1020 R G Curtiss Ave · Lansing, MI 48911

$78,000

3 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 20 Days on market

Built 1950 8,712 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1020 R G Curtiss! This ranch style home has a first floor laundry, fenced yard and more! Featuring 3 bedrooms and 1 bathroom and nestled on a dead end street. Seller makes no representations or warranties as to the property condition. EHO (Equal Housing Opportunity). Seller may contribute up to 3% for buyer's closing costs, upon buyer's request. Home will be sold AS IS. HUD Home visit hudhomestore.com and raine.com for more information. ''The Seller is selling this property in ''. As Is'' condition. Seller nor its representatives make any representations or warranties regarding the Property. ''

Key facts

• Fenced yard
• First floor laundry
• Dead end street

Tags

• FIRST FLOOR LAUNDRY
• FENCED YARD
• DEAD END STREET

Property features AI

Exterior

• Parking: No attached garage; No designated parking features listed
• Utilities: Public sewer
• Home design: Ranch-style single-story home; Built in 1950
• Construction: Vinyl siding
• Exterior features: Neighborhood view; Lot dimensions approximately 66 x 132

Interior

• Kitchen: Kitchen (10 x 10); No appliances listed
• Bedrooms: 3 bedrooms (Primary bedroom: 10 x 11; Bedroom 2: 12 x 9; Bedroom 3: 10 x 9)
• Bathrooms: 1 full bath
• Heating & cooling: Forced-air heating; No cooling
• Interior features: No fireplace; Basement: none; 6 total rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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, schools F, 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.
• Market conditions: Rents rising fast (+9.9%/yr); 143 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $539 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.40% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $173,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Brad St	0.07mi	3/1.0	1,212 (+3%)	3mo	$180,000	$149	89
5750 Ashley Dr	0.29mi	3/1.0	1,196 (+2%)	5mo	$189,000	$158	79
5723 Taffy Pkwy	0.38mi	3/1.0	1,094 (-7%)	3mo	$135,000	$123	69
5636 Ellendale Dr	0.59mi	3/1.0	1,140 (-3%)	6mo	$208,900	$183	63
5902 Hilliard Rd	0.44mi	3/1.0	1,060 (-10%)	4mo	$89,000	$84	60
6028 Rolfe Rd	0.52mi	3/2.0	1,217 (+4%)	8mo	$180,000	$148	58
6037 Hughes Rd	0.36mi	3/1.0	1,000 (-15%)	3mo	$71,500	$72	57
910 W Northrup St	0.31mi	3/1.0	1,008 (-14%)	7mo	$195,700	$194	56
1211 Ferley St	0.53mi	3/1.0	1,315 (+12%)	10mo	$160,000	$122	47
218 Raritan Rd	0.62mi	3/1.5	1,307 (+12%)	4mo	$216,500	$166	46
5928 Rolfe Rd	0.51mi	2/1.0 (-1)	1,313 (+12%)	10mo	$166,000	$126	43
501 Bluebell Dr	0.67mi	3/2.0	1,325 (+13%)	7mo	$196,000	$148	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.63×
• Total profit: $13,660
• Equity at exit: $11,630

10-year hold

• IRR: 27.0%
• Equity multiple: 3.96×
• Total profit: $64,608
• Equity at exit: $6,744

Cash invested: $21,840 (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 48911

• Rents YoY: 9.9%
• Active inventory: 143
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $322

