3363 Buckthorn Cir · Jackson, MI 49201

$74,500

3 bd · 2.0 ba · 1,568 sqft · Other · 81 Days on market

Built 1997 Good condition ↓ 4% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come live at Walnut Ridge! This beautiful 1997 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. Many features of this home have been updated including a new furnace in 2024, water heater in 2021 and the roof is only 10 years old. Situated on an oversized, perimeter lot the beautiful landscaping creates an outdoor oasis to relax and watch wildlife. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

Key facts

• New furnace
• Water heater
• Gym

Tags

• NEW FURNACE
• WATER HEATER
• OVERSIZED LOT
• GYM
• POOL
• PLAYGROUND

Property features AI

Finance

• HOA & community: Association with clubhouse, fitness center, meeting room, pool, and tennis courts; Pets allowed

Exterior

• Utilities: Public water; Natural gas connected; Natural gas water heater
• Home design: Residential property; Other architectural style; Facing direction not specified
• Construction: Built in 1997; Vinyl siding exterior; Shingle roof; Foundation type not specified
• Exterior features: Wooded lot; Leased land; Cul-de-sac lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Eat-in kitchen; 9 total rooms; Basement (other)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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.
• 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.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 1 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 $515 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 + 8.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Recommended offer $70,030 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.90% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.64%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.62×
• Total profit: $33,775
• Equity at exit: $11,108

10-year hold

• IRR: 45.0%
• Equity multiple: 6.41×
• Total profit: $112,894
• Equity at exit: $6,441

Cash invested: $20,860 (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: 362
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,118/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $602

Break-even live

Break-even rent $652

Max offer price $74,500

Occupancy floor 52%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.19mi

Listing history 28 events

1. 2026-06-19
   days on market $74,500 Active 81 DOM
2. 2026-06-18
   days on market $74,500 Active 80 DOM
3. 2026-06-17
   days on market $74,500 Active 79 DOM
4. 2026-06-16
   days on market $74,500 Active 78 DOM
5. 2026-06-15
   days on market $74,500 Active 77 DOM
6. 2026-06-14
   days on market $74,500 Active 75 DOM
7. 2026-06-13
   days on market $74,500 Active 74 DOM
8. 2026-06-10
   days on market $74,500 Active 72 DOM
9. 2026-06-09
   days on market $74,500 Active 71 DOM
10. 2026-06-08
    days on market $74,500 Active 70 DOM
11. 2026-06-07
    days on market $74,500 Active 69 DOM
12. 2026-06-05
    days on market $74,500 Active 66 DOM
13. 2026-06-03
    days on market $74,500 Active 65 DOM
14. 2026-06-02
    days on market $74,500 Active 64 DOM
15. 2026-06-01
    days on market $74,500 Active 63 DOM
16. 2026-05-31
    days on market $74,500 Active 62 DOM
17. 2026-05-30
    days on market $74,500 Active 61 DOM
18. 2026-03-30
    listed $74,500 Active 723-char remark

    Show marketing remark (723 chars)

    Come live at Walnut Ridge! This beautiful 1997 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. Many features of this home have been updated including a new furnace in 2024, water heater in 2021 and the roof is only 10 years old. Situated on an oversized, perimeter lot the beautiful landscaping creates an outdoor oasis to relax and watch wildlife. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

19. 2026-03-30
    listed $74,500 Active 723-char remark

    Show marketing remark (723 chars)

    Come live at Walnut Ridge! This beautiful 1997 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. Many features of this home have been updated including a new furnace in 2024, water heater in 2021 and the roof is only 10 years old. Situated on an oversized, perimeter lot the beautiful landscaping creates an outdoor oasis to relax and watch wildlife. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

20. 2026-03-30
    listed $74,500 Active

    Show marketing remark (723 chars)

    Come live at Walnut Ridge! This beautiful 1997 home offers three bedrooms and two bathrooms in a quiet, peaceful neighborhood. Many features of this home have been updated including a new furnace in 2024, water heater in 2021 and the roof is only 10 years old. Situated on an oversized, perimeter lot the beautiful landscaping creates an outdoor oasis to relax and watch wildlife. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

21. 2026-03-25
    historical
22. 2026-03-24
    historical
23. 2025-10-31
    status Active
24. 2025-10-31
    status Active
25. 2025-10-22
    historical Active Under Contract
26. 2025-10-22
    historical Keep Showing-Contgcy Appl
27. 2025-09-25
    listed $78,000 Active
28. 2025-09-24
    listed $78,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $16,968
• − Mortgage interest: −$4,173
• − Property taxes: −$1,118
• − Insurance: −$372
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$2,167
• Taxable income: $6,422
• Est. tax owed @ 24.0%: −$1,541
• After-tax cash flow: $5,685/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 1997 home offers three bedrooms and two bathrooms in a quiet neighborhood. It has been well-maintained with recent updates to the HVAC and roof. The exterior and landscaping are in good condition, making it a great investment.

Repairs flagged

• Minor landscaping — some areas need trimming
• Minor furniture — some items need cleaning

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental landscaping — attracts tenants
• Both furniture — improves living space and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · some areas need trimming	Minor	$500–3,000
furniture · some items need cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental landscaping — attracts tenants ↑
• Both furniture — improves living space and aesthetics ↑

ⓘ 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

Price history

-4.5% since first listed

11 events — show timeline

• 2026-03-30 Listed $74,500 SW Michigan MLS
• 2026-03-30 Listed $74,500 REALCOMP
• 2026-03-30 Listed $74,500 MiRealSource-MiMLS
• 2026-03-25 Listing Removed — MiRealSource-MiMLS
• 2026-03-24 Listing Removed — REALCOMP
• 2025-10-31 Relisted — MiRealSource-MiMLS
• 2025-10-31 Relisted — REALCOMP
• 2025-10-22 Contingent — REALCOMP
• 2025-10-22 Contingent — MiRealSource-MiMLS
• 2025-09-25 Listed $78,000 REALCOMP
• 2025-09-24 Listed $78,000 MiRealSource-MiMLS

Property tax history

+3.6%/yr

Latest (2025): $33 · -44.2% YoY. Source: county tax records.