4552 Sycamore St · Delhi, MI 48842

$162,900

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 3 Days on market

Built 1952 9,583 sqft lot Est $192k · 15% 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 +14.7/30.0
• ARV discount +14.3/15.0
• DSCR +4.5/10.0
• Rent growth +4.5/5.0
• 1% rule +3.9/10.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming all-brick bungalow in the heart of Holt! Offering comfortable one-level living, this well-maintained home features 2 bedrooms, an updated full bath, a bright eat-in kitchen, and convenient first-floor laundry. The kitchen comes complete with appliances including a gas range, newer refrigerator, microwave, disposal, washer, and dryer. Step outside and discover a backyard you'll love spending time in. The fully fenced yard is shaded by mature trees and offers plenty of space for gardening, pets, entertaining, or simply relaxing on the covered patio. A firepit area creates the perfect setting for summer evenings with family and friends, while the established garden is already planted and ready to enjoy. Additional features include a detached garage, storageshed, and surprisingly spacious attic storage. Conveniently located near Holt schools, parks, shopping, dining, and major highways, this move-in ready home offers affordability, convenience, and outdoor enjoyment all in one package. Don't miss your opportunity to make it yours!

Key facts

• Updated full bath
• First floor laundry
• One level living

Tags

• ALL BRICK BUNGALOW
• ONE LEVEL LIVING
• UPDATED FULL BATH
• BRIGHT EAT IN KITCHEN
• FIRST FLOOR LAUNDRY
• FULLY FENCED YARD

Property features AI

Finance

• Other: Shed(s) on property; Lot approximately 0.22 acres (60 x 161)

Exterior

• Parking: Detached garage (1 garage space) with gravel driveway; garage faces front
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: 100 amp electric service with 220 volts in laundry and circuit breakers; Public sewer; Water connected; Natural gas connected; Electricity connected; Cable available; High-speed internet available
• Home design: Ranch-style home; One story; Home faces south; City street frontage
• Construction: Brick construction; Built in 1952; Shingle roof; Block foundation
• Exterior features: Covered front porch and patio; Private yard with garden; Fire pit; Outdoor lighting; Rain gutters; Few trees, landscaped, level lot; Near public transit; Neighborhood view

Interior

• Kitchen: Disposal; Free-standing gas range; Gas range; Self-cleaning oven; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Eat-in kitchen; High-speed internet available; Laminate countertops; No fireplace; Entry at front door
• Laundry & utility: Washer and dryer hookups on main level; Washer included; Dryer included; Electric dryer hookup; Laundry room in hall/inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $41 ($496/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 $145k (10.9% below list).
• Recommended offer: $145k (10.9% below list) — sets the bar for 1% rule.

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: Holt Senior High School (math 47% / reading 77%, grade B-, #58 of 713 statewide, top 9%, 1,626 students, 45% FRL).
• Zoned-school proficiency averages 62% at this address vs 37% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Holt Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.0%/yr); 79 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y ago 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 $65k; list at $163k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,152 (10.9% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.89% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $191,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1895 Dean Ave	0.25mi	3/1.0 (+1)	1,014 (-1%)	2mo	$203,000	$200	81
1951 Cromwell St	0.35mi	2/1.0	1,080 (+6%)	3mo	$160,000	$148	71
4592 Holt Rd	0.28mi	2/1.0	925 (-9%)	3mo	$167,000	$181	69
1920 Schoolcraft St	0.59mi	2/1.0	995 (-2%)	3mo	$175,000	$176	66
2201 N Aurelius Rd	0.66mi	3/1.0 (+1)	980 (-4%)	2mo	$188,500	$192	56
4395 Rexford Ave	0.71mi	3/1.0 (+1)	1,008 (-1%)	6mo	$143,000	$142	55
1588 Grayfriars Ave	0.62mi	3/1.5 (+1)	1,080 (+6%)	0mo	$209,900	$194	54
1905 Walnut St	0.39mi	3/1.0 (+1)	872 (-14%)	3mo	$164,000	$188	50
4304 Bond Ave	0.67mi	3/1.0 (+1)	960 (-6%)	5mo	$170,000	$177	50
2097 Jefferson St	0.55mi	3/1.0 (+1)	912 (-11%)	6mo	$178,500	$196	47
2201 Bertha St	0.71mi	2/1.0	908 (-11%)	4mo	$180,000	$198	45
1858 Hall St	0.52mi	3/2.0 (+1)	1,120 (+10%)	7mo	$200,000	$179	45

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: -9.2%
• Equity multiple: 0.65×
• Total profit: $-16,087
• Equity at exit: $24,289

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $24,330
• Equity at exit: $14,085

Cash invested: $45,612 (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: 79
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$854
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $41

Break-even live

Break-even rent $1,399

Max offer price $162,900

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $87	+0% $41	+5% $-5	+10% $-51
Rent	-10% $-73	-5% $-16	+0% $41	+5% $99	+10% $156
Rate	-1.0pp $123	-0.5pp $83	base $41	+0.5pp $-1	+1.0pp $-44

