3636 Coachlight Common St · Lansing, MI 48911

$99,900

3 bd · 1.5 ba · 1,550 sqft · SingleFamily public records · 6 Days on market

Built 1968 6,969 sqft lot Est $198k · 50% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 3636 Coach light Commons, Lansing Mi. . This is a open nice ranch home with 3 bedrooms, 1.5 baths, attached 2 car garage, 2 living rooms and a fireplace. Attached garage with door opener and a side access door. Double slider glass doors on the rear and great curb appeal on the front. Nice open kitchen with breakfast bar and appliances in AS-IS condition. Big back yard with patio, shed, views of the the back yard and room for kids and pets. Full basement is ready to finish with a 1/2 bath. This Ranch home has tons of updates from a home fire years ago. Home is missing flooring, needs updating and TLC. Home is an estate, no disclosures. There is no water or gas on at the property and has been off most of the winter. . All plumbing and conditions are unknown. .Home sold AS-IS/ WHERE IS. . Cash only due to unknown plumbing, condition and lack of flooring.

Key facts

• Open ranch home
• Attached garage
• Big back yard

Tags

• OPEN RANCH HOME
• ATTACHED GARAGE
• DOUBLE SLIDER GLASS DOORS
• BIG BACK YARD
• FULL BASEMENT

Property features AI

Finance

• HOA & community: Community amenities include curbs, sidewalks, street lights, park and playground

Exterior

• Parking: Attached garage; Driveway; Garage door opener; Garage faces front; Paved parking
• Utilities: 100 Amp electric service
• Home design: Single-story home (one level); Built in 1968; Road frontage on a city street
• Construction: Vinyl siding; Shingle roof; Block foundation; Includes a shed
• Exterior features: Back yard; City lot; Private setting; Near public transit; Views; Patio; Community curbs, sidewalks, street lights, park and playground; No fencing

Interior

• Kitchen: Refrigerator; Eat-in kitchen with breakfast bar
• Bedrooms: 3 bedrooms (Primary bedroom on main level)
• Flooring: Carpet; Combination flooring; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Double closets; Eat-in kitchen; Laminate countertops; Primary bedroom on main level; Wood-burning fireplace in the living room (1 total)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 11.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 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.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1968 — 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: 1.54% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $198,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3400 Radford Dr	0.20mi	3/1.0	1,632 (+5%)	9mo	$158,000	$97	72
5701 Granary Ln	0.27mi	3/2.0	1,450 (-6%)	13mo	$233,000	$161	64
2961 S Waverly Hwy	0.32mi	4/1.5 (+1)	1,404 (-9%)	1mo	$129,100	$92	63
5838 Wise Rd	0.38mi	3/1.5	1,560 (+1%)	22mo	$199,900	$128	63
2923 Newark Ave	0.47mi	3/2.0	1,661 (+7%)	5mo	$202,000	$122	60
4111 Bridgeport Dr	0.41mi	3/1.5	1,430 (-8%)	11mo	$221,000	$155	59
5901 Rockingham Dr	0.36mi	4/2.0 (+1)	1,519 (-2%)	20mo	$220,000	$145	56
3405 Swanee Dr	0.50mi	3/1.5	1,680 (+8%)	8mo	$195,000	$116	56
4015 Bridgeport Dr	0.30mi	3/1.5	1,340 (-14%)	12mo	$205,000	$153	53
5226 Wexford Rd	0.61mi	3/1.5	1,479 (-5%)	21mo	$190,000	$128	46
5401 Catalpa Dr	0.55mi	4/1.5 (+1)	1,372 (-12%)	10mo	$186,000	$136	42
2516 Bliesner St	0.66mi	2/1.5 (-1)	1,436 (-7%)	20mo	$110,150	$77	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: 16.9%
• Equity multiple: 1.73×
• Total profit: $20,392
• Equity at exit: $14,895

10-year hold

• IRR: 29.1%
• Equity multiple: 4.27×
• Total profit: $91,564
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$524
• Tax from tax record: −$203 /mo · $2,435/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $446

Break-even live

Break-even rent $973

Max offer price $99,900

Occupancy floor 66%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3021 Midwood St Lansing, MI	4.0	2.0	2060	$2,495	$1.21	43d	1	0.79mi
4245 W Jolly Rd Lansing, MI	3.0	2.0	1216	$1,199	$0.99	13d	1	0.81mi
6125 Kenbrook Rd Lansing, MI	3.0	1.5	2150	$1,450	$0.67	13d	1	0.87mi
2700 Eaton Rapids Rd Lansing, MI	3.0	2.0	1136	$1,304	$1.15	13d	1	1.02mi
4106 Stillwell Ave Lansing, MI	3.0	1.5	1127	$2,100	$1.86	21d	1	1.36mi
2612 Fielding Dr Lansing, MI	2.0	1.0	1100	$1,095	$1.00	43d	1	1.46mi

Listing history 6 events

1. 2026-04-13
   status Pending 875-char remark

   Show marketing remark (875 chars)

   Welcome to 3636 Coach light Commons, Lansing Mi. . This is a open nice ranch home with 3 bedrooms, 1.5 baths, attached 2 car garage, 2 living rooms and a fireplace. Attached garage with door opener and a side access door. Double slider glass doors on the rear and great curb appeal on the front. Nice open kitchen with breakfast bar and appliances in AS-IS condition. Big back yard with patio, shed, views of the the back yard and room for kids and pets. Full basement is ready to finish with a 1/2 bath. This Ranch home has tons of updates from a home fire years ago. Home is missing flooring, needs updating and TLC. Home is an estate, no disclosures. There is no water or gas on at the property and has been off most of the winter. . All plumbing and conditions are unknown. .Home sold AS-IS/ WHERE IS. . Cash only due to unknown plumbing, condition and lack of flooring.

