3714 Sumpter St · Lansing, MI 48911

$148,675

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 9 Days on market

Built 1959 8,276 sqft lot Est $179k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Rent growth +5.0/5.0
• 1% rule +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter house ready to be made into your home. Finished hardwood floors, spacious kitchen and partially finished basement ready for your final touches and completion. Fenced in back yard opens to community green space, ready for out door entertaining and future memories.

Key facts

• Spacious kitchen
• Fenced in back yard
• 8,276 sq ft lot

Tags

• FINISHED HARDWOOD FLOORS
• SPACIOUS KITCHEN
• PARTIALLY FINISHED BASEMENT
• FENCED IN BACK YARD
• COMMUNITY GREEN SPACE

Property features AI

Finance

• Other: Lot is level, subdivided city lot with few trees; Partial chain link fencing in back yard; Lot dimensions approximately 60 x 137.7

Exterior

• Parking: Driveway; On-street parking; Outdoor parking
• Utilities: Public sewer; Water connected; Sewer connected; Natural gas connected; Electricity connected; High speed internet connected; Phone available; Cable available
• Home design: One level; Built in 1959; City street frontage
• Construction: Brick and hardboard exterior; Shingle roof; Block foundation
• Exterior features: Private entrance; Private yard; Rain gutters; Blinds on windows

Interior

• Kitchen: Oven; Eat-in kitchen (combo with dining area)
• Bedrooms: 3 bedrooms (Primary bedroom, Bedroom 2, Bedroom 3); Office with closet (can serve as additional bedroom/office)
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; High speed internet; Laminate counters; Storage; No fireplace
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry located in basement; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-2 ($-21/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (8.0% below list).
• Recommended offer: $137k (8.0% below list) — sets the bar for 1% rule.

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 (+9.9%/yr); 144 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 13y 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 $84k; list at $149k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,783 (8.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $178,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3725 Alpine Dr	0.16mi	3/1.5	1,480 (+4%)	4mo	$144,000	$97	82
3214 Raynell St	0.51mi	3/1.5	1,457 (+2%)	3mo	$207,000	$142	68
4113 Heathgate Dr	0.40mi	3/1.0	1,323 (-7%)	1mo	$165,000	$125	68
4130 Windward Dr	0.46mi	4/2.0 (+1)	1,399 (-2%)	2mo	$175,000	$125	64
3811 Tennyson Ln	0.32mi	3/1.5	1,271 (-11%)	1mo	$174,572	$137	64
4000 Churchill Ave	0.37mi	3/1.5	1,313 (-8%)	5mo	$160,000	$122	63
4209 Brighton Dr	0.21mi	3/1.5	1,220 (-15%)	2mo	$180,000	$148	62
4317 Seaway Dr	0.46mi	4/2.5 (+1)	1,404 (-2%)	5mo	$176,000	$125	61
5100 Wexford Rd	0.49mi	4/1.0 (+1)	1,320 (-8%)	5mo	$110,000	$83	56
3427 Maybel St	0.32mi	3/1.5	1,224 (-14%)	6mo	$80,000	$65	55
3006 Hillcrest St	0.61mi	3/1.0	1,255 (-12%)	7mo	$128,000	$102	46
4123 Balmoral Dr	0.55mi	3/2.0	1,224 (-14%)	5mo	$150,000	$123	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: -10.6%
• Equity multiple: 0.59×
• Total profit: $-16,919
• Equity at exit: $22,168

10-year hold

• IRR: 4.8%
• Equity multiple: 1.44×
• Total profit: $18,246
• Equity at exit: $12,855

Cash invested: $41,629 (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 48911

• Rents YoY: 9.9%
• Active inventory: 144
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,368 high
• Mortgage (P&I): −$780
• Tax from tax record: −$241 /mo · $2,888/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-2

Break-even live

Break-even rent $1,370

Max offer price $148,368

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $40	+0% $-2	+5% $-44	+10% $-86
Rent	-10% $-110	-5% $-56	+0% $-2	+5% $52	+10% $106
Rate	-1.0pp $73	-0.5pp $36	base $-2	+0.5pp $-40	+1.0pp $-79

