242 W High St · Jackson, MI 49203

$109,900

4 bd · 2.0 ba · — sqft · SingleFamily · 30 Days on market

Built 1910 4,792 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for owner-occupants or investors! This well-maintained 2-unit property features both upper and lower units offering 2 bedrooms and 1 full bath. Separate utilities provide added convenience for tenants and owners alike. Shared laundry area located in the basement along with off-street parking. Live in one unit and rent the other to help offset your mortgage or add this solid income-producing property to your portfolio. Conveniently located close to the Cascades Falls parks, shopping, and city amenities. 24 hour for showings

Key facts

• Separate utilities
• Off street parking
• 2 unit property

Tags

• 2 UNIT PROPERTY
• SEPARATE UTILITIES
• OFF STREET PARKING
• CLOSE TO CASCADES FALLS PARKS
• CLOSE TO SHOPPING
• CLOSE TO CITY AMENITIES

Property features AI

Finance

• Financial info: One unit currently listed with rent of $700

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Multi-family residential income property
• Construction: Wood siding construction
• Exterior features: Paved road access; Lot dimensions approximately 44 x 115 (0.11 acre)

Interior

• Bedrooms: Two 2-bedroom units (one lower, one upper)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Full basement; Basement laundry in common area
• Laundry & utility: Laundry located in basement/common area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Rents rising fast (+7.5%/yr); 164 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $760 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 12y 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 $58k; list at $110k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 W High St	0.14mi	3/1.0 (-1)	1,032	1mo	$133,000	$129	71
1019 Woodbridge St	0.35mi	4/2.0	1,223	0mo	$155,000	$127	71
1003 Williams St	0.41mi	4/2.0	1,458	1mo	$65,000	$45	68
1401 Greenwood Ave	0.26mi	5/2.5 (+1)	3,028	1mo	$336,999	$111	67
1028 Woodbridge St	0.34mi	3/1.5 (-1)	1,388	1mo	$59,200	$43	64
1013 Maple Ave	0.41mi	3/1.0 (-1)	1,435	1mo	$110,200	$77	58
939 Williams St	0.43mi	3/1.0 (-1)	1,210	1mo	$110,200	$91	58
1511 S Martin Luther King Jr Dr	0.47mi	3/1.0 (-1)	1,134	0mo	$87,000	$77	56
911 4th St	0.54mi	3/1.5 (-1)	1,283	1mo	$170,000	$133	54
132 E Euclid Ave	0.58mi	3/1.5 (-1)	1,104	2mo	$150,000	$136	52
140 Moore St	0.64mi	3/2.0 (-1)	1,456	1mo	$105,000	$72	52
209 Damon St	0.64mi	3/2.0 (-1)	1,740	1mo	$190,000	$109	52

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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $7,842
• Equity at exit: $16,386

10-year hold

• IRR: 19.3%
• Equity multiple: 2.97×
• Total profit: $60,572
• Equity at exit: $9,502

Cash invested: $30,772 (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 49203

• Home prices YoY: -31.7%
• Rents YoY: 7.5%
• Active inventory: 164
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$576
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $302

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 73%

Sensitivity live

Price	-10% $364	-5% $333	+0% $302	+5% $271	+10% $239
Rent	-10% $196	-5% $249	+0% $302	+5% $355	+10% $408
Rate	-1.0pp $357	-0.5pp $330	base $302	+0.5pp $273	+1.0pp $244

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Francis St Jackson, MI	3.0	1.0	—	$1,285	—	45d	1	0.56mi
704 Sixth St Unit 1 Jackson, MI	3.0	1.0	—	$785	—	45d	1	0.79mi
309 2nd St Unit 7 Jackson, MI	3.0	1.0	—	$1,250	—	45d	1	0.85mi
2926 Francis St Apt 5 Jackson, MI	3.0	1.0	—	$1,150	—	45d	1	1.26mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	45d	1	1.49mi

