1205 E Ganson St · Jackson, MI 49201

$109,700

3 bd · 1.0 ba · 1,808 sqft · SingleFamily · 103 Days on market

Built 1912 8,712 sqft lot $61/sqft · 22% below area Est $140k · 22% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.4/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step Back in Time w/ this charming older Home. Experience the warmth & character of this beautiful older home, featuring original woodwork throughout & stunning hardwood floors with unique detailing--just waiting to be lovingly refinished. The spacious living room showcases a cozy fireplace & hardwood floors, with elegant French doors leading into a formal dining room--ideal for entertaining. The generously sized kitchen offers ample space and endless potential for your personal touch. Upstairs, you'll find three large bedrooms, all with original hardwood floors, and a full bath. The attic provides additional storage or the opportunity to create a large bonus room. A full basement also offers excellent storage space. Outside, a 2-car detached garage adds convenience. Large back deck.

Key facts

• Attic storage
• French doors
• Cozy fireplace

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• COZY FIREPLACE
• FRENCH DOORS
• GENEROUSLY SIZED KITCHEN
• ATTIC STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Jackson Public Schools (urban): math 15% / reading 28% proficiency, ranked #458 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 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 $758 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,827 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.34% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (median comp): $140,134
• List price: $109,700
• Delta: -21.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Ellery Ave	0.19mi	3/1.0	1,780 (-2%)	10mo	$135,000	$76	80
1208 Burr St	0.03mi	3/1.5	1,600 (-12%)	9mo	$149,900	$94	70
305 N Elm Ave	0.37mi	2/1.0 (-1)	1,756 (-3%)	8mo	$60,000	$34	67
209 N Pleasant St	0.50mi	4/2.0 (+1)	1,900 (+5%)	1mo	$149,900	$79	58
730 N Waterloo St	0.35mi	4/2.0 (+1)	1,660 (-8%)	4mo	$13,500	$8	58
613 Homewild Ave	0.49mi	3/2.0	1,920 (+6%)	7mo	$169,900	$88	57
1506 Pringle Ave	0.59mi	3/2.0	1,638 (-9%)	2mo	$190,000	$116	51
902 Fleming Ave	0.58mi	4/1.0 (+1)	1,665 (-8%)	5mo	$120,000	$72	50
1915 E Ganson St	0.59mi	4/1.0 (+1)	1,566 (-13%)	3mo	$97,000	$62	43
115 N Gorham St	0.62mi	3/2.0	1,616 (-11%)	10mo	$165,000	$102	41
315 E Trail St	0.61mi	2/3.0 (-1)	1,646 (-9%)	3mo	$185,000	$112	41
2108 Tyson St	0.73mi	4/2.0 (+1)	2,044 (+13%)	10mo	$150,000	$73	27

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: 7.5%
• Equity multiple: 1.31×
• Total profit: $9,558
• Equity at exit: $16,357

10-year hold

• IRR: 21.0%
• Equity multiple: 3.25×
• Total profit: $69,006
• Equity at exit: $9,485

Cash invested: $30,716 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$575
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $306

Break-even live

Break-even rent $1,077

Max offer price $109,700

Occupancy floor 74%

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: $27,425
• Closing costs: $3,291
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-31
   days on market $109,700 Active 103 DOM
2. 2026-05-30
   days on market $109,700 Active 102 DOM
3. 2026-02-18
   listed $109,700 Active 812-char remark

   Show marketing remark (812 chars)

   Step Back in Time w/ this charming older Home. Experience the warmth & character of this beautiful older home, featuring original woodwork throughout & stunning hardwood floors with unique detailing--just waiting to be lovingly refinished. The spacious living room showcases a cozy fireplace & hardwood floors, with elegant French doors leading into a formal dining room--ideal for entertaining. The generously sized kitchen offers ample space and endless potential for your personal touch. Upstairs, you'll find three large bedrooms, all with original hardwood floors, and a full bath. The attic provides additional storage or the opportunity to create a large bonus room. A full basement also offers excellent storage space. Outside, a 2-car detached garage adds convenience. Large back deck.

