718 N Elm Ave · Jackson, MI 49202

$112,000

3 bd · 1.0 ba · 840 sqft · SingleFamily · 6 Days on market

Built 1950 6,970 sqft lot Est $115k · at est.

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Why this score? — see what drove the C 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 +24.4/30.0
• ARV discount +8.7/15.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHEAPER THAN RENT! A great choice for first-time homebuyers or those in the retirement stage looking for one level living. This charming 3-bedroom, 1-bath bungalow offers easy, comfortable living in a convenient location. Enjoy a fully fenced backyard, perfect for pets or play, along with a newer back deck ideal for relaxing or entertaining. A detached garage adds great storage and functionality. Situated just minutes from I-94 for smooth commuting and located up the street from Kiwanis Park, this home blends everyday practicality with nearby outdoor recreation.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Financial info: Home warranty included

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1950
• Construction: Vinyl siding
• Exterior features: Sidewalk; Shed(s); Paved road access; Public water

Interior

• Kitchen: Oven; Refrigerator; Freezer
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: Ramped entrance; Grab bar in main floor bathroom; Window treatments
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Cap rate 8.7% 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: 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $774 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.

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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,000

Questions for the listing agent

1. Built in 1950 — 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 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?
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: 1.11% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $115,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Orange St	0.25mi	2/1.0 (-1)	844 (+0%)	6mo	$114,000	$135	77
1324 E North St	0.19mi	2/1.0 (-1)	875 (+4%)	6mo	$113,000	$129	74
1402 Floral Ave	0.24mi	2/1.0 (-1)	768 (-9%)	2mo	$130,000	$169	68
431 Orange St	0.21mi	2/1.0 (-1)	924 (+10%)	2mo	$127,500	$138	67
1022 Ellery Ave	0.47mi	3/1.0	898 (+7%)	3mo	$136,100	$152	64
1110 E North St	0.34mi	2/1.0 (-1)	918 (+9%)	1mo	$124,000	$135	63
907 N Elm Ave	0.24mi	2/1.0 (-1)	936 (+11%)	3mo	$84,000	$90	62
619 N State St	0.72mi	3/1.0	864 (+3%)	3mo	$118,467	$137	59
1004 Seymour Ave	0.36mi	2/1.0 (-1)	918 (+9%)	6mo	$82,500	$90	58
615 Rock St	0.66mi	2/1.0 (-1)	936 (+11%)	3mo	$69,000	$74	43
125 N Elm Ave	0.58mi	2/1.5 (-1)	960 (+14%)	2mo	$189,000	$197	41
130 N Horton St	0.63mi	2/1.0 (-1)	732 (-13%)	6mo	$120,000	$164	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,626
• Equity at exit: $16,700

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $15,567
• Equity at exit: $9,684

Cash invested: $31,360 (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 49202

• Active inventory: 79
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $228

Break-even live

Break-even rent $958

Max offer price $112,000

Occupancy floor 77%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Homewild Ave Jackson, MI	2.0	1.0	726	$1,100	$1.52	43d	1	0.54mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	43d	1	0.93mi
2921 Woods Circle Dr Jackson, MI	1.0–3.0	1.0–2.0	872	$1,335	$1.53	43d	11	1.07mi
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	1.48mi

Listing history 7 events

1. 2026-06-19
   days on market $112,000 Active 6 DOM
2. 2026-06-18
   days on market $112,000 Active 5 DOM
3. 2026-06-17
   days on market $112,000 Active 4 DOM
4. 2026-06-16
   days on market $112,000 Active 3 DOM
5. 2026-06-15
   days on market $112,000 Active 2 DOM
6. 2026-06-14
   remarks 568-char remark
7. 2026-06-14
   listed $112,000 Active 1 DOM

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$125/yr (+$10/mo · 8.5%)

ⓘ 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 2/10 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: $14,959
• − Mortgage interest: −$6,274
• − Property taxes: −$1,475
• − Insurance: −$560
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,258
• Taxable income: $999
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $2,495/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
• City population: 85,581
• Population (ZIP): 18,763

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Black 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 9% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 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: ▼ -175.30%
• Current HPI: 170.3682
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-13 Listed $112,000 MiRealSource-MiMLS
• 2026-06-13 Listed $112,000 SW Michigan MLS

Property tax history

+6.4%/yr

Latest (2025): $1,475 · +6.0% YoY. Source: county tax records.