-06-08
   days on market $165,000 Active 7 DOM
9. 2026-06-07
   days on market $165,000 Active 6 DOM
10. 2026-06-05
    days on market $165,000 Active 3 DOM
11. 2026-06-03
    days on market $165,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $165,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 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: $20,863
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,800
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,754/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 · 12 photos

Good 75/100 Cosmetic rehab

This property is in good condition with cosmetic updates needed to enhance its curb appeal and value. The interior is clean and functional, and the property is zoned for multi-use, making it suitable for both residential and business purposes.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Holt Public Schools
• NCES district ID: 2618480
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $57,705
• Composite: 32.68/100
• National rank: #5653
• State rank: #236 of 540 in MI

Livability — Delhi

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

Census & demographics

• Census place: Holt, MI
• County: Ingham County · 237,052 people
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 21,945
• Household income: $88,340
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 545.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Hispanic / Latino 7% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Vietnam, Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Vietnamese 1% Spanish 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: ▼ -184.41%
• Current HPI: 208.5101
• Rent YoY: ▲ 8.03%
• 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

2 events — show timeline

• 2026-06-01 Listed $165,000 REALCOMP
• 2026-06-01 Listed $165,000 Greater Lansing AoR