4. 2026-02-17
   listed $109,700 Active 812-char remark

   Show marketing remark (812 chars)

   Step Back in Time w/ this charming older Home. Experience the warmth & character of this beautiful older home, featuring original woodwork throughout & stunning hardwood floors with unique detailing--just waiting to be lovingly refinished. The spacious living room showcases a cozy fireplace & hardwood floors, with elegant French doors leading into a formal dining room--ideal for entertaining. The generously sized kitchen offers ample space and endless potential for your personal touch. Upstairs, you'll find three large bedrooms, all with original hardwood floors, and a full bath. The attic provides additional storage or the opportunity to create a large bonus room. A full basement also offers excellent storage space. Outside, a 2-car detached garage adds convenience. Large back deck.

5. 2026-02-17
   listed $109,700 Active

   Show marketing remark (812 chars)

   Step Back in Time w/ this charming older Home. Experience the warmth & character of this beautiful older home, featuring original woodwork throughout & stunning hardwood floors with unique detailing--just waiting to be lovingly refinished. The spacious living room showcases a cozy fireplace & hardwood floors, with elegant French doors leading into a formal dining room--ideal for entertaining. The generously sized kitchen offers ample space and endless potential for your personal touch. Upstairs, you'll find three large bedrooms, all with original hardwood floors, and a full bath. The attic provides additional storage or the opportunity to create a large bonus room. A full basement also offers excellent storage space. Outside, a 2-car detached garage adds convenience. Large back deck.

6. 2025-11-01
   historical
7. 2025-10-31
   historical
8. 2025-08-30
   price $125,000
9. 2025-08-30
   price $125,000
10. 2025-08-30
    price $125,000
11. 2025-08-02
    listed $135,000 Active
12. 2025-08-02
    listed $135,000 Active
13. 2025-07-29
    historical
14. 2008-10-13
    soldstatus $90,000
15. 2008-10-03
    soldstatus $90,000
16. 2008-10-03
    soldstatus $90,000
17. 2008-10-03
    soldstatus $90,000
18. 2008-09-22
    listed $89,900
19. 2008-09-22
    listed $89,900
20. 2008-09-22
    listed $89,900
21. 2008-09-22
    historical

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $17,579
• − Mortgage interest: −$6,145
• − Property taxes: −$2,760
• − Insurance: −$548
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,191
• Taxable income: $2,123
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,167/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: Jackson Public Schools
• NCES district ID: 2619620
• Math proficiency: 15% ▼ -6.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,344
• Composite: 17.99/100
• National rank: #8986
• State rank: #458 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

• Census place: Jackson, MI
• 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

+22.0% since first listed

19 events — show timeline

• 2026-02-18 Listed $109,700 REALCOMP
• 2026-02-17 Listed $109,700 SW Michigan MLS
• 2026-02-17 Listed $109,700 MiRealSource-MiMLS
• 2025-11-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-31 Listing Removed — REALCOMP
• 2025-08-30 Price Changed $125,000 MiRealSource-MiMLS
• 2025-08-30 Price Changed $125,000 REALCOMP
• 2025-08-30 Price Changed $125,000 SW Michigan MLS
• 2025-08-02 Listed $135,000 REALCOMP
• 2025-08-02 Listed $135,000 MiRealSource-MiMLS
• 2025-07-29 Coming Soon — MiRealSource-MiMLS
• 2008-10-13 Sold (Public Records) $90,000 Public Records
• 2008-10-03 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2008-10-03 Sold (MLS) $90,000 REALCOMP
• 2008-10-03 Sold (MLS) $90,000 SW Michigan MLS
• 2008-09-22 Listing Removed — MiRealSource-MiMLS
• 2008-09-22 Listed $89,900 MiRealSource-MiMLS
• 2008-09-22 Listed $89,900 REALCOMP
• 2008-09-22 Listed $89,900 SW Michigan MLS

Property tax history

+6.6%/yr

Latest (2025): $2,760 · -29.1% YoY. Source: county tax records.