426 Madison St · Jackson, MI 49202

$80,000

2 bd · 1.0 ba · 848 sqft · SingleFamily · 64 Days on market

Built 1920 6,098 sqft lot $94/sqft · 31% below area Est $115k · 31% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning home at 426 Madison, Jackson, MI, is a must-see! Welcome to 426 Madison St in Jackson, Michigan! This home is full of potential and ready for someone to bring their vision to life. Offering great space and a solid layout, this property could be the perfect opportunity for a homeowner or investor looking to add their personal touch. While the home does need some care and updates, the possibilities are endless. With a little work and creativity, this could become a truly amazing place to call home. Don't miss the chance to turn this property into something special!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 80 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 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 + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.20% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $115,174
• List price: $80,000
• Delta: -30.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Andrew Ave	0.38mi	2/1.0	868 (+2%)	4mo	$153,500	$177	75
618 Madison St	0.22mi	2/1.0	816 (-4%)	10mo	$130,000	$159	75
833 Backus St	0.46mi	2/1.0	788 (-7%)	3mo	$70,000	$89	64
550 Sparks St	0.31mi	2/1.0	948 (+12%)	4mo	$128,700	$136	62
735 Royal Dr	0.57mi	2/1.0	936 (+10%)	3mo	$120,000	$128	54
1125 Walker St	0.52mi	2/1.0	768 (-9%)	8mo	$109,900	$143	53
1114 Hamilton St	0.55mi	2/1.0	748 (-12%)	3mo	$130,000	$174	52
1123 Walker St	0.52mi	2/1.0	960 (+13%)	9mo	$169,900	$177	46
120 Austin Ave	0.69mi	2/1.0	929 (+10%)	8mo	$127,500	$137	46
612 Bush St	0.69mi	2/1.0	936 (+10%)	7mo	$149,900	$160	45
801 Center St	0.69mi	2/1.0	746 (-12%)	4mo	$89,900	$121	44
1410 Rowena Ln	0.74mi	2/1.0	975 (+15%)	4mo	$155,000	$159	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $418
• Equity at exit: $11,928

10-year hold

• IRR: 10.1%
• Equity multiple: 1.79×
• Total profit: $17,630
• Equity at exit: $6,917

Cash invested: $22,400 (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 49202

• Active inventory: 80
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $962 high
• Mortgage (P&I): −$420
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $210

Break-even live

Break-even rent $696

Max offer price $80,000

Occupancy floor 73%

Sensitivity live

Price	-10% $255	-5% $233	+0% $210	+5% $187	+10% $165
Rent	-10% $134	-5% $172	+0% $210	+5% $248	+10% $286
Rate	-1.0pp $250	-0.5pp $230	base $210	+0.5pp $189	+1.0pp $168

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 W North St Jackson, MI	2.0	1.0	684	$1,000	$1.46	45d	1	0.44mi
100 Armory Ct Jackson, MI	1.0	1.0	800	$788	$0.98	45d	1	0.70mi
653 Oakhill Ave Jackson, MI	2.0	1.0	900	$950	$1.06	45d	1	0.82mi
720 W Michigan Ave Jackson, MI	2.0	1.0	972	$900	$0.93	45d	1	1.19mi
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	1.23mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	45d	1	1.26mi
305 1st St Jackson, MI	1.0	1.0	600	$720	$1.20	45d	1	1.36mi
225 W Washington Ave Apt 4 Jackson, MI	1.0	1.0	850	$850	$1.00	45d	1	1.38mi
225 W Washington Ave Apt 5 Jackson, MI	1.0	1.0	850	$825	$0.97	45d	1	1.38mi

Listing history 31 events

1. 2026-06-19
   days on market $80,000 Active 64 DOM
2. 2026-06-18
   days on market $80,000 Active 63 DOM
3. 2026-06-17
   days on market $80,000 Active 62 DOM
4. 2026-06-16
   days on market $80,000 Active 61 DOM
5. 2026-06-15
   days on market $80,000 Active 60 DOM
6. 2026-06-14
   days on market $80,000 Active 58 DOM
7. 2026-06-13
   days on market $80,000 Active 57 DOM
8. 2026-06-10
   days on market $80,000 Active 55 DOM
9. 2026-06-09
   days on market $80,000 Active 54 DOM
10. 2026-06-08
    days on market $80,000 Active 53 DOM
11. 2026-06-07
    days on market $80,000 Active 52 DOM
12. 2026-06-03
    days on market $80,000 Active 48 DOM
13. 2026-06-02
    days on market $80,000 Active 47 DOM
14. 2026-06-01
    days on market $80,000 Active 46 DOM
15. 2026-05-31
    days on market $80,000 Active 45 DOM
16. 2026-05-30
    days on market $80,000 Active 44 DOM
17. 2026-04-16
    listed $87,500 Active 583-char remark

