1731 Herbert St · Lansing, MI 48910

$90,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 129 Days on market

Built 1916 3,049 sqft lot $87/sqft · 20% above area Est $75k · 20% over

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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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors Welcome! Great 3 bedroom. Currently rented. This property is part of a large portfolio - see attached documents for other properties. 48 hour notice required for all showings. Property sold as-is.

Key facts

• 3,049 sq ft lot
• Built 1916
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $622 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 5.6

CMA / ARV

• ARV (median comp): $74,935
• List price: $90,000
• Delta: 20.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Isbell St	0.31mi	3/1.0	1,054 (+1%)	5mo	$30,000	$28	80
202 Woodlawn Ave	0.40mi	3/1.0	1,094 (+5%)	4mo	$35,000	$32	70
227 Woodlawn Ave	0.43mi	3/1.0	1,120 (+8%)	3mo	$89,900	$80	65
841 Baker St	0.48mi	3/1.0	960 (-8%)	0mo	$57,000	$59	65
512 Woodrow Ave	0.22mi	2/1.0 (-1)	912 (-12%)	5mo	$104,500	$115	60
1824 Davis Ave	0.46mi	2/1.0 (-1)	1,118 (+8%)	2mo	$50,000	$45	60
1718 Donora St	0.42mi	3/1.0	900 (-14%)	4mo	$39,900	$44	55
713 E Greenlawn Ave	0.62mi	3/1.0	939 (-10%)	0mo	$77,500	$83	54
2305 Forest Ave	0.40mi	2/1.0 (-1)	888 (-15%)	4mo	$142,200	$160	49
2311 S Pennsylvania Ave	0.65mi	3/1.0	1,170 (+12%)	1mo	$133,000	$114	48
717 Smith Ave	0.72mi	3/1.0	1,160 (+12%)	2mo	$170,000	$147	45
2340 S Pennsylvania Ave	0.66mi	4/1.0 (+1)	1,152 (+11%)	4mo	$69,000	$60	43

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: 8.5%
• Equity multiple: 1.34×
• Total profit: $8,585
• Equity at exit: $13,419

10-year hold

• IRR: 19.3%
• Equity multiple: 2.77×
• Total profit: $44,540
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$472
• Tax from tax record: −$229 /mo · $2,744/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $325

Break-even live

Break-even rent $934

Max offer price $90,000

Occupancy floor 71%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	44d	1	0.47mi
2528 Forest Ave Lansing, MI	4.0	1.0	1175	$1,699	$1.45	44d	1	0.57mi
401 E Willard Ave Unit 19 Lansing, MI	2.0	1.0	775	$1,000	$1.29	44d	1	0.63mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	14d	1	0.78mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	14d	1	0.78mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	44d	1	0.87mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	21d	1	0.89mi
335 E Saint Joseph St Unit 6 Lansing, MI	2.0	1.0	700	$949	$1.36	44d	1	0.94mi
1223 Bensch St Lansing, MI	3.0	1.0	850	$1,200	$1.41	21d	1	0.97mi
605 S Grand Ave Unit 2 Lansing, MI	4.0	1.0	1200	$1,100	$0.92	44d	1	0.97mi
1027 Climax St Lansing, MI	3.0	1.5	1298	$1,550	$1.19	14d	1	0.99mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	44d	1	0.99mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	14d	1	1.04mi
805 Bement St Unit Hosmer 507 Lansing, MI	2.0	1.0	1120	$1,075	$0.96	44d	1	1.11mi
507 S Hosmer St Lansing, MI	2.0	1.0	1120	$1,075	$0.96	44d	1	1.13mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	44d	1	1.16mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	44d	1	1.17mi
1317 Lenore Ave Lansing, MI	2.0	1.5	1442	$850	$0.59	44d	1	1.17mi
910 Dakin St Lansing, MI	3.0	1.0	908	$1,295	$1.43	44d	1	1.20mi
3518 Davidson Dr Lansing, MI	2.0	2.0	850	$1,115	$1.31	44d	3	1.22mi
208 S Bingham St Lansing, MI	4.0	1.0	1020	$1,500	$1.47	14d	1	1.43mi
1815 Potomac Cir Lansing, MI	2.0	1.0	1002	$1,200	$1.20	14d	1	1.47mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	14d	9	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $90,000 Active 129 DOM
2. 2026-06-17
   days on market $90,000 Active 128 DOM
3. 2026-06-16
   days on market $90,000 Active 127 DOM
4. 2026-06-15
   days on market $90,000 Active 126 DOM
5. 2026-06-14
   days on market $90,000 Active 124 DOM
6. 2026-06-13
   days on market $90,000 Active 123 DOM
7. 2026-06-10
   days on market $90,000 Active 121 DOM
8. 2026-06-09
   days on market $90,000 Active 120 DOM
9. 2026-06-08
   days on market $90,000 Active 119 DOM
10. 2026-06-07
    days on market $90,000 Active 118 DOM
11. 2026-06-05
    days on market $90,000 Active 115 DOM
12. 2026-06-03
    days on market $90,000 Active 114 DOM
13. 2026-06-02
    days on market $90,000 Active 113 DOM
14. 2026-06-01
    days on market $90,000 Active 112 DOM
15. 2026-05-31
    days on market $90,000 Active 111 DOM
16. 2026-05-30
    days on market $90,000 Active 110 DOM
17. 2026-02-09
    listed $90,000 Active 206-char remark

    Show marketing remark (206 chars)

    Investors Welcome! Great 3 bedroom. Currently rented. This property is part of a large portfolio - see attached documents for other properties. 48 hour notice required for all showings. Property sold as-is.

18. 2026-02-09
    listed $90,000 Active 206-char remark

    Show marketing remark (206 chars)

    Investors Welcome! Great 3 bedroom. Currently rented. This property is part of a large portfolio - see attached documents for other properties. 48 hour notice required for all showings. Property sold as-is.

19. 2026-02-04
    historical
20. 2025-05-05
    status Active
21. 2025-05-05
    status Pending
22. 2025-05-05
    historical
23. 2025-05-04
    listed $90,000 Active
24. 2025-05-04
    listed $90,000 Active

ⓘ 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: $2,744 · $229/mo
• Projected year-2 tax: $2,744 · $229/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $16,154
• − Mortgage interest: −$5,041
• − Property taxes: −$2,744
• − Insurance: −$450
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,618
• Taxable income: $2,716
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,252/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

+0.0% since first listed

8 events — show timeline

• 2026-02-09 Listed $90,000 REALCOMP
• 2026-02-09 Listed $90,000 Greater Lansing AoR
• 2026-02-04 Listing Removed — REALCOMP
• 2025-05-05 Relisted — Greater Lansing AoR
• 2025-05-05 Pending — Greater Lansing AoR
• 2025-05-05 Listing Removed — Greater Lansing AoR
• 2025-05-04 Listed $90,000 REALCOMP
• 2025-05-04 Listed $90,000 Greater Lansing AoR

Property tax history

+7.0%/yr

Latest (2025): $2,744 · +3.0% YoY. Source: county tax records.