3292 Strauss Ct #395 · Jackson, MI 49201

$125,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 60 Days on market

Built 2026 Fair condition

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Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Come Home For The Holidays!

Key facts

• Built 2026
• Listed 60 days

Property features AI

Finance

• Financial info: List price $125,900

Exterior

• Home design: Single-family residence; Plan name: The Reserves
• Exterior features: Address: 3292 Strauss Ct #395, Jackson, MI 49201

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (total)
• Interior features: Spec home in The Reserves plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $126k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (0.6% below list).
• Recommended offer: $122k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.5% 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: crime F, employment F.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northwest Early Elementary School (869 students, 61% FRL); Northwest Kidder Middle School (math 14% / reading 41%, grade F, #363 of 493 statewide, top 75%, 790 students, 50% FRL); Northwest High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 972 students, 40% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 375 active listings in the ZIP; 2 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 $870 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,123 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $42,224
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 Catalpa	0.23mi	3/2.0	1,456 (0%)	14mo	$42,500	$29	77
3286 Braeburn St	0.14mi	2/2.0 (-1)	1,540 (+6%)	5mo	$20,000	$13	75
3844 Havenwood Blvd	0.35mi	3/2.0	1,456 (0%)	14mo	$53,000	$36	72
3717 Cypress	0.29mi	3/2.0	1,516 (+4%)	11mo	$40,000	$26	71
3842 Jarrow Ln	0.39mi	3/2.0	1,404 (-4%)	8mo	$64,000	$46	69
4106 Sycamore	0.21mi	3/2.0	1,280 (-12%)	10mo	$14,000	$11	62
3840 Jarrow Ln	0.41mi	3/2.0	1,260 (-14%)	5mo	$67,500	$54	55

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: -4.5%
• Equity multiple: 0.82×
• Total profit: $-6,198
• Equity at exit: $18,772

10-year hold

• IRR: 10.3%
• Equity multiple: 1.98×
• Total profit: $34,535
• Equity at exit: $10,886

Cash invested: $35,252 (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 49201

• Rents YoY: 10.3%
• Active inventory: 375
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$660
• Tax est. 1.5%: −$157 /mo · $1,888/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $119

Break-even live

Break-even rent $1,101

Max offer price $125,900

Occupancy floor 86%

Sensitivity live

Price	-10% $206	-5% $162	+0% $119	+5% $75	+10% $32
Rent	-10% $20	-5% $69	+0% $119	+5% $168	+10% $218
Rate	-1.0pp $182	-0.5pp $151	base $119	+0.5pp $86	+1.0pp $53

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3999 Sherwood Lakes Blvd Jackson, MI	3.0	2.0	1056	$1,339	$1.27	45d	1	0.02mi
3004 N Pointe Dr Jackson, MI	2.0	2.0	945	$1,025	$1.08	45d	1	0.99mi

Listing history 18 events

1. 2026-06-22
   days on market $125,900 Active 60 DOM
2. 2026-06-19
   days on market $125,900 Active 58 DOM
3. 2026-06-18
   days on market $125,900 Active 57 DOM
4. 2026-06-17
   days on market $125,900 Active 56 DOM
5. 2026-06-16
   days on market $125,900 Active 55 DOM
6. 2026-06-15
   days on market $125,900 Active 54 DOM
7. 2026-06-14
   days on market $125,900 Active 52 DOM
8. 2026-06-13
   days on market $125,900 Active 51 DOM
9. 2026-06-10
   days on market $125,900 Active 49 DOM
10. 2026-06-09
    days on market $125,900 Active 48 DOM
11. 2026-06-08
    days on market $125,900 Active 47 DOM
12. 2026-06-07
    days on market $125,900 Active 46 DOM
13. 2026-06-05
    days on market $125,900 Active 43 DOM
14. 2026-06-03
    days on market $125,900 Active 42 DOM
15. 2026-06-02
    days on market $125,900 Active 41 DOM
16. 2026-06-01
    days on market $125,900 Active 40 DOM
17. 2026-05-31
    days on market $125,900 Active 39 DOM
18. 2026-05-30
    days on market $125,900 Active 38 DOM

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

Taxation est. · year 1

• Rental income: $15,021
• − Mortgage interest: −$7,052
• − Property taxes: −$1,888
• − Insurance: −$630
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,663
• Taxable loss: −$615
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,574/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 · 0 photos

Fair 40/100 Moderate rehab

This manufactured home requires significant renovations, including kitchen and bathroom updates, flooring replacement, and exterior improvements, to increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear, likely requiring replacement.
• Major Bathroom fixtures — Dated and worn, likely requiring replacement.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Peeling paint and signs of wear, likely requiring repainting.
• Major Exterior siding — Worn and discolored, likely requiring replacement.
• Major Windows — Old and possibly in need of replacement.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value.
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Both Exterior siding and landscaping — A fresh exterior and well-maintained landscaping will enhance curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures · Dated and worn, likely requiring replacement.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Peeling paint and signs of wear, likely requiring repainting.	Major	$15,000–50,000
Exterior siding · Worn and discolored, likely requiring replacement.	Major	$15,000–50,000
Windows · Old and possibly in need of replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Both Exterior siding and landscaping — A fresh exterior and well-maintained landscaping will enhance curb appeal and increase both resale and rental value. ↑

ⓘ 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: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 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

• County: Jackson County · 85,581 people
• City population: 85,581
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• 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