1141 White Oak East 208 · Jackson, MI 49201

$67,400

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 17 Days on market

Built 2026 Poor condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Your brand new 3 bedroom, 2 bathroom home is waiting for you to move in! This comfortable home features premium entry doors, a modern bathroom, as well as new brand name appliances. In the community, enjoy with your friends and family all the amenities we have to offer such as a basketball court, a swimming pool, and community events. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 16 days

Property features AI

Finance

• Other: Located at 1141 White Oak East 208, Jackson, MI 49201
• Financial info: List price $67,400

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Spec home (plan 90979); Single-level residence
• Exterior features: Living area approximately 1216

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Active listing

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $67k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 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 $466 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,389 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.06% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.98%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 41.9%
• Equity multiple: 2.93×
• Total profit: $36,466
• Equity at exit: $10,050

10-year hold

• IRR: 50.4%
• Equity multiple: 7.19×
• Total profit: $116,728
• Equity at exit: $5,828

Cash invested: $18,872 (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 49201

• Rents YoY: 10.3%
• Active inventory: 362
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$353
• Tax est. 1.5%: −$84 /mo · $1,011/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $629

Break-even live

Break-even rent $590

Max offer price $67,400

Occupancy floor 50%

Sensitivity live

Price	-10% $675	-5% $652	+0% $629	+5% $605	+10% $582
Rent	-10% $519	-5% $574	+0% $629	+5% $683	+10% $738
Rate	-1.0pp $663	-0.5pp $646	base $629	+0.5pp $611	+1.0pp $594

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: $16,850
• Closing costs: $2,022
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $67,400 Active 17 DOM
2. 2026-06-18
   days on market $67,400 Active 16 DOM
3. 2026-06-17
   days on market $67,400 Active 15 DOM
4. 2026-06-16
   days on market $67,400 Active 14 DOM
5. 2026-06-15
   days on market $67,400 Active 13 DOM
6. 2026-06-14
   days on market $67,400 Active 11 DOM
7. 2026-06-13
   days on market $67,400 Active 10 DOM
8. 2026-06-10
   days on market $67,400 Active 8 DOM
9. 2026-06-09
   days on market $67,400 Active 7 DOM
10. 2026-06-08
    days on market $67,400 Active 6 DOM
11. 2026-06-07
    days on market $67,400 Active 5 DOM
12. 2026-06-05
    days on market $67,400 Active 2 DOM
13. 2026-06-03
    remarks 477-char remark
14. 2026-06-03
    remarks 40-char remark
15. 2026-06-03
    listed $67,400 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,626
• − Mortgage interest: −$3,775
• − Property taxes: −$1,011
• − Insurance: −$337
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$1,961
• Taxable income: $6,881
• Est. tax owed @ 24.0%: −$1,652
• After-tax cash flow: $5,893/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates across multiple systems and areas, significantly impacting its current condition and value. Significant investments in kitchen, bathrooms, roof, exterior, flooring, interior walls, HVAC, and landscaping are necessary to bring the property up to a marketable condition.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear, likely requiring replacement.
• Major Bathroom fixtures — Outdated and potentially in need of replacement.
• Major Roof — Visible damage, potential for leaks and structural issues.
• Major Exterior siding — Peeling and in need of repainting or replacement.
• Major Flooring — Worn and may need replacement or refinishing.
• Major Interior walls — Signs of wear and potential water damage.
• Major HVAC system — Outdated and may need replacement or repair.
• Major Landscaping — Overgrown and in need of trimming and maintenance.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's appeal.
• Resale Bathroom updates — Modern bathrooms will enhance the home's value and attract more buyers.
• Resale Roof replacement — A new roof will eliminate potential leaks and structural issues, boosting the home's value.
• Resale Exterior siding replacement — A fresh exterior will improve curb appeal and attract more buyers.
• Resale Flooring replacement — New flooring will enhance the home's appearance and increase its value.
• Resale Interior wall repairs and painting — Fresh walls will improve the home's appearance and attract more buyers.
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, boosting the home's value.
• Resale Landscaping and curb appeal improvements — A well-maintained exterior will enhance the home's curb appeal and attract more buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and potentially in need of replacement.	Major	$15,000–50,000
Roof · Visible damage, potential for leaks and structural issues.	Major	$15,000–50,000
Exterior siding · Peeling and in need of repainting or replacement.	Major	$15,000–50,000
Flooring · Worn and may need replacement or refinishing.	Major	$15,000–50,000
Interior walls · Signs of wear and potential water damage.	Major	$15,000–50,000
HVAC system · Outdated and may need replacement or repair.	Major	$15,000–50,000
Landscaping · Overgrown and in need of trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's appeal. ↑
• Resale Bathroom updates — Modern bathrooms will enhance the home's value and attract more buyers. ↑
• Resale Roof replacement — A new roof will eliminate potential leaks and structural issues, boosting the home's value. ↑
• Resale Exterior siding replacement — A fresh exterior will improve curb appeal and attract more buyers. ↑
• Resale Flooring replacement — New flooring will enhance the home's appearance and increase its value. ↑
• Resale Interior wall repairs and painting — Fresh walls will improve the home's appearance and attract more buyers. ↑
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, boosting the home's value. ↑
• Resale Landscaping and curb appeal improvements — A well-maintained exterior will enhance the home's curb appeal and attract more buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 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

• County: Jackson County · 85,581 people
• City population: 85,581
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• Metro: Jackson, 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