620 N Foster Ave · Lansing, MI 48912

$109,900

2 bd · 1.0 ba · 822 sqft · SingleFamily public records · 18 Days on market

Built 1923 4,356 sqft lot $134/sqft · 16% below area Est $131k · 16% under

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Why this score? — see what drove the B 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 +27.1/30.0
• ARV discount +14.7/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge kitchen with a vaulted ceiling, central air, on demand water heater & a laundry room. All rare finds at this price point! Combine that with a great Eastside Neighborhood location that's only 5 minutes from MSU. Clean and move-in ready with all new carpet. Outside, you'll find a rear patio area and a fenced back yard. Don't miss out on all these great features!

Key facts

• 4,356 sq ft lot
• Built 1923
• Listed 18 days

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Public sewer
• Home design: Single-story property; Built in 1923
• Construction: Vinyl siding
• Exterior features: Concrete road frontage; Lot roughly 33 x 132 (0.1 acre)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Primary bedroom (about 11.6 x 9.0); Second bedroom (about 10.6 x 6.7)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Instant hot water; Crawl space basement
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $311 ($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 9.7% 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 (+7.0%/yr); 98 active listings in the ZIP; 31 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 $760 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 + 7.0% 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 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $42k; list at $110k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1923 — 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 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?
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: 1.24% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $130,987
• List price: $109,900
• Delta: -16.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 N Magnolia Ave	0.20mi	2/1.0	800 (-3%)	5mo	$95,000	$119	82
723 N Francis Ave	0.10mi	2/1.0	748 (-9%)	3mo	$130,500	$174	78
623 N Magnolia Ave	0.15mi	2/1.5	856 (+4%)	8mo	$130,000	$152	77
322 N Foster Ave	0.24mi	3/1.0 (+1)	768 (-7%)	5mo	$164,500	$214	69
825 Merrill Ave	0.27mi	3/1.0 (+1)	869 (+6%)	6mo	$175,000	$201	68
311 N Magnolia Ave	0.30mi	3/1.0 (+1)	910 (+11%)	1mo	$102,000	$112	63
221 N Francis Ave	0.33mi	2/1.0	704 (-14%)	7mo	$159,900	$227	55
404 S Hayford Ave	0.73mi	2/1.0	884 (+8%)	2mo	$58,000	$66	52
1520 Congress St	0.68mi	2/1.0	902 (+10%)	4mo	$100,000	$111	49
329 S Hayford Ave	0.70mi	2/1.0	922 (+12%)	4mo	$61,000	$66	44
930 Mahlon St	0.74mi	2/1.0	704 (-14%)	3mo	$60,000	$85	39
311 S Foster Ave	0.66mi	2/1.0	698 (-15%)	10mo	$92,000	$132	36

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 · 7.02% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $7,726
• Equity at exit: $16,386

10-year hold

• IRR: 18.9%
• Equity multiple: 2.88×
• Total profit: $57,813
• 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 48912

• Rents YoY: 7.0%
• Active inventory: 98
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$576
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $311

Break-even live

Break-even rent $966

Max offer price $109,900

Occupancy floor 72%

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 N Hayford Ave Lansing, MI	3.0	1.0	990	$1,425	$1.44	43d	1	0.17mi
2620 Senate Dr Lansing, MI	1.0–2.0	1.0–2.0	950	$1,800	$1.89	43d	1	0.33mi
936 N Fairview Ave Lansing, MI	1.0–2.0	1.0	825	$1,245	$1.51	43d	2	0.33mi
2222 E Michigan Ave Unit 411 Lansing, MI	2.0	2.0	900	$1,700	$1.89	21d	1	0.47mi
2222 E Michigan Ave Unit 206 Lansing, MI	2.0	2.0	900	$1,700	$1.89	43d	1	0.47mi
1115 Chester Rd Unit Two Bedroom Lansing, MI	2.0	1.5	1100	$1,200	$1.09	43d	1	0.50mi
2010 E Michigan Ave Unit 209 Lansing, MI	1.0	1.0	730	$1,350	$1.85	13d	1	0.53mi
2937 Kenwick Cir Unit 2928 2931 2936 Lansing, MI	2.0	1.0	922	$999	$1.08	21d	1	0.53mi
1245 Weber Dr Unit 2 Lansing, MI	2.0	1.0	700	$1,250	$1.79	43d	1	0.55mi
1228 N Fairview Ave Lansing, MI	3.0	2.0	1100	$1,700	$1.55	43d	1	0.55mi
1629 E Michigan Ave Unit 306 Lansing, MI	2.0	1.0	901	$1,550	$1.72	43d	1	0.64mi
732 Maryland Ave Lansing, MI	1.0	1.0	771	$1,550	$2.01	21d	1	0.66mi
2208 Marcus St Lansing, MI	3.0	1.0	616	$1,175	$1.91	21d	1	0.80mi
824 Cleveland St Lansing, MI	2.0	1.0	839	$1,150	$1.37	21d	1	0.85mi
730 Johnson Ave Lansing, MI	2.0	1.0	840	$1,225	$1.46	43d	1	0.96mi
1705 Coolidge Rd East Lansing, MI	2.0	1.0	960	$1,200	$1.25	43d	1	1.10mi
905 E Shiawassee St Unit 837-02 Lansing, MI	2.0	1.0	800	$750	$0.94	43d	1	1.14mi
905 E Shiawassee St Unit 837-01 Lansing, MI	2.0	1.0	800	$850	$1.06	43d	1	1.14mi
1502 S Shore Dr East Lansing, MI	3.0	1.0–2.0	689	$1,558	$2.26	13d	14	1.15mi
910 Dakin St Lansing, MI	3.0	1.0	908	$1,295	$1.43	43d	1	1.25mi
1561 Massachusetts Ave Lansing, MI	3.0	2.0	1100	$1,400	$1.27	43d	1	1.26mi
1715 Peppertree Ln Lansing, MI	2.0–3.0	1.5	1120	$1,495	$1.33	43d	2	1.28mi
2417 Kerry St Unit 11 Lansing, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.34mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	13d	12	1.35mi
2520 Lake Lansing Rd Lansing, MI	2.0	2.0	1049	$1,668	$1.59	13d	13	1.37mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	13d	1	1.41mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	43d	1	1.41mi
1030 S Holmes St Lansing, MI	1.0	1.0–1.5	812	$1,595	$1.96	13d	11	1.41mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	13d	9	1.42mi
507 S Hosmer St Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	1.45mi
805 Bement St Unit Hosmer 507 Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	1.46mi

Listing history 31 events

1. 2026-06-18
   remarks 432-char remark
2. 2026-06-18
   days on market $109,900 Active 18 DOM
3. 2026-06-17
   days on market $109,900 Active 17 DOM
4. 2026-06-16
   days on market $109,900 Active 16 DOM
5. 2026-06-15
   days on market $109,900 Active 15 DOM
6. 2026-06-14
   days on market $109,900 Active 13 DOM
7. 2026-06-13
   days on market $109,900 Active 12 DOM
8. 2026-06-10
   days on market $109,900 Active 10 DOM
9. 2026-06-09
   days on market $109,900 Active 9 DOM
10. 2026-06-09
    statusdays on market $109,900 Active 8 DOM
11. 2026-05-15
    historical
12. 2026-05-09
    historical Active Under Contract

    Show marketing remark (373 chars)

    Huge kitchen with a vaulted ceiling, central air, on demand water heater & a laundry room. All rare finds at this price point! Combine that with a great Eastside Neighborhood location that