3540 Jewell Ave · Lansing, MI 48910

$115,900

3 bd · 1.0 ba · 791 sqft · SingleFamily public records · 19 Days on market

Built 1940 6,534 sqft lot Est $115k · at est.

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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 +21.6/30.0
• ARV discount +7.3/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

Key facts

• Full basement
• Newer windows
• Fully fenced yard

Tags

• FULL BASEMENT
• FULLY FENCED YARD
• NEWER WINDOWS
• ALL APPLIANCES INCLUDED
• NEAR EVERETT HIGH SCHOOL

Property features AI

Finance

• Other: Subdivision: Southmoreland; Lot dimensions approximately 50 x 132.4 (0.15 acre)

Exterior

• Parking: Driveway parking
• Utilities: Public sewer; Cable available
• Home design: One-story single-family home; Built in 1940
• Construction: Aluminum siding construction; Built in 1940
• Exterior features: Back yard and front yard; Chain link fenced backyard; Shed on the property; Shingle roof; City street frontage

Interior

• Kitchen: Kitchen with standard appliances (oven, range, refrigerator)
• Bedrooms: 3 bedrooms (Primary Bedroom; two additional bedrooms)
• Flooring: Combination of hardwood and laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (forced air); Central air conditioning
• Interior features: Oven, Range, Refrigerator; Full basement with sump pump
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $114k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 6.0% in Lansing — 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 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: Cavanaugh School (315 students, 89% FRL); Attwood School (193 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 (+4.7%/yr); 175 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $801 of loan paydown is wiped out by about $3k 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 19 days — a 2% lower offer ($114k) 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.
• Current owner paid $59k; list at $116k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,161 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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 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?
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: 1.04% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $115,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3540 Jewell Ave	0.00mi	3/1.0	791 (0%)	1mo	$116,000	$147	100
200 Rita St	0.06mi	2/1.0 (-1)	787 (-0%)	0mo	$115,000	$146	91
617 Vernon Ave	0.33mi	2/1.0 (-1)	836 (+6%)	1mo	$99,900	$119	69
3209 Stabler St	0.32mi	3/1.0	720 (-9%)	2mo	$89,000	$124	68
3603 Parkway Dr	0.51mi	2/1.0 (-1)	789 (-0%)	3mo	$119,000	$151	68
522 E Cavanaugh Rd	0.43mi	2/1.0 (-1)	720 (-9%)	0mo	$97,000	$135	60
3115 Tenny St	0.44mi	2/1.0 (-1)	720 (-9%)	0mo	$130,000	$181	60
108 Dunlap St	0.50mi	2/1.0 (-1)	720 (-9%)	0mo	$79,000	$110	56
3529 Glenwood Ave	0.62mi	2/1.0 (-1)	720 (-9%)	2mo	$120,000	$167	49
3533 Glenwood Ave	0.62mi	2/1.0 (-1)	720 (-9%)	3mo	$132,000	$183	49
629 Emily Ave	0.55mi	2/1.0 (-1)	700 (-12%)	3mo	$101,900	$146	48
800 Jessop Ave	0.60mi	2/1.0 (-1)	698 (-12%)	1mo	$36,000	$52	46

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,525
• Equity at exit: $17,281

10-year hold

• IRR: 7.0%
• Equity multiple: 1.57×
• Total profit: $18,487
• Equity at exit: $10,021

Cash invested: $32,452 (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 48910

• Rents YoY: 4.7%
• Active inventory: 175
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$608
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $175

Break-even live

Break-even rent $979

Max offer price $115,900

Occupancy floor 80%

Sensitivity live

Price	-10% $241	-5% $208	+0% $175	+5% $142	+10% $110
Rent	-10% $80	-5% $128	+0% $175	+5% $223	+10% $270
Rate	-1.0pp $233	-0.5pp $205	base $175	+0.5pp $145	+1.0pp $115

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: $28,975
• Closing costs: $3,477
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3515 Bergman Ave Lansing, MI	2.0	1.0	640	$1,195	$1.87	23d	1	0.10mi
3518 Davidson Dr Lansing, MI	2.0	2.0	850	$1,115	$1.31	45d	3	0.17mi
3716 Homewood Ave Lansing, MI	2.0	1.0	692	$1,300	$1.88	23d	1	0.54mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	45d	1	0.61mi
401 E Willard Ave Unit 19 Lansing, MI	2.0	1.0	775	$1,000	$1.29	45d	1	0.62mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	23d	1	0.63mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	23d	1	0.78mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	15d	4	0.83mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	45d	1	0.86mi
645 E Jolly Rd Lansing, MI	1.0–2.0	1.0	775	$825	$1.06	45d	1	0.89mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	15d	1	0.98mi
910 E Jolly Rd #2 Lansing, MI	1.0–2.0	1.0	625	$895	$1.43	23d	2	1.04mi
1115 Dorchester Cir Lansing, MI	2.0	1.0	850	$855	$1.01	15d	5	1.06mi
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	45d	1	1.27mi
5540 Kaynorth Rd Unit 4 Lansing, MI	2.0	1.0	745	$925	$1.24	45d	1	1.28mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	45d	1	1.34mi
5521 Joshua St Unit ST-102 Lansing, MI	2.0	1.0	812	$975	$1.20	45d	1	1.35mi
2009 W Holmes Rd Unit 11 Lansing, MI	2.0	1.0	800	$925	$1.16	15d	1	1.43mi
3501 Simken Dr Lansing, MI	2.0	1.0	900	$950	$1.06	45d	1	1.47mi
814 Louisa St Lansing, MI	2.0	1.0	850	$950	$1.12	15d	2	1.48mi

Listing history 9 events

1. 2026-04-29
   status Pending 327-char remark

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

2. 2026-04-29
   status Pending

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

3. 2026-04-23
   historical Active Under Contract 327-char remark

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

4. 2026-04-23
   historical Active Under Contract

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

5. 2026-04-20
   price $115,900 327-char remark

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

6. 2026-04-20
   price $115,900

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

7. 2026-04-10
   listed $119,900 Active 327-char remark

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

8. 2026-04-10
   listed $119,900 Active

   Show marketing remark (327 chars)

   Welcome to this South Lansing charmer! Offering 3 bedrooms and 1 full bath, this home features a full basement and a fully fenced yard ideal for relaxing or entertaining. Enjoy peace of mind with newer windows, plus all appliances included. Located near Everett High School, this is a perfect starter home with great potential.

9. 2000-06-15
   soldstatus $59,000

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: +$187/yr (+$16/mo · 13.2%)

ⓘ 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 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: $14,413
• − Mortgage interest: −$6,492
• − Property taxes: −$1,412
• − Insurance: −$580
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,372
• Taxable income: $252
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,041/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: 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

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 · 237,052 people
• City population: 161,269
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+96.4% since first listed

9 events — show timeline

• 2026-04-29 Pending — REALCOMP
• 2026-04-29 Pending — Greater Lansing AoR
• 2026-04-23 Contingent — REALCOMP
• 2026-04-23 Contingent — Greater Lansing AoR
• 2026-04-20 Price Changed $115,900 REALCOMP
• 2026-04-20 Price Changed $115,900 Greater Lansing AoR
• 2026-04-10 Listed $119,900 REALCOMP
• 2026-04-10 Listed $119,900 Greater Lansing AoR
• 2000-06-15 Sold (Public Records) $59,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,412 · +2.9% YoY. Source: county tax records.