1896 Chestnut St · Holt, MI 48842

$159,900

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 4 Days on market

Built 1925 8,712 sqft lot Est $204k · 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.4/10.0
• Rent growth +4.5/5.0
• Livability +4.2/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1925 bungalow in a desirable Holt location! This well-maintained 3-bedroom, 1-bath home offers 1,216 sq ft of living space on a spacious 0.20-acre lot with a large fenced backyard and storage shed. Extremely well maintained and move-in ready, the home is super clean throughout. It features a covered front porch and a functional kitchen. Classic character meets solid bones -- perfect for first-time buyers or anyone looking to add their personal updates. Great location near schools, parks, and easy access to Lansing.

Key facts

• Covered front porch
• Functional kitchen
• Near schools

Tags

• LARGE FENCED BACKYARD
• STORAGE SHED
• COVERED FRONT PORCH
• FUNCTIONAL KITCHEN
• NEAR SCHOOLS
• NEAR PARKS

Property features AI

Exterior

• Utilities: Public water; Natural gas water heater
• Home design: Single-family residence; Residential property
• Construction: Built in 1925; Aluminum siding; Asphalt roof
• Exterior features: Paved road access; Approximately 0.2-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.7% vs local median 3.6% in Holt — 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 84/100 on livability (#37 in MI, #733 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute C-.
• 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1925 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.14% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $204,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1942 Walnut St	0.11mi	3/1.0	1,213 (-0%)	4mo	$188,250	$155	91
1858 Hall St	0.10mi	3/2.0	1,120 (-8%)	6mo	$200,000	$179	73
2058 Park Ln	0.39mi	4/2.0 (+1)	1,228 (+1%)	5mo	$202,000	$164	67
1880 Phillips Ave	0.57mi	3/1.0	1,183 (-3%)	6mo	$145,000	$123	64
4108 Holt Rd	0.49mi	2/2.0 (-1)	1,270 (+4%)	2mo	$195,000	$154	59
4461 Holt Rd	0.34mi	4/2.0 (+1)	1,367 (+12%)	1mo	$210,000	$154	53
1660 Pearson Ct	0.52mi	3/1.5	1,368 (+12%)	0mo	$255,000	$186	52
4344 Willesdon Ave	0.49mi	3/1.5	1,357 (+12%)	4mo	$237,000	$175	52
4418 Rexford Ave	0.68mi	4/2.0 (+1)	1,227 (+1%)	7mo	$189,900	$155	52
1588 Grayfriars Ave	0.67mi	3/1.5	1,080 (-11%)	0mo	$209,900	$194	48
4376 Davlind Dr	0.72mi	3/1.0	1,362 (+12%)	3mo	$229,495	$168	44
4439 Keller Rd	0.72mi	4/1.0 (+1)	1,344 (+10%)	1mo	$235,000	$175	42

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,931
• Equity at exit: $23,842

10-year hold

• IRR: 16.2%
• Equity multiple: 2.64×
• Total profit: $73,344
• Equity at exit: $13,825

Cash invested: $44,772 (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 48842

• Rents YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$839
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $317

Break-even live

Break-even rent $1,419

Max offer price $159,900

Occupancy floor 78%

Sensitivity live

Price	-10% $407	-5% $362	+0% $317	+5% $272	+10% $226
Rent	-10% $173	-5% $245	+0% $317	+5% $389	+10% $461
Rate	-1.0pp $397	-0.5pp $358	base $317	+0.5pp $275	+1.0pp $233

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	14d	6	0.30mi
4075 Holt Rd Holt, MI	1.0–3.0	1.0–2.0	1000	$1,239	$1.24	14d	1	0.50mi
4330 Keller Rd Holt, MI	1.0–2.0	1.0	462	$1,150	$2.49	14d	1	0.85mi
4612 Tolland Ave Unit 4612 Holt, MI	2.0	1.0	927	$1,325	$1.43	14d	1	0.99mi
3879 Lone Pne Holt, MI	1.0–2.0	1.0–2.0	1148	$2,322	$2.02	22d	1	1.14mi
2294 Main St Holt, MI	2.0	1.0	869	$999	$1.15	14d	1	1.20mi

Listing history 8 events

1. 2026-05-13
   status Pending 529-char remark

   Show marketing remark (529 chars)

   Charming 1925 bungalow in a desirable Holt location! This well-maintained 3-bedroom, 1-bath home offers 1,216 sq ft of living space on a spacious 0.20-acre lot with a large fenced backyard and storage shed. Extremely well maintained and move-in ready, the home is super clean throughout. It features a covered front porch and a functional kitchen. Classic character meets solid bones -- perfect for first-time buyers or anyone looking to add their personal updates. Great location near schools, parks, and easy access to Lansing.

