226 Dunlap St · Lansing, MI 48910

$75,000

1 bd · 1.0 ba · 641 sqft · SingleFamily public records · 73 Days on market

Built 1942 5,663 sqft lot $117/sqft · 16% below area Est $90k · 16% 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 +25.4/30.0
• ARV discount +14.8/15.0
• DSCR +8.4/10.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity with charm and efficiency. Welcome to this ranch style 1 bedroom, 1 bathroom home offering a simple, functional layout. This property features a cute mudroom entry, attached garage, and forced air heating for year round comfort. Currently fully rented, providing immediate income for the next investor. The layout is easy to maintain and appeals to long term tenants. Convenient location near shopping, dining, and major roadways. A great opportunity for investors looking for a rental property.

Key facts

• Lansing neighborhood
• Convenient access
• Mudroom

Tags

• MUDROOM
• LANSING NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (+4.7%/yr); 175 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $519 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 + 4.7% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 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 $55k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 6.6

CMA / ARV

• ARV (median comp): $89,522
• List price: $75,000
• Delta: -16.22%
• 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
218 Dunlap St	0.02mi	2/1.0 (+1)	663 (+3%)	3mo	$62,000	$94	86
321 Paris Ave	0.28mi	2/1.0 (+1)	616 (-4%)	2mo	$82,500	$134	74
108 Dunlap St	0.08mi	2/1.0 (+1)	720 (+12%)	0mo	$79,000	$110	70
3115 Tenny St	0.10mi	2/1.0 (+1)	720 (+12%)	0mo	$130,000	$181	70
318 E Greenlawn Ave	0.34mi	2/1.0 (+1)	580 (-10%)	1mo	$86,000	$148	63
2313 S Rundle Ave	0.57mi	2/1.0 (+1)	664 (+4%)	1mo	$118,500	$178	62
2302 Maplewood Ave	0.46mi	2/1.0 (+1)	696 (+9%)	4mo	$120,000	$172	56
2011 Osband Ave	0.62mi	2/1.0 (+1)	668 (+4%)	6mo	$55,000	$82	54
511 W Mount Hope Ave	0.68mi	2/1.0 (+1)	600 (-6%)	6mo	$70,000	$117	48
630 E Greenlawn Ave	0.63mi	2/1.0 (+1)	717 (+12%)	1mo	$160,000	$223	45
612 W Mount Hope Ave	0.73mi	2/1.0 (+1)	699 (+9%)	1mo	$51,000	$73	45
532 Hunter Blvd	0.73mi	2/1.0 (+1)	703 (+10%)	5mo	$130,000	$185	41

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $567
• Equity at exit: $11,183

10-year hold

• IRR: 12.1%
• Equity multiple: 2.04×
• Total profit: $21,893
• Equity at exit: $6,485

Cash invested: $21,000 (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 48910

• Rents YoY: 4.7%
• Active inventory: 175
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $943 high
• Mortgage (P&I): −$393
• Tax from tax record: −$148 /mo · $1,770/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $173

Break-even live

Break-even rent $724

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $216	-5% $194	+0% $173	+5% $152	+10% $131
Rent	-10% $99	-5% $136	+0% $173	+5% $210	+10% $248
Rate	-1.0pp $211	-0.5pp $192	base $173	+0.5pp $154	+1.0pp $134

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$775	$1.07	45d	1	0.23mi
3515 Bergman Ave Lansing, MI	2.0	1.0	640	$1,195	$1.87	22d	1	0.50mi
3533 Bergman Ave Lansing, MI	2.0	1.0	500	$900	$1.80	22d	1	0.52mi
3529 Bergman Ave Unit Bergman 3533 Lansing, MI	2.0	1.0	500	$900	$1.80	22d	1	0.53mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	45d	1	0.54mi
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	45d	1	0.76mi
3716 Homewood Ave Lansing, MI	2.0	1.0	692	$1,300	$1.88	22d	1	0.92mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	15d	1	0.92mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$750	$0.97	22d	1	0.95mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$750	$0.97	15d	4	0.96mi
4215 Glenwood Ave Apt 1 Lansing, MI	—	1.0	600	$625	$1.04	45d	1	1.15mi
4620 S Martin Luther King Junior Blvd Lansing, MI	—	1.0	400	$675	$1.69	15d	5	1.22mi
1424 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$915	$1.31	45d	1	1.33mi
1420 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$750	$1.07	22d	3	1.35mi
645 E Jolly Rd Lansing, MI	1.0–2.0	1.0	775	$700	$0.90	45d	1	1.41mi
2114 Ferrol St Unit 1 Lansing, MI	2.0	1.0	700	$950	$1.36	22d	1	1.42mi
3334 Pleasant Grove Rd Unit 19 Lansing, MI	2.0	1.0	700	$999	$1.43	15d	1	1.44mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$945	$1.05	15d	1	1.50mi