2. 2026-04-13
   status Pending

   Show marketing remark (875 chars)

   Welcome to 3636 Coach light Commons, Lansing Mi. . This is a open nice ranch home with 3 bedrooms, 1.5 baths, attached 2 car garage, 2 living rooms and a fireplace. Attached garage with door opener and a side access door. Double slider glass doors on the rear and great curb appeal on the front. Nice open kitchen with breakfast bar and appliances in AS-IS condition. Big back yard with patio, shed, views of the the back yard and room for kids and pets. Full basement is ready to finish with a 1/2 bath. This Ranch home has tons of updates from a home fire years ago. Home is missing flooring, needs updating and TLC. Home is an estate, no disclosures. There is no water or gas on at the property and has been off most of the winter. . All plumbing and conditions are unknown. .Home sold AS-IS/ WHERE IS. . Cash only due to unknown plumbing, condition and lack of flooring.

3. 2026-04-10
   historical Active Under Contract 875-char remark

   Show marketing remark (875 chars)

   Welcome to 3636 Coach light Commons, Lansing Mi. . This is a open nice ranch home with 3 bedrooms, 1.5 baths, attached 2 car garage, 2 living rooms and a fireplace. Attached garage with door opener and a side access door. Double slider glass doors on the rear and great curb appeal on the front. Nice open kitchen with breakfast bar and appliances in AS-IS condition. Big back yard with patio, shed, views of the the back yard and room for kids and pets. Full basement is ready to finish with a 1/2 bath. This Ranch home has tons of updates from a home fire years ago. Home is missing flooring, needs updating and TLC. Home is an estate, no disclosures. There is no water or gas on at the property and has been off most of the winter. . All plumbing and conditions are unknown. .Home sold AS-IS/ WHERE IS. . Cash only due to unknown plumbing, condition and lack of flooring.

4. 2026-04-10
   historical Active Under Contract

   Show marketing remark (875 chars)

   Welcome to 3636 Coach light Commons, Lansing Mi. . This is a open nice ranch home with 3 bedrooms, 1.5 baths, attached 2 car garage, 2 living rooms and a fireplace. Attached garage with door opener and a side access door. Double slider glass doors on the rear and great curb appeal on the front. Nice open kitchen with breakfast bar and appliances in AS-IS condition. Big back yard with patio, shed, views of the the back yard and room for kids and pets. Full basement is ready to finish with a 1/2 bath. This Ranch home has tons of updates from a home fire years ago. Home is missing flooring, needs updating and TLC. Home is an estate, no disclosures. There is no water or gas on at the property and has been off most of the winter. . All plumbing and conditions are unknown. .Home sold AS-IS/ WHERE IS. . Cash only due to unknown plumbing, condition and lack of flooring.

5. 2026-04-07
   listed $99,900 Active 875-char remark

   Show marketing remark (875 chars)

   Welcome to 3636 Coach light Commons, Lansing Mi. . This is a open nice ranch home with 3 bedrooms, 1.5 baths, attached 2 car garage, 2 living rooms and a fireplace. Attached garage with door opener and a side access door. Double slider glass doors on the rear and great curb appeal on the front. Nice open kitchen with breakfast bar and appliances in AS-IS condition. Big back yard with patio, shed, views of the the back yard and room for kids and pets. Full basement is ready to finish with a 1/2 bath. This Ranch home has tons of updates from a home fire years ago. Home is missing flooring, needs updating and TLC. Home is an estate, no disclosures. There is no water or gas on at the property and has been off most of the winter. . All plumbing and conditions are unknown. .Home sold AS-IS/ WHERE IS. . Cash only due to unknown plumbing, condition and lack of flooring.

6. 2026-04-06
   listed $99,900 Active

ⓘ 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: $2,435 · $203/mo
• Projected year-2 tax: $2,435 · $203/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 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: $18,442
• − Mortgage interest: −$5,596
• − Property taxes: −$2,435
• − Insurance: −$500
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,906
• Taxable income: $4,055
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,375/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

+0.0% since first listed

6 events — show timeline

• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — Greater Lansing AoR
• 2026-04-10 Contingent — REALCOMP
• 2026-04-10 Contingent — Greater Lansing AoR
• 2026-04-07 Listed $99,900 REALCOMP
• 2026-04-06 Listed $99,900 Greater Lansing AoR

Property tax history

+3.9%/yr

Latest (2025): $2,435 · +3.0% YoY. Source: county tax records.