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	15d	6	0.59mi
4612 Tolland Ave Unit 4612 Holt, MI	2.0	1.0	927	$1,325	$1.43	15d	1	0.79mi
2294 Main St Holt, MI	2.0	1.0	869	$999	$1.15	15d	1	0.89mi
2342 Aurelius Rd Holt, MI	1.0	1.0	750	$975	$1.30	15d	1	0.93mi
2342 N Aurelius Rd Apt 9 Holt, MI	1.0	1.0	750	$975	$1.30	23d	1	0.93mi
4330 Keller Rd Holt, MI	1.0–2.0	1.0	462	$1,150	$2.49	15d	1	1.00mi
4075 Holt Rd Holt, MI	1.0–3.0	1.0–2.0	1000	$1,064	$1.06	15d	1	1.01mi

Listing history 3 events

1. 2026-06-22
   days on market $162,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1072 chars)

   Welcome home to this charming all-brick bungalow in the heart of Holt! Offering comfortable one-level living, this well-maintained home features 2 bedrooms, an updated full bath, a bright eat-in kitchen, and convenient first-floor laundry. The kitchen comes complete with appliances including a gas range, newer refrigerator, microwave, disposal, washer, and dryer. Step outside and discover a backyard you'll love spending time in. The fully fenced yard is shaded by mature trees and offers plenty of space for gardening, pets, entertaining, or simply relaxing on the covered patio. A firepit area creates the perfect setting for summer evenings with family and friends, while the established garden is already planted and ready to enjoy. Additional features include a detached garage, storageshed, and surprisingly spacious attic storage. Conveniently located near Holt schools, parks, shopping, dining, and major highways, this move-in ready home offers affordability, convenience, and outdoor enjoyment all in one package. Don't miss your opportunity to make it yours!

3. 2026-06-18
   listed $162,900 Active 1 DOM

   Show marketing remark (1072 chars)

   Welcome home to this charming all-brick bungalow in the heart of Holt! Offering comfortable one-level living, this well-maintained home features 2 bedrooms, an updated full bath, a bright eat-in kitchen, and convenient first-floor laundry. The kitchen comes complete with appliances including a gas range, newer refrigerator, microwave, disposal, washer, and dryer. Step outside and discover a backyard you'll love spending time in. The fully fenced yard is shaded by mature trees and offers plenty of space for gardening, pets, entertaining, or simply relaxing on the covered patio. A firepit area creates the perfect setting for summer evenings with family and friends, while the established garden is already planted and ready to enjoy. Additional features include a detached garage, storageshed, and surprisingly spacious attic storage. Conveniently located near Holt schools, parks, shopping, dining, and major highways, this move-in ready home offers affordability, convenience, and outdoor enjoyment all in one package. Don't miss your opportunity to make it yours!

ⓘ 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: $2,199 · $183/mo
• Projected year-2 tax: $2,354 · $196/mo
• Expected delta: +$155/yr (+$13/mo · 7.0%)

ⓘ 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: $17,418
• − Mortgage interest: −$9,125
• − Property taxes: −$2,199
• − Insurance: −$814
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$4,739
• Taxable loss: −$2,246
• Est. tax savings @ 24.0%: +$539
• After-tax cash flow: $1,035/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: 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

+71.7% since first listed

22 events — show timeline

• 2026-06-18 Listed $162,900 Greater Lansing AoR
• 2026-06-18 Listed $162,900 REALCOMP
• 2023-12-04 Listing Removed — REALCOMP
• 2023-11-22 Price Changed $142,000 Greater Lansing AoR
• 2023-11-09 Price Changed $145,000 Greater Lansing AoR
• 2023-09-25 Relisted — Greater Lansing AoR
• 2023-09-25 Pending — Greater Lansing AoR
• 2023-09-25 Listing Removed — Greater Lansing AoR
• 2023-09-15 Price Changed $141,000 Greater Lansing AoR
• 2023-08-04 Listed $142,000 REALCOMP
• 2023-08-04 Listed $142,900 Greater Lansing AoR
• 2015-07-23 Sold (Public Records) $65,000 Public Records
• 2015-07-17 Sold (MLS) $65,000 Greater Lansing AoR
• 2015-07-17 Sold (MLS) $65,000 REALCOMP
• 2015-05-20 Listed $71,675 Greater Lansing AoR
• 2015-05-20 Listed $71,675 REALCOMP
• 2011-03-15 Sold (MLS) $21,125 Greater Lansing AoR
• 2011-01-26 Listed $24,900 Greater Lansing AoR
• 2007-12-31 Listing Removed — Greater Lansing AoR
• 2007-12-03 Listed $89,900 Greater Lansing AoR
• 2007-12-02 Listing Removed — Greater Lansing AoR
• 2007-10-02 Listed $94,900 Greater Lansing AoR

Property tax history

-0.1%/yr

Latest (2025): $2,199 · +0.8% YoY. Source: county tax records.