Listing history 50 events

1. 2026-06-19
   days on market $109,900 Active 30 DOM
2. 2026-06-18
   days on market $109,900 Active 29 DOM
3. 2026-06-17
   days on market $109,900 Active 28 DOM
4. 2026-06-16
   days on market $109,900 Active 27 DOM
5. 2026-06-15
   days on market $109,900 Active 26 DOM
6. 2026-06-14
   days on market $109,900 Active 24 DOM
7. 2026-06-13
   days on market $109,900 Active 23 DOM
8. 2026-06-10
   days on market $109,900 Active 21 DOM
9. 2026-06-09
   days on market $109,900 Active 20 DOM
10. 2026-06-08
    days on market $109,900 Active 19 DOM
11. 2026-06-07
    days on market $109,900 Active 18 DOM
12. 2026-06-03
    days on market $109,900 Active 14 DOM
13. 2026-06-02
    days on market $109,900 Active 13 DOM
14. 2026-06-01
    days on market $109,900 Active 12 DOM
15. 2026-05-31
    days on market $109,900 Active 11 DOM
16. 2026-05-30
    days on market $109,900 Active 10 DOM
17. 2026-05-20
    listed $109,900 Active 546-char remark

    Show marketing remark (546 chars)

    Great opportunity for owner-occupants or investors! This well-maintained 2-unit property features both upper and lower units offering 2 bedrooms and 1 full bath. Separate utilities provide added convenience for tenants and owners alike. Shared laundry area located in the basement along with off-street parking. Live in one unit and rent the other to help offset your mortgage or add this solid income-producing property to your portfolio. Conveniently located close to the Cascades Falls parks, shopping, and city amenities. 24 hour for showings

18. 2026-05-20
    listed $109,900 Active

    Show marketing remark (546 chars)

    Great opportunity for owner-occupants or investors! This well-maintained 2-unit property features both upper and lower units offering 2 bedrooms and 1 full bath. Separate utilities provide added convenience for tenants and owners alike. Shared laundry area located in the basement along with off-street parking. Live in one unit and rent the other to help offset your mortgage or add this solid income-producing property to your portfolio. Conveniently located close to the Cascades Falls parks, shopping, and city amenities. 24 hour for showings

19. 2023-10-10
    historical
20. 2023-09-03
    listed
21. 2021-12-22
    historical 344-char remark

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

22. 2021-08-18
    soldstatus $58,000
23. 2021-08-06
    soldstatus $58,000 Sold

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

24. 2021-08-06
    soldstatus $58,000 Sold

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

25. 2021-08-06
    soldstatus $58,000 Closed 344-char remark

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

26. 2021-07-23
    listed Active Contingent
27. 2021-07-23
    historical
28. 2021-07-23
    historical
29. 2021-07-23
    historical
30. 2021-07-23
    historical
31. 2021-07-05
    historical Keep Showing-Contgcy Appl 344-char remark

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

32. 2021-07-05
    historical Contingent - Continue To Show

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

33. 2021-06-21
    listed $59,900 Active

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

34. 2021-06-21
    listed $59,900

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

35. 2021-06-21
    listed $59,900 Active 344-char remark

    Show marketing remark (344 chars)

    Great Duplex!!! - Updated duplex in Jackson - Both upper and lower units feature a large living room with fireplace and hardwood floors, open dining room and great kitchen with appliance package, 2 bedrooms and full bath. Separate utilities. Updates to both units and city certified! Come see this great investment opportunity before it's gone!

36. 2020-11-30
    historical
37. 2020-11-30
    historical
38. 2020-07-30
    historical
39. 2020-06-08
    historical
40. 2020-06-08
    listed $45,000
41. 2020-06-08
    listed $45,000 Active
42. 2020-06-08
    listed $45,000
43. 2020-06-01
    listed $35,000 Active
44. 2020-06-01
    listed $35,000
45. 2020-06-01
    listed $35,000
46. 2017-04-26
    soldstatus $56,900
47. 2017-04-21
    soldstatus $56,900
48. 2017-04-21
    soldstatus $56,900
49. 2017-04-21
    soldstatus $56,900 Closed
50. 2017-03-10
    historical Keep Showing-Contgcy Appl