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: $37,169
• Closing costs: $4,460
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4106 Stillwell Ave Lansing, MI	3.0	1.5	1127	$2,100	$1.86	22d	1	0.28mi
3530 W Jolly Rd Unit 6 Lansing, MI	2.0	1.0	1049	$1,100	$1.05	22d	1	0.41mi
2920 Hillcrest St Lansing, MI	3.0	1.0	1040	$1,225	$1.18	45d	1	0.62mi
2823 Hillcrest St Lansing, MI	3.0	1.0	925	$1,245	$1.35	22d	1	0.66mi
4125 Ingham St Lansing, MI	3.0	1.0	933	$1,300	$1.39	45d	1	0.70mi
2612 Fielding Dr Lansing, MI	2.0	1.0	1100	$1,095	$1.00	45d	1	0.71mi
4245 W Jolly Rd Lansing, MI	3.0	2.0	1216	$1,199	$0.99	14d	1	0.91mi
4318 Pleasant Grove Rd Lansing, MI	1.0–3.0	1.0–2.0	722	$1,350	$1.87	14d	1	0.93mi
3606 Pleasant Grove Rd Lansing, MI	1.0–2.0	1.0	812	$1,100	$1.35	45d	1	1.01mi
2815 Mersey Ln Lansing, MI	2.0–3.0	2.0	1050	$1,325	$1.26	14d	2	1.02mi
2711 Dunlap St Lansing, MI	3.0	1.0	1020	$1,350	$1.32	45d	1	1.12mi
3501 Simken Dr Lansing, MI	2.0	1.0	900	$950	$1.06	45d	1	1.20mi
3407 W Mount Hope Ave Lansing, MI	2.0	2.0	1000	$995	$0.99	15d	1	1.50mi

Listing history 26 events

1. 2026-05-19
   listed $148,675 Active

   Show marketing remark (277 chars)

   Great starter house ready to be made into your home. Finished hardwood floors, spacious kitchen and partially finished basement ready for your final touches and completion. Fenced in back yard opens to community green space, ready for out door entertaining and future memories.

2. 2026-05-19
   listed $148,675 Active 277-char remark

   Show marketing remark (277 chars)

   Great starter house ready to be made into your home. Finished hardwood floors, spacious kitchen and partially finished basement ready for your final touches and completion. Fenced in back yard opens to community green space, ready for out door entertaining and future memories.

3. 2020-08-26
   soldstatus $84,000
4. 2020-08-17
   soldstatus $82,000 Sold 539-char remark

   Show marketing remark (539 chars)

   Welcome to 3714 Sumpter! This 3 bedroom ranch is in great condition and has been nicely updated. This home offers central air and a fenced yard. The partially finished basement is the perfect space for guests or teens and comes complete with a kitchen area. The gas cooktop is installed and ready for you to hook it up to the gas and use at your convenience. More great features includes a full bath, living room, and office that could be a possible 4th bedroom! This home is ready for you to add your personal touches to make it your own.

5. 2020-08-17
   soldstatus $82,000

   Show marketing remark (539 chars)

   Welcome to 3714 Sumpter! This 3 bedroom ranch is in great condition and has been nicely updated. This home offers central air and a fenced yard. The partially finished basement is the perfect space for guests or teens and comes complete with a kitchen area. The gas cooktop is installed and ready for you to hook it up to the gas and use at your convenience. More great features includes a full bath, living room, and office that could be a possible 4th bedroom! This home is ready for you to add your personal touches to make it your own.

6. 2020-06-26
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Welcome to 3714 Sumpter! This 3 bedroom ranch is in great condition and has been nicely updated. This home offers central air and a fenced yard. The partially finished basement is the perfect space for guests or teens and comes complete with a kitchen area. The gas cooktop is installed and ready for you to hook it up to the gas and use at your convenience. More great features includes a full bath, living room, and office that could be a possible 4th bedroom! This home is ready for you to add your personal touches to make it your own.

