4264 N Kim Rye Ln · Delhi, MI 48842

$225,000

3 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 1 Days on market

Built 1977 9,147 sqft lot Est $240k · 6% under

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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 +16.2/30.0
• ARV discount +10.4/15.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• 1% rule +4.3/10.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of updating has been completed in this home. Newer appliances & flooring in kitchen; cupboards painted; newly installed tile backsplash. Newer carpet in bedrooms. Lower level has a family room with woodburning fireplace and an office; both have newer carpet. Lots of storage in basement; basement has had a B-dry system installed. Large front deck; cul-de-sac location.

Key facts

• Quiet cul-de-sac
• Attached garage
• Corner lot

Tags

• CORNER LOT
• QUIET CUL-DE-SAC
• PARTIALLY FINISHED BASEMENT
• RADON MITIGATION SYSTEM
• LOW-MAINTENANCE COMPOSITE DECK
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $118 ($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 $209k (7.2% below list).
• Recommended offer: $209k (7.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: Rents rising fast (+8.0%/yr); 75 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago; this cycle's ask is 80% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $131k; list at $225k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $208,721 (7.2% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4327 Keller Rd	0.18mi	2/2.0 (-1)	1,646 (+6%)	3mo	$240,000	$146	71
4519 Spahr Ave	0.55mi	3/2.0	1,524 (-2%)	0mo	$234,000	$154	66
4335 Norway St	0.41mi	3/2.5	1,625 (+4%)	6mo	$324,900	$200	63
4348 Norway St	0.44mi	3/2.5	1,669 (+7%)	4mo	$328,000	$197	58
4314 Ringneck Ln	0.20mi	3/2.5	1,755 (+12%)	7mo	$339,900	$194	58
4439 Keller Rd	0.36mi	4/1.0 (+1)	1,344 (-14%)	1mo	$235,000	$175	54
2189 N Aurelius Rd	0.54mi	3/1.0	1,702 (+9%)	7mo	$215,000	$126	54
4345 Keelson Dr	0.65mi	3/2.0	1,462 (-6%)	4mo	$295,000	$202	52
4190 Greenwood Ave	0.57mi	3/2.0	1,671 (+7%)	8mo	$225,000	$135	51
2111 Cedar St	0.48mi	4/1.5 (+1)	1,690 (+8%)	9mo	$130,000	$77	49
7011 Aurelius Rd	0.64mi	3/1.0	1,384 (-11%)	4mo	$165,000	$119	48
4461 Holt Rd	0.75mi	4/2.0 (+1)	1,367 (-12%)	1mo	$210,000	$154	35

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-17,877
• Equity at exit: $33,548

10-year hold

• IRR: 7.6%
• Equity multiple: 1.70×
• Total profit: $44,407
• Equity at exit: $19,454

Cash invested: $63,000 (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: 75
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$257 /mo · $3,083/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $118

Break-even live

Break-even rent $1,937

Max offer price $225,000

Occupancy floor 89%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	13d	6	0.54mi
4075 Holt Rd Holt, MI	1.0–3.0	1.0–2.0	1000	$1,239	$1.24	13d	1	0.90mi
3879 Lone Pne Holt, MI	1.0–2.0	1.0–2.0	1148	$2,322	$2.02	21d	1	1.03mi
6158 N Aurelius Rd Lansing, MI	4.0	3.0	1641	$2,495	$1.52	21d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $225,000 Coming Soon 1 DOM

ⓘ 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: $3,083 · $257/mo
• Projected year-2 tax: $3,274 · $273/mo
• Expected delta: +$191/yr (+$16/mo · 6.2%)

ⓘ 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 ≥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: $25,047
• − Mortgage interest: −$12,603
• − Property taxes: −$3,083
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$6,545
• Taxable loss: −$2,318
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,976/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

+74.6% since first listed

12 events — show timeline

• 2026-06-18 Coming Soon $225,000 Greater Lansing AoR
• 2017-03-30 Sold (Public Records) $131,000 Public Records
• 2017-03-24 Sold (MLS) $131,000 Greater Lansing AoR
• 2017-03-24 Sold (MLS) $131,000 REALCOMP
• 2016-12-08 Listed $124,900 Greater Lansing AoR
• 2016-12-08 Listed $124,900 REALCOMP
• 2013-12-10 Listing Removed — Greater Lansing AoR
• 2013-12-06 Listed $129,900 Greater Lansing AoR
• 2006-10-07 Listing Removed — Greater Lansing AoR
• 2006-07-07 Listed $145,000 Greater Lansing AoR
• 2004-02-03 Sold (Public Records) $125,000 Public Records
• 2001-08-10 Sold (Public Records) $128,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,083 · +3.3% YoY. Source: county tax records.