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,670 · $139/mo
• Expected delta: +$22/yr (+$2/mo · 1.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°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: $16,118
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,197
• Taxable income: $1,989
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,143/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
• County: Jackson County · 85,581 people
• City population: 85,581
• Metro: Jackson, MI
• Population (ZIP): 36,474
• Household income: $56,201
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1383.0

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 (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -98.09%
• Current HPI: 211.5474
• Rent YoY: ▲ 7.54%
• 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

Price history

+70.4% since first listed

53 events — show timeline

• 2026-05-20 Listed $109,900 REALCOMP
• 2026-05-20 Listed $109,900 MiRealSource-MiMLS
• 2023-10-10 Rental Removed — APPFOLIO
• 2023-09-03 Listed for Rent — APPFOLIO
• 2021-12-22 Listing Removed — MiRealSource-MiMLS
• 2021-08-18 Sold (Public Records) $58,000 Public Records
• 2021-08-06 Sold (MLS) $58,000 MiRealSource-MiMLS
• 2021-08-06 Sold (MLS) $58,000 SW Michigan MLS
• 2021-08-06 Sold (MLS) $58,000 REALCOMP
• 2021-07-23 Listed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-05 Contingent — MiRealSource-MiMLS
• 2021-07-05 Contingent — REALCOMP
• 2021-06-21 Listed $59,900 MiRealSource-MiMLS
• 2021-06-21 Listed $59,900 SW Michigan MLS
• 2021-06-21 Listed $59,900 REALCOMP
• 2020-11-30 Listing Removed — REALCOMP
• 2020-11-30 Listing Removed — REALCOMP
• 2020-07-30 Listing Removed — MiRealSource-MiMLS
• 2020-06-08 Listed $45,000 REALCOMP
• 2020-06-08 Listed $45,000 MiRealSource-MiMLS
• 2020-06-08 Listed $45,000 SW Michigan MLS
• 2020-06-08 Listing Removed — MiRealSource-MiMLS
• 2020-06-01 Listed $35,000 REALCOMP
• 2020-06-01 Listed $35,000 SW Michigan MLS
• 2020-06-01 Listed $35,000 MiRealSource-MiMLS
• 2017-04-26 Sold (Public Records) $56,900 Public Records
• 2017-04-21 Sold (MLS) $56,900 MiRealSource-MiMLS
• 2017-04-21 Sold (MLS) $56,900 SW Michigan MLS
• 2017-04-21 Sold (MLS) $56,900 REALCOMP
• 2017-03-10 Contingent — MiRealSource-MiMLS
• 2017-03-02 Relisted — MiRealSource-MiMLS
• 2017-02-27 Listing Removed — MiRealSource-MiMLS
• 2017-02-26 Listing Removed — REALCOMP
• 2017-02-26 Listing Removed — REALCOMP
• 2016-12-09 Contingent — MiRealSource-MiMLS
• 2016-08-31 Listing Removed — MiRealSource-MiMLS
• 2016-08-31 Listed $56,900 MiRealSource-MiMLS
• 2016-08-31 Listed $56,900 MiRealSource-MiMLS
• 2016-08-31 Listed $56,900 REALCOMP
• 2016-08-31 Listed $56,900 SW Michigan MLS
• 2016-08-31 Listed $56,900 SW Michigan MLS
• 2016-08-31 Listed $56,900 REALCOMP
• 2016-08-27 Listed $56,900 MiRealSource-MiMLS
• 2016-08-26 Listed $56,900 REALCOMP
• 2016-08-26 Listed $56,900 SW Michigan MLS
• 2016-05-13 Listing Removed — MiRealSource-MiMLS
• 2016-05-12 Listing Removed — REALCOMP
• 2016-01-07 Listed $64,500 MiRealSource-MiMLS
• 2014-11-20 Listed $64,500 REALCOMP

Property tax history

+7.5%/yr

Latest (2025): $1,648 · +2.3% YoY. Source: county tax records.