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 65%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 Georgetown Blvd Lansing, MI	1.0–2.0	1.0	836	$1,188	$1.42	13d	8	0.81mi
1115 Dorchester Cir Lansing, MI	2.0	1.0	850	$855	$1.01	13d	5	0.92mi
2420 Radford Rd Lansing, MI	2.0	1.0	768	$1,200	$1.56	13d	1	0.97mi
315 E Edgewood Blvd Lansing, MI	2.0	1.0	615	$1,245	$2.02	13d	14	1.00mi
5540 Kaynorth Rd Unit 4 Lansing, MI	2.0	1.0	745	$925	$1.24	43d	1	1.13mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	21d	1	1.21mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	13d	4	1.23mi
814 Louisa St Lansing, MI	2.0	1.0	850	$950	$1.12	13d	2	1.36mi
5521 Joshua St Unit ST-102 Lansing, MI	2.0	1.0	812	$975	$1.20	43d	1	1.39mi
4318 Pleasant Grove Rd Lansing, MI	1.0–3.0	1.0–2.0	722	$1,350	$1.87	13d	1	1.39mi
645 E Jolly Rd Lansing, MI	1.0–2.0	1.0	775	$825	$1.06	43d	1	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $78,000 Active 20 DOM
2. 2026-06-17
   days on market $78,000 Active 19 DOM
3. 2026-06-16
   days on market $78,000 Active 18 DOM
4. 2026-06-15
   days on market $78,000 Active 17 DOM
5. 2026-06-14
   days on market $78,000 Active 15 DOM
6. 2026-06-13
   days on market $78,000 Active 14 DOM
7. 2026-06-10
   days on market $78,000 Active 12 DOM
8. 2026-06-09
   days on market $78,000 Active 11 DOM
9. 2026-06-08
   days on market $78,000 Active 10 DOM
10. 2026-06-07
    days on market $78,000 Active 9 DOM
11. 2026-06-05
    days on market $78,000 Active 6 DOM
12. 2026-06-03
    days on market $78,000 Active 5 DOM
13. 2026-06-02
    days on market $78,000 Active 4 DOM
14. 2026-06-01
    days on market $78,000 Active 3 DOM
15. 2026-05-31
    days on market $78,000 Active 2 DOM
16. 2026-05-30
    remarks 612-char remark
17. 2026-05-30
    listed $78,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,082
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,269
• Taxable income: $2,791
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,197/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): 39,876
• Household income: $56,631
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 2255.0

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 0.70)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 14% Two or more races 10% Asian 8%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -179.62%
• Current HPI: 176.0632
• Rent YoY: ▲ 9.90%
• 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

+340.9% since first listed

26 events — show timeline

• 2026-05-28 Listed $78,000 REALCOMP
• 2026-05-28 Listed $78,000 Greater Lansing AoR
• 2022-05-06 Sold (Public Records) $99,999 Public Records
• 2022-05-04 Sold (MLS) $99,999 REALCOMP
• 2022-05-04 Sold (MLS) $99,999 Greater Lansing AoR
• 2022-03-30 Pending — Greater Lansing AoR
• 2022-01-08 Listed $99,999 REALCOMP
• 2022-01-08 Listed $99,999 Greater Lansing AoR
• 2022-01-05 Listing Removed — REALCOMP
• 2022-01-05 Listing Removed — Greater Lansing AoR
• 2022-01-04 Relisted — Greater Lansing AoR
• 2022-01-04 Listing Removed — Greater Lansing AoR
• 2021-12-08 Listed $105,900 REALCOMP
• 2021-12-08 Listed $105,900 Greater Lansing AoR
• 2021-12-07 Listing Removed — Greater Lansing AoR
• 2021-12-07 Listing Removed — REALCOMP
• 2021-10-28 Price Changed $105,900 Greater Lansing AoR
• 2021-06-05 Listed $109,900 Greater Lansing AoR
• 2021-06-05 Listed $105,900 REALCOMP
• 2021-01-08 Sold (MLS) $52,000 Greater Lansing AoR
• 2021-01-08 Sold (MLS) $52,000 REALCOMP
• 2020-12-21 Pending — REALCOMP
• 2020-11-19 Listed $59,900 Greater Lansing AoR
• 2020-11-19 Listed $59,900 REALCOMP
• 2014-04-24 Sold (MLS) $18,321 Greater Lansing AoR
• 2014-02-20 Listed $17,690 Greater Lansing AoR

Property tax history

+16.0%/yr

Latest (2025): $9,415 · +238.6% YoY. Source: county tax records.