    Show marketing remark (583 chars)

    This stunning home at 426 Madison, Jackson, MI, is a must-see! Welcome to 426 Madison St in Jackson, Michigan! This home is full of potential and ready for someone to bring their vision to life. Offering great space and a solid layout, this property could be the perfect opportunity for a homeowner or investor looking to add their personal touch. While the home does need some care and updates, the possibilities are endless. With a little work and creativity, this could become a truly amazing place to call home. Don't miss the chance to turn this property into something special!

18. 2026-04-16
    price $87,500 583-char remark

    Show marketing remark (583 chars)

    This stunning home at 426 Madison, Jackson, MI, is a must-see! Welcome to 426 Madison St in Jackson, Michigan! This home is full of potential and ready for someone to bring their vision to life. Offering great space and a solid layout, this property could be the perfect opportunity for a homeowner or investor looking to add their personal touch. While the home does need some care and updates, the possibilities are endless. With a little work and creativity, this could become a truly amazing place to call home. Don't miss the chance to turn this property into something special!

19. 2026-04-15
    listed $90,000 Active 583-char remark

    Show marketing remark (583 chars)

    This stunning home at 426 Madison, Jackson, MI, is a must-see! Welcome to 426 Madison St in Jackson, Michigan! This home is full of potential and ready for someone to bring their vision to life. Offering great space and a solid layout, this property could be the perfect opportunity for a homeowner or investor looking to add their personal touch. While the home does need some care and updates, the possibilities are endless. With a little work and creativity, this could become a truly amazing place to call home. Don't miss the chance to turn this property into something special!

20. 2026-04-15
    listed $87,500 Active

    Show marketing remark (583 chars)

    This stunning home at 426 Madison, Jackson, MI, is a must-see! Welcome to 426 Madison St in Jackson, Michigan! This home is full of potential and ready for someone to bring their vision to life. Offering great space and a solid layout, this property could be the perfect opportunity for a homeowner or investor looking to add their personal touch. While the home does need some care and updates, the possibilities are endless. With a little work and creativity, this could become a truly amazing place to call home. Don't miss the chance to turn this property into something special!

21. 2023-11-26
    historical
22. 2023-11-25
    historical
23. 2023-09-15
    listed $79,900 Active
24. 2023-09-15
    listed $79,900 Active
25. 2007-01-05
    soldstatus $72,500
26. 2007-01-05
    soldstatus $72,500
27. 2007-01-05
    soldstatus $72,500
28. 2006-12-09
    historical
29. 2006-11-16
    listed $79,000
30. 2006-11-16
    listed $79,000
31. 2006-11-16
    listed $79,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$32/yr (+$3/mo · 2.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,545
• − Mortgage interest: −$4,481
• − Property taxes: −$1,167
• − Insurance: −$400
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$2,327
• Taxable income: $1,322
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,202/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
• City population: 85,581
• Population (ZIP): 18,763

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Black 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 9% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 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: ▼ -175.30%
• Current HPI: 170.3682
• Rent YoY: —
• Metro: —
• 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

+10.8% since first listed

15 events — show timeline

• 2026-04-16 Listed $87,500 REALCOMP
• 2026-04-16 Price Changed $87,500 SW Michigan MLS
• 2026-04-15 Listed $87,500 MiRealSource-MiMLS
• 2026-04-15 Listed $90,000 SW Michigan MLS
• 2023-11-26 Listing Removed — MiRealSource-MiMLS
• 2023-11-25 Listing Removed — REALCOMP
• 2023-09-15 Listed $79,900 MiRealSource-MiMLS
• 2023-09-15 Listed $79,900 REALCOMP
• 2007-01-05 Sold (MLS) $72,500 MiRealSource-MiMLS
• 2007-01-05 Sold (MLS) $72,500 REALCOMP
• 2007-01-05 Sold (MLS) $72,500 SW Michigan MLS
• 2006-12-09 Listing Removed — MiRealSource-MiMLS
• 2006-11-16 Listed $79,000 MiRealSource-MiMLS
• 2006-11-16 Listed $79,000 REALCOMP
• 2006-11-16 Listed $79,000 SW Michigan MLS

Property tax history

+3.1%/yr

Latest (2025): $1,167 · -26.6% YoY. Source: county tax records.