527 Beech St · Lansing, MI 48912

$70,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 120 Days on market

Built 1892 6,098 sqft lot $52/sqft · 33% below area Est $105k · 33% 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 +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and savvy buyers! Prime rental opportunity just minutes from Michigan State University, downtown Lansing, and major commuter routes. 527 Beech Street offers excellent potential for cash flow, appreciation, or a value-add project in a high-demand rental corridor. With a flexible floor plan, multiple living areas, and ample storage, this property is well suited for student rental, long-term tenants, or house-hack strategies. Convenient access to dining, shopping, entertainment, and public transportation enhances tenant appeal. Add this Lansing investment property to your portfolio and capitalize on strong local rental demand. Schedule your showing -- opportunities like this don't last.

Key facts

• Flexible floor plan
• Convenient access
• Ample storage

Tags

• FLEXIBLE FLOOR PLAN
• MULTIPLE LIVING AREAS
• AMPLE STORAGE
• CONVENIENT ACCESS

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$104,788) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 (+7.0%/yr); 98 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $484 of loan paydown is wiped out by about $2k 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 + 7.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $10k; list at $70k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.86%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $104,788
• List price: $70,000
• Delta: -33.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 S 8th St	0.30mi	2/1.0 (-1)	1,243 (-7%)	4mo	$70,000	$56	66
1116 Hickory St	0.43mi	3/1.5	1,232 (-8%)	2mo	$70,612	$57	63
1201 Climax St	0.48mi	3/2.0	1,408 (+5%)	2mo	$157,000	$112	63
213 S Bingham St	0.47mi	3/2.0	1,218 (-9%)	0mo	$178,500	$147	59
314 Bingham St	0.40mi	3/1.0	1,144 (-14%)	2mo	$75,000	$66	56
1022 S Grand Ave	0.54mi	3/1.0	1,478 (+11%)	4mo	$42,500	$29	54
129 E Elm St	0.55mi	4/2.0 (+1)	1,433 (+7%)	0mo	$159,900	$112	53
316 Jones St	0.47mi	4/1.0 (+1)	1,176 (-12%)	1mo	$70,500	$60	52
1240 Climax St	0.57mi	3/1.0	1,144 (-14%)	0mo	$109,900	$96	49
925 S Holmes St	0.61mi	3/2.5	1,478 (+11%)	1mo	$139,900	$95	47
514 Christiancy St	0.74mi	3/1.5	1,207 (-10%)	4mo	$145,000	$120	44
910 Vine St	0.57mi	4/3.0 (+1)	1,508 (+13%)	1mo	$145,000	$96	38

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 · 7.02% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 2.73×
• Total profit: $33,935
• Equity at exit: $10,437

10-year hold

• IRR: 46.8%
• Equity multiple: 6.43×
• Total profit: $106,525
• Equity at exit: $6,052

Cash invested: $19,600 (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 48912

• Rents YoY: 7.0%
• Active inventory: 98
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $618

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 S Hosmer St Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.16mi
805 Bement St Unit Hosmer 507 Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.17mi
605 S Grand Ave Unit 2 Lansing, MI	4.0	1.0	1200	$1,100	$0.92	43d	1	0.33mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	43d	1	0.41mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	43d	1	0.42mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	13d	9	0.42mi
1027 Climax St Lansing, MI	3.0	1.5	1298	$1,550	$1.19	13d	1	0.43mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	13d	1	0.44mi
208 S Bingham St Lansing, MI	4.0	1.0	1020	$1,500	$1.47	13d	1	0.46mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	13d	1	0.54mi
910 Dakin St Lansing, MI	3.0	1.0	908	$1,295	$1.43	43d	1	0.69mi
409 Lathrop St Lansing, MI	2.0	1.0	1342	$1,500	$1.12	21d	1	0.81mi
921 Linden Grove Ave Lansing, MI	3.0	1.0	1694	$1,499	$0.88	43d	1	0.83mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	43d	1	0.93mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	13d	12	0.97mi
1629 E Michigan Ave Unit 306 Lansing, MI	2.0	1.0	901	$1,550	$1.72	43d	1	0.99mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	1.02mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	43d	1	1.06mi
329 S Clemens Ave Lansing, MI	3.0	1.0	1194	$1,400	$1.17	21d	1	1.11mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	21d	1	1.28mi
2222 E Michigan Ave Unit 411 Lansing, MI	2.0	2.0	900	$1,700	$1.89	21d	1	1.32mi
2222 E Michigan Ave Unit 206 Lansing, MI	2.0	2.0	900	$1,700	$1.89	43d	1	1.32mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	43d	1	1.33mi
1102 Clark St Lansing, MI	3.0	1.0	1232	$1,550	$1.26	21d	1	1.37mi
1330 W Hillsdale St Lansing, MI	3.0	1.0	1008	$1,550	$1.54	43d	1	1.43mi
414 N Hayford Ave Lansing, MI	3.0	1.0	990	$1,425	$1.44	43d	1	1.46mi