2. 2026-05-13
   status Pending 529-char remark

   Show marketing remark (529 chars)

   Charming 1925 bungalow in a desirable Holt location! This well-maintained 3-bedroom, 1-bath home offers 1,216 sq ft of living space on a spacious 0.20-acre lot with a large fenced backyard and storage shed. Extremely well maintained and move-in ready, the home is super clean throughout. It features a covered front porch and a functional kitchen. Classic character meets solid bones -- perfect for first-time buyers or anyone looking to add their personal updates. Great location near schools, parks, and easy access to Lansing.

3. 2026-05-13
   status Pending

   Show marketing remark (529 chars)

   Charming 1925 bungalow in a desirable Holt location! This well-maintained 3-bedroom, 1-bath home offers 1,216 sq ft of living space on a spacious 0.20-acre lot with a large fenced backyard and storage shed. Extremely well maintained and move-in ready, the home is super clean throughout. It features a covered front porch and a functional kitchen. Classic character meets solid bones -- perfect for first-time buyers or anyone looking to add their personal updates. Great location near schools, parks, and easy access to Lansing.

4. 2026-05-09
   listed $159,900 Active 529-char remark

   Show marketing remark (529 chars)

   Charming 1925 bungalow in a desirable Holt location! This well-maintained 3-bedroom, 1-bath home offers 1,216 sq ft of living space on a spacious 0.20-acre lot with a large fenced backyard and storage shed. Extremely well maintained and move-in ready, the home is super clean throughout. It features a covered front porch and a functional kitchen. Classic character meets solid bones -- perfect for first-time buyers or anyone looking to add their personal updates. Great location near schools, parks, and easy access to Lansing.

5. 2026-05-09
   listed $159,900 Active 529-char remark

   Show marketing remark (529 chars)

   Charming 1925 bungalow in a desirable Holt location! This well-maintained 3-bedroom, 1-bath home offers 1,216 sq ft of living space on a spacious 0.20-acre lot with a large fenced backyard and storage shed. Extremely well maintained and move-in ready, the home is super clean throughout. It features a covered front porch and a functional kitchen. Classic character meets solid bones -- perfect for first-time buyers or anyone looking to add their personal updates. Great location near schools, parks, and easy access to Lansing.

6. 2026-05-09
   listed $159,900 Active

   Show marketing remark (529 chars)

   Charming 1925 bungalow in a desirable Holt location! This well-maintained 3-bedroom, 1-bath home offers 1,216 sq ft of living space on a spacious 0.20-acre lot with a large fenced backyard and storage shed. Extremely well maintained and move-in ready, the home is super clean throughout. It features a covered front porch and a functional kitchen. Classic character meets solid bones -- perfect for first-time buyers or anyone looking to add their personal updates. Great location near schools, parks, and easy access to Lansing.

7. 2007-11-12
   historical
8. 2007-08-14
   listed $127,000

ⓘ 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: $2,589 · $216/mo
• Projected year-2 tax: $2,589 · $216/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: $21,840
• − Mortgage interest: −$8,957
• − Property taxes: −$2,589
• − Insurance: −$800
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$4,652
• Taxable income: $1,349
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,479/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 — Holt

• Score: 84/100
• State rank: #37
• US rank: #733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holt, MI
• County: Ingham County · 237,052 people
• City population: 21,945
• 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

+25.9% since first listed

8 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — SW Michigan MLS
• 2026-05-09 Listed $159,900 SW Michigan MLS
• 2026-05-09 Listed $159,900 REALCOMP
• 2026-05-09 Listed $159,900 MiRealSource-MiMLS
• 2007-11-12 Listing Removed — Greater Lansing AoR
• 2007-08-14 Listed $127,000 Greater Lansing AoR

Property tax history

+2.8%/yr

Latest (2025): $2,589 · +3.2% YoY. Source: county tax records.