Listing history 24 events

1. 2026-06-21
   days on market $75,000 Active 73 DOM
2. 2026-06-18
   days on market $75,000 Active 70 DOM
3. 2026-06-17
   days on market $75,000 Active 69 DOM
4. 2026-06-16
   days on market $75,000 Active 68 DOM
5. 2026-06-15
   days on market $75,000 Active 67 DOM
6. 2026-06-14
   days on market $75,000 Active 65 DOM
7. 2026-06-13
   days on market $75,000 Active 64 DOM
8. 2026-06-10
   days on market $75,000 Active 62 DOM
9. 2026-06-09
   days on market $75,000 Active 61 DOM
10. 2026-06-08
    days on market $75,000 Active 60 DOM
11. 2026-06-07
    days on market $75,000 Active 59 DOM
12. 2026-06-05
    days on market $75,000 Active 56 DOM
13. 2026-06-03
    days on market $75,000 Active 55 DOM
14. 2026-06-02
    days on market $75,000 Active 54 DOM
15. 2026-06-01
    days on market $75,000 Active 53 DOM
16. 2026-05-31
    days on market $75,000 Active 52 DOM
17. 2026-05-30
    days on market $75,000 Active 51 DOM
18. 2026-04-09
    listed $75,000 Active 518-char remark

    Show marketing remark (521 chars)

    Investment opportunity with charm and efficiency. Welcome to this ranch style 1 bedroom, 1 bathroom home offering a simple, functional layout. This property features a cute mudroom entry, attached garage, and forced air heating for year round comfort. Currently fully rented, providing immediate income for the next investor. The layout is easy to maintain and appeals to long term tenants. Convenient location near shopping, dining, and major roadways. A great opportunity for investors looking for a rental property.

19. 2026-04-09
    listed $75,000 Active 521-char remark

    Show marketing remark (521 chars)

    Investment opportunity with charm and efficiency. Welcome to this ranch style 1 bedroom, 1 bathroom home offering a simple, functional layout. This property features a cute mudroom entry, attached garage, and forced air heating for year round comfort. Currently fully rented, providing immediate income for the next investor. The layout is easy to maintain and appeals to long term tenants. Convenient location near shopping, dining, and major roadways. A great opportunity for investors looking for a rental property.

20. 2026-04-09
    listed $75,000 Active

    Show marketing remark (521 chars)

    Investment opportunity with charm and efficiency. Welcome to this ranch style 1 bedroom, 1 bathroom home offering a simple, functional layout. This property features a cute mudroom entry, attached garage, and forced air heating for year round comfort. Currently fully rented, providing immediate income for the next investor. The layout is easy to maintain and appeals to long term tenants. Convenient location near shopping, dining, and major roadways. A great opportunity for investors looking for a rental property.

21. 2009-01-19
    historical
22. 2008-11-28
    listed $16,700
23. 2005-10-07
    soldstatus $55,000
24. 2002-01-15
    soldstatus $42,000

ⓘ 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: $1,770 · $148/mo
• Projected year-2 tax: $1,770 · $148/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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $11,319
• − Mortgage interest: −$4,201
• − Property taxes: −$1,770
• − Insurance: −$375
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,182
• Taxable income: $979
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $1,842/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): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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 0.62)
• Race & ethnicity: White 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+78.6% since first listed

7 events — show timeline

• 2026-04-09 Listed $75,000 REALCOMP
• 2026-04-09 Listed $75,000 MiRealSource-MiMLS
• 2026-04-09 Listed $75,000 SW Michigan MLS
• 2009-01-19 Listing Removed — Greater Lansing AoR
• 2008-11-28 Listed $16,700 Greater Lansing AoR
• 2005-10-07 Sold (Public Records) $55,000 Public Records
• 2002-01-15 Sold (Public Records) $42,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,770 · +2.9% YoY. Source: county tax records.