3137 Lansing Rd · Potterville, MI 48813

$59,900

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 6 Days on market

Built 1945 0.38 ac 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 +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert - Cash Flow Special! Don't miss this quaint 1-bedroom, 1-bath ranch that makes a great long-term rental investment. This charming home offers a practical layout, low-maintenance footprint, and strong potential for consistent rental income. Ideal for investors looking to add a cash-flowing property to their portfolio or for someone seeking an affordable investment property with upside. Small, simple, and built for steady returns.

Key facts

• 0.38 acre lot
• Built 1945
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $60k).
• Cap rate 11.0% vs local median 1.6% in Potterville — 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 71/100 on livability (#271 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Potterville Public Schools (rural): math 20% / reading 39% proficiency, ranked #359 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 98 active listings in the ZIP; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1945 — 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. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $5,381
• Equity at exit: $8,931

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $24,127
• Equity at exit: $5,179

Cash invested: $16,772 (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 48813

• Active inventory: 98
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $237

Break-even live

Break-even rent $509

Max offer price $59,900

Occupancy floor 66%

Sensitivity live

Price	-10% $271	-5% $254	+0% $237	+5% $220	+10% $203
Rent	-10% $173	-5% $205	+0% $237	+5% $269	+10% $301
Rate	-1.0pp $267	-0.5pp $252	base $237	+0.5pp $221	+1.0pp $205

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   soldstatus $55,000
2. 2026-04-16
   status Pending 448-char remark

   Show marketing remark (448 chars)

   Investor Alert - Cash Flow Special! Don't miss this quaint 1-bedroom, 1-bath ranch that makes a great long-term rental investment. This charming home offers a practical layout, low-maintenance footprint, and strong potential for consistent rental income. Ideal for investors looking to add a cash-flowing property to their portfolio or for someone seeking an affordable investment property with upside. Small, simple, and built for steady returns.

3. 2026-04-16
   status Pending

   Show marketing remark (448 chars)

   Investor Alert - Cash Flow Special! Don't miss this quaint 1-bedroom, 1-bath ranch that makes a great long-term rental investment. This charming home offers a practical layout, low-maintenance footprint, and strong potential for consistent rental income. Ideal for investors looking to add a cash-flowing property to their portfolio or for someone seeking an affordable investment property with upside. Small, simple, and built for steady returns.

4. 2026-04-10
   listed $59,900 Active 448-char remark

   Show marketing remark (448 chars)

   Investor Alert - Cash Flow Special! Don't miss this quaint 1-bedroom, 1-bath ranch that makes a great long-term rental investment. This charming home offers a practical layout, low-maintenance footprint, and strong potential for consistent rental income. Ideal for investors looking to add a cash-flowing property to their portfolio or for someone seeking an affordable investment property with upside. Small, simple, and built for steady returns.

5. 2026-04-10
   listed $59,900 Active

   Show marketing remark (448 chars)

   Investor Alert - Cash Flow Special! Don't miss this quaint 1-bedroom, 1-bath ranch that makes a great long-term rental investment. This charming home offers a practical layout, low-maintenance footprint, and strong potential for consistent rental income. Ideal for investors looking to add a cash-flowing property to their portfolio or for someone seeking an affordable investment property with upside. Small, simple, and built for steady returns.

6. 1997-03-03
   soldstatus $30,000

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$82/yr (+$7/mo · 10.8%)

ⓘ 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 ≥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: $9,708
• − Mortgage interest: −$3,355
• − Property taxes: −$759
• − Insurance: −$300
• − Repairs & maintenance: −$777
• − Management: −$777
• − Depreciation: −$1,743
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,362/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: Potterville Public Schools
• NCES district ID: 2629160
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $51,786
• Composite: 25.89/100
• National rank: #7341
• State rank: #359 of 540 in MI

Livability — Potterville

• Score: 71/100
• State rank: #271
• US rank: #6739

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,263

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.48%
• Current HPI: 183.0171
• Rent YoY: —
• Metro: —
• 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

+83.3% since first listed

6 events — show timeline

• 2026-05-13 Sold (Public Records) $55,000 Public Records
• 2026-04-16 Pending — REALCOMP
• 2026-04-16 Pending — Greater Lansing AoR
• 2026-04-10 Listed $59,900 REALCOMP
• 2026-04-10 Listed $59,900 Greater Lansing AoR
• 1997-03-03 Sold (Public Records) $30,000 Public Records

Property tax history

-4.7%/yr

Latest (2025): $759 · -50.4% YoY. Source: county tax records.