Listing history 19 events

1. 2026-06-16
   days on market $70,000 Active 120 DOM
2. 2026-06-15
   days on market $70,000 Active 119 DOM
3. 2026-06-14
   days on market $70,000 Active 117 DOM
4. 2026-06-13
   days on market $70,000 Active 116 DOM
5. 2026-06-10
   days on market $70,000 Active 114 DOM
6. 2026-06-09
   days on market $70,000 Active 113 DOM
7. 2026-06-08
   days on market $70,000 Active 112 DOM
8. 2026-06-07
   days on market $70,000 Active 111 DOM
9. 2026-06-05
   days on market $70,000 Active 108 DOM
10. 2026-06-03
    days on market $70,000 Active 107 DOM
11. 2026-06-02
    days on market $70,000 Active 106 DOM
12. 2026-06-01
    days on market $70,000 Active 105 DOM
13. 2026-05-31
    days on market $70,000 Active 104 DOM
14. 2026-05-30
    days on market $70,000 Active 103 DOM
15. 2026-02-16
    listed $70,000 Active 712-char remark

    Show marketing remark (719 chars)

    Attention investors and savvy buyers! Prime rental opportunity just minutes from Michigan State University, downtown Lansing, and major commuter routes. 527 Beech Street offers excellent potential for cash flow, appreciation, or a value-add project in a high-demand rental corridor. With a flexible floor plan, multiple living areas, and ample storage, this property is well suited for student rental, long-term tenants, or house-hack strategies. Convenient access to dining, shopping, entertainment, and public transportation enhances tenant appeal. Add this Lansing investment property to your portfolio and capitalize on strong local rental demand. Schedule your showing — opportunities like this don't last.

16. 2026-02-16
    listed $70,000 Active 719-char remark

    Show marketing remark (719 chars)

    Attention investors and savvy buyers! Prime rental opportunity just minutes from Michigan State University, downtown Lansing, and major commuter routes. 527 Beech Street offers excellent potential for cash flow, appreciation, or a value-add project in a high-demand rental corridor. With a flexible floor plan, multiple living areas, and ample storage, this property is well suited for student rental, long-term tenants, or house-hack strategies. Convenient access to dining, shopping, entertainment, and public transportation enhances tenant appeal. Add this Lansing investment property to your portfolio and capitalize on strong local rental demand. Schedule your showing — opportunities like this don't last.

17. 2010-09-03
    soldstatus $10,000
18. 2009-12-04
    listed $19,900
19. 2003-10-08
    soldstatus $42,000

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 75% 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: $16,741
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,036
• Taxable income: $6,705
• Est. tax owed @ 24.0%: −$1,609
• After-tax cash flow: $5,811/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): 17,674
• Household income: $54,429
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 1171.0

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 0.62)
• Race & ethnicity: White 56% Black 22% Two or more races 12% Hispanic / Latino 10% Asian 4%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 5% French/Haitian/Cajun 1% Korean 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: ▼ -167.67%
• Current HPI: 171.1549
• Rent YoY: ▲ 7.02%
• 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

+66.7% since first listed

5 events — show timeline

• 2026-02-16 Listed $70,000 REALCOMP
• 2026-02-16 Listed $70,000 Greater Lansing AoR
• 2010-09-03 Sold (MLS) $10,000 Greater Lansing AoR
• 2009-12-04 Listed $19,900 Greater Lansing AoR
• 2003-10-08 Sold (Public Records) $42,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,340 · +53.6% YoY. Source: county tax records.