522 E Cavanaugh Rd · Lansing, MI 48910

$99,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 14 Days on market

Built 1935 0.26 ac lot $139/sqft · at area comps Est $100k · 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.7/15.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

Key facts

• Large 2 parcel lot
• Hardwood floors
• 0.26 acre lot

Tags

• LARGE 2 PARCEL LOT
• OVERSIZED 2 CAR GARAGE
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.8% 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 (+4.7%/yr); 177 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $691 of loan paydown is wiped out by about $3k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 3y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.91%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (median comp): $100,422
• List price: $99,900
• Delta: -0.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 E Cavanaugh Rd	0.00mi	2/1.0	720 (0%)	0mo	$97,000	$135	100
629 Emily Ave	0.15mi	2/1.0	700 (-3%)	3mo	$101,900	$146	86
800 Jessop Ave	0.30mi	2/1.0	698 (-3%)	1mo	$36,000	$52	80
532 Hunter Blvd	0.27mi	2/1.0	703 (-2%)	5mo	$130,000	$185	79
3529 Glenwood Ave	0.56mi	2/1.0	720 (0%)	2mo	$120,000	$167	72
3533 Glenwood Ave	0.55mi	2/1.0	720 (0%)	3mo	$132,000	$183	72
200 Rita St	0.49mi	2/1.0	787 (+9%)	0mo	$115,000	$146	62
3603 Parkway Dr	0.47mi	2/1.0	789 (+10%)	3mo	$119,000	$151	60
3209 Stabler St	0.75mi	3/1.0 (+1)	720 (0%)	2mo	$89,000	$124	59
3540 Jewell Ave	0.43mi	3/1.0 (+1)	791 (+10%)	0mo	$116,000	$147	58
4719 S Pennsylvania Ave	0.54mi	1/1.0 (-1)	662 (-8%)	2mo	$97,850	$148	55
3611 Homewood Ave	0.50mi	2/1.0	624 (-13%)	1mo	$50,000	$80	53

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,371
• Equity at exit: $14,895

10-year hold

• IRR: 6.5%
• Equity multiple: 1.52×
• Total profit: $14,654
• Equity at exit: $8,638

Cash invested: $27,972 (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 48910

• Rents YoY: 4.7%
• Active inventory: 177
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,038 high
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $141

Break-even live

Break-even rent $859

Max offer price $99,900

Occupancy floor 81%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3529 Bergman Ave Unit Bergman 3533 Lansing, MI	2.0	1.0	500	$900	$1.80	21d	1	0.40mi
3533 Bergman Ave Lansing, MI	2.0	1.0	500	$900	$1.80	21d	1	0.41mi
3515 Bergman Ave Lansing, MI	2.0	1.0	640	$1,195	$1.87	21d	1	0.44mi
3716 Homewood Ave Lansing, MI	2.0	1.0	692	$1,300	$1.88	21d	1	0.44mi
645 E Jolly Rd Lansing, MI	1.0–2.0	1.0	775	$825	$1.06	43d	1	0.49mi
909 E Jolly Rd Lansing, MI	1.0	1.0	700	$700	$1.00	43d	1	0.61mi
910 E Jolly Rd #2 Lansing, MI	1.0–2.0	1.0	625	$895	$1.43	21d	2	0.65mi
5540 Kaynorth Rd Unit 4 Lansing, MI	2.0	1.0	745	$925	$1.24	43d	1	0.90mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	21d	1	0.92mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	13d	4	0.99mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	43d	1	1.00mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	13d	1	1.14mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	43d	1	1.23mi

Listing history 22 events

1. 2026-05-05
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

2. 2026-05-05
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

3. 2026-05-04
   price $99,900 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

4. 2026-05-04
   price $99,900 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

5. 2026-04-27
   status Active 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

6. 2026-04-27
   status Active 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

7. 2026-03-30
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

8. 2026-03-30
   status Pending 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

9. 2026-03-24
   listed $115,000 Active 375-char remark

   Show marketing remark (375 chars)

   Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

10. 2026-03-24
    listed $115,000 Active 375-char remark

    Show marketing remark (375 chars)

    Vacant and easy to show! Move right into 522 E Cavanaugh. This well maintained 2-bedroom, 1 bath ranch style home sits on a large 2 parcel lot, offering so many fun options for your outdoor activities. Oversized 2 car garage and shed for additional storage. Hardwood floors run throughout the living room and bedroom. Don't miss this opportunity--schedule your showing today!

11. 2026-03-04
    historical
12. 2025-10-10
    listed $65,000 Active
13. 2025-10-10
    listed $65,000 Active
14. 2024-09-30
    historical
15. 2024-09-30
    historical
16. 2024-02-01
    listed $85,000 Active
17. 2024-02-01
    listed $85,000 Active
18. 2024-01-27
    historical
19. 2024-01-26
    historical
20. 2023-06-29
    listed $100,000 Active
21. 2023-06-29
    listed $100,000 Active
22. 2021-09-02
    soldstatus $50,000

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,050 · $88/mo
• Expected delta: +$488/yr (+$41/mo · 86.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,456
• − Mortgage interest: −$5,596
• − Property taxes: −$562
• − Insurance: −$1,297
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,906
• Taxable income: $101
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,670/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): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+99.8% since first listed

22 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-04 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $99,900 REALCOMP
• 2026-04-27 Relisted — MiRealSource-MiMLS
• 2026-04-27 Relisted — REALCOMP
• 2026-03-30 Pending — REALCOMP
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-24 Listed $115,000 REALCOMP
• 2026-03-24 Listed $115,000 MiRealSource-MiMLS
• 2026-03-04 Listing Removed — MiRealSource-MiMLS
• 2025-10-10 Listed $65,000 REALCOMP
• 2025-10-10 Listed $65,000 MiRealSource-MiMLS
• 2024-09-30 Listing Removed — REALCOMP
• 2024-09-30 Listing Removed — MiRealSource-MiMLS
• 2024-02-01 Listed $85,000 MiRealSource-MiMLS
• 2024-02-01 Listed $85,000 REALCOMP
• 2024-01-27 Listing Removed — MiRealSource-MiMLS
• 2024-01-26 Listing Removed — REALCOMP
• 2023-06-29 Listed $100,000 MiRealSource-MiMLS
• 2023-06-29 Listed $100,000 REALCOMP
• 2021-09-02 Sold (Public Records) $50,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $562 · -82.6% YoY. Source: county tax records.