210 Dunlap St · Lansing, MI 48910

$105,000

3 bd · 1.0 ba · 798 sqft · SingleFamily public records · 62 Days on market

Built 1928 5,663 sqft lot $132/sqft · 7% above area Est $98k · 7% 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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• ARV discount +4.2/15.0
• 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

Investment opportunity with strong rental potential. Welcome to 210 Dunlap Street, a 3 bedroom, 1 bathroom home offering 798 sq ft of efficient living space. Built in 1928, this home features a functional layout that maximizes space while providing the benefit of three bedroom. The manageable footprint allows for low maintenance and consistent rental appeal. Convenient Lansing location close to shopping, dining, and major roadways. Schedule your showing today and explore the potential this property has to offe

Key facts

• 5,663 sq ft lot
• Built 1928
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $726 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

• It's been on market 62 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 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 $20k; list at $105k implies a 419% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.15% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $97,911
• List price: $105,000
• Delta: 7.24%
• 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
108 Dunlap St	0.05mi	2/1.0 (-1)	720 (-10%)	0mo	$79,000	$110	76
3540 Jewell Ave	0.52mi	3/1.0	791 (-1%)	0mo	$116,000	$147	74
328 W Greenlawn Ave	0.19mi	2/1.0 (-1)	753 (-6%)	3mo	$125,000	$166	74
3115 Tenny St	0.10mi	2/1.0 (-1)	720 (-10%)	0mo	$130,000	$181	74
3209 Stabler St	0.20mi	3/1.0	720 (-10%)	2mo	$89,000	$124	73
200 Rita St	0.46mi	2/1.0 (-1)	787 (-1%)	0mo	$115,000	$146	71
613 Tisdale Ave	0.62mi	2/1.0 (-1)	800 (+0%)	1mo	$107,250	$134	64
617 Vernon Ave	0.64mi	2/1.0 (-1)	836 (+5%)	1mo	$99,900	$119	57
2305 Forest Ave	0.41mi	2/1.0 (-1)	888 (+11%)	4mo	$142,200	$160	54
555 Tisdale Ave	0.55mi	2/1.0 (-1)	879 (+10%)	2mo	$166,500	$189	50
630 E Greenlawn Ave	0.59mi	2/1.0 (-1)	717 (-10%)	1mo	$160,000	$223	50
612 W Mount Hope Ave	0.74mi	2/1.0 (-1)	699 (-12%)	1mo	$51,000	$73	39

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,143
• Equity at exit: $15,656

10-year hold

• IRR: 8.8%
• Equity multiple: 1.73×
• Total profit: $21,530
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$551
• Tax from tax record: −$178 /mo · $2,139/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $184

Break-even live

Break-even rent $978

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	21d	1	0.21mi
401 E Willard Ave Unit 19 Lansing, MI	2.0	1.0	775	$1,000	$1.29	43d	1	0.28mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	43d	1	0.28mi
3518 Davidson Dr Lansing, MI	2.0	2.0	850	$1,115	$1.31	43d	3	0.42mi
3515 Bergman Ave Lansing, MI	2.0	1.0	640	$1,195	$1.87	21d	1	0.47mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	43d	1	0.59mi
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	43d	1	0.77mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	43d	1	0.86mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	13d	1	0.87mi
3716 Homewood Ave Lansing, MI	2.0	1.0	692	$1,300	$1.88	21d	1	0.88mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	21d	1	0.98mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	13d	4	0.99mi
1115 Dorchester Cir Lansing, MI	2.0	1.0	850	$855	$1.01	13d	5	1.31mi
2009 W Holmes Rd Unit 11 Lansing, MI	2.0	1.0	800	$925	$1.16	13d	1	1.32mi
3501 Simken Dr Lansing, MI	2.0	1.0	900	$950	$1.06	43d	1	1.36mi
1815 Potomac Cir Lansing, MI	2.0	1.0	1002	$1,200	$1.20	13d	1	1.38mi
645 E Jolly Rd Lansing, MI	1.0–2.0	1.0	775	$825	$1.06	43d	1	1.39mi
2114 Ferrol St Unit 1 Lansing, MI	2.0	1.0	700	$950	$1.36	21d	1	1.47mi
3334 Pleasant Grove Rd Unit 19 Lansing, MI	2.0	1.0	700	$999	$1.43	13d	1	1.49mi
3334 Pleasant Grove Rd Apt 15 Lansing, MI	2.0	1.0	800	$950	$1.19	43d	1	1.49mi
3334 Pleasant Grove Rd Apt 10 Lansing, MI	2.0	1.0	800	$900	$1.12	43d	1	1.49mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	13d	1	1.50mi

Listing history 18 events

1. 2026-06-10
   days on market $105,000 Active 62 DOM
2. 2026-06-09
   days on market $105,000 Active 61 DOM
3. 2026-06-08
   days on market $105,000 Active 60 DOM
4. 2026-06-07
   days on market $105,000 Active 59 DOM
5. 2026-06-05
   days on market $105,000 Active 56 DOM
6. 2026-06-03
   days on market $105,000 Active 55 DOM
7. 2026-06-02
   days on market $105,000 Active 54 DOM
8. 2026-06-01
   days on market $105,000 Active 53 DOM
9. 2026-05-31
   days on market $105,000 Active 52 DOM
10. 2026-05-30
    days on market $105,000 Active 51 DOM
11. 2026-04-28
    status Active 515-char remark

    Show marketing remark (515 chars)

    Investment opportunity with strong rental potential. Welcome to 210 Dunlap Street, a 3 bedroom, 1 bathroom home offering 798 sq ft of efficient living space. Built in 1928, this home features a functional layout that maximizes space while providing the benefit of three bedroom. The manageable footprint allows for low maintenance and consistent rental appeal. Convenient Lansing location close to shopping, dining, and major roadways. Schedule your showing today and explore the potential this property has to offe

12. 2026-04-28
    historical 515-char remark

    Show marketing remark (515 chars)

    Investment opportunity with strong rental potential. Welcome to 210 Dunlap Street, a 3 bedroom, 1 bathroom home offering 798 sq ft of efficient living space. Built in 1928, this home features a functional layout that maximizes space while providing the benefit of three bedroom. The manageable footprint allows for low maintenance and consistent rental appeal. Convenient Lansing location close to shopping, dining, and major roadways. Schedule your showing today and explore the potential this property has to offe

13. 2026-04-09
    listed $105,000 Active 515-char remark

    Show marketing remark (518 chars)

    Investment opportunity with strong rental potential. Welcome to 210 Dunlap Street, a 3 bedroom, 1 bathroom home offering 798 sq ft of efficient living space. Built in 1928, this home features a functional layout that maximizes space while providing the benefit of three bedroom. The manageable footprint allows for low maintenance and consistent rental appeal. Convenient Lansing location close to shopping, dining, and major roadways. Schedule your showing today and explore the potential this property has to offe

14. 2026-04-09
    listed $105,000 Active 518-char remark

    Show marketing remark (518 chars)

    Investment opportunity with strong rental potential. Welcome to 210 Dunlap Street, a 3 bedroom, 1 bathroom home offering 798 sq ft of efficient living space. Built in 1928, this home features a functional layout that maximizes space while providing the benefit of three bedroom. The manageable footprint allows for low maintenance and consistent rental appeal. Convenient Lansing location close to shopping, dining, and major roadways. Schedule your showing today and explore the potential this property has to offe

15. 2026-04-09
    listed $105,000 Active

    Show marketing remark (518 chars)

    Investment opportunity with strong rental potential. Welcome to 210 Dunlap Street, a 3 bedroom, 1 bathroom home offering 798 sq ft of efficient living space. Built in 1928, this home features a functional layout that maximizes space while providing the benefit of three bedroom. The manageable footprint allows for low maintenance and consistent rental appeal. Convenient Lansing location close to shopping, dining, and major roadways. Schedule your showing today and explore the potential this property has to offe

16. 2009-02-24
    soldstatus $20,250
17. 2009-01-08
    listed $19,900
18. 2002-11-15
    soldstatus $57,000

ⓘ 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: $2,139 · $178/mo
• Projected year-2 tax: $2,139 · $178/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 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: $14,528
• − Mortgage interest: −$5,882
• − Property taxes: −$2,139
• − Insurance: −$525
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,055
• Taxable income: $603
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,061/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

+84.2% since first listed

8 events — show timeline

• 2026-04-28 Relisted — REALCOMP
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-09 Listed $105,000 REALCOMP
• 2026-04-09 Listed $105,000 MiRealSource-MiMLS
• 2026-04-09 Listed $105,000 SW Michigan MLS
• 2009-02-24 Sold (MLS) $20,250 Greater Lansing AoR
• 2009-01-08 Listed $19,900 Greater Lansing AoR
• 2002-11-15 Sold (Public Records) $57,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,139 · +3.0% YoY. Source: county tax records.