7. 2020-03-10
   listed $88,000 Active 539-char remark

   Show marketing remark (539 chars)

   Welcome to 3714 Sumpter! This 3 bedroom ranch is in great condition and has been nicely updated. This home offers central air and a fenced yard. The partially finished basement is the perfect space for guests or teens and comes complete with a kitchen area. The gas cooktop is installed and ready for you to hook it up to the gas and use at your convenience. More great features includes a full bath, living room, and office that could be a possible 4th bedroom! This home is ready for you to add your personal touches to make it your own.

8. 2020-03-10
   listed $88,000

   Show marketing remark (539 chars)

   Welcome to 3714 Sumpter! This 3 bedroom ranch is in great condition and has been nicely updated. This home offers central air and a fenced yard. The partially finished basement is the perfect space for guests or teens and comes complete with a kitchen area. The gas cooktop is installed and ready for you to hook it up to the gas and use at your convenience. More great features includes a full bath, living room, and office that could be a possible 4th bedroom! This home is ready for you to add your personal touches to make it your own.

9. 2018-02-14
   soldstatus $70,000
10. 2018-01-29
    soldstatus $70,000
11. 2018-01-29
    soldstatus $70,000
12. 2017-10-23
    listed $69,900
13. 2017-10-23
    listed $69,900
14. 2015-11-03
    historical
15. 2015-11-03
    historical
16. 2015-08-11
    listed $74,900
17. 2015-08-11
    listed $74,900
18. 2014-09-19
    soldstatus $51,900
19. 2014-09-12
    soldstatus $51,900
20. 2014-08-07
    listed $51,900
21. 2014-08-06
    historical
22. 2014-06-11
    listed $52,900
23. 2014-05-17
    historical
24. 2013-11-18
    listed $54,900
25. 2013-05-30
    soldstatus $14,500
26. 2013-03-27
    listed $15,690

ⓘ 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: $2,888 · $241/mo
• Projected year-2 tax: $2,888 · $241/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: $16,414
• − Mortgage interest: −$8,328
• − Property taxes: −$2,888
• − Insurance: −$743
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,325
• Taxable loss: −$2,497
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $579/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): 39,876
• Household income: $56,631
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 2255.0

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 0.70)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 14% Two or more races 10% Asian 8%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -179.62%
• Current HPI: 176.0632
• Rent YoY: ▲ 9.90%
• 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

+847.6% since first listed

26 events — show timeline

• 2026-05-19 Listed $148,675 REALCOMP
• 2026-05-19 Listed $148,675 Greater Lansing AoR
• 2020-08-26 Sold (Public Records) $84,000 Public Records
• 2020-08-17 Sold (MLS) $82,000 Greater Lansing AoR
• 2020-08-17 Sold (MLS) $82,000 REALCOMP
• 2020-06-26 Pending — REALCOMP
• 2020-03-10 Listed $88,000 Greater Lansing AoR
• 2020-03-10 Listed $88,000 REALCOMP
• 2018-02-14 Sold (Public Records) $70,000 Public Records
• 2018-01-29 Sold (MLS) $70,000 Greater Lansing AoR
• 2018-01-29 Sold (MLS) $70,000 REALCOMP
• 2017-10-23 Listed $69,900 Greater Lansing AoR
• 2017-10-23 Listed $69,900 REALCOMP
• 2015-11-03 Listing Removed — REALCOMP
• 2015-11-03 Listing Removed — Greater Lansing AoR
• 2015-08-11 Listed $74,900 REALCOMP
• 2015-08-11 Listed $74,900 Greater Lansing AoR
• 2014-09-19 Sold (Public Records) $51,900 Public Records
• 2014-09-12 Sold (MLS) $51,900 Greater Lansing AoR
• 2014-08-07 Listed $51,900 Greater Lansing AoR
• 2014-08-06 Listing Removed — Greater Lansing AoR
• 2014-06-11 Listed $52,900 Greater Lansing AoR
• 2014-05-17 Listing Removed — Greater Lansing AoR
• 2013-11-18 Listed $54,900 Greater Lansing AoR
• 2013-05-30 Sold (MLS) $14,500 Greater Lansing AoR
• 2013-03-27 Listed $15,690 Greater Lansing AoR

Property tax history

+3.5%/yr

Latest (2025): $2,888 · +3.0% YoY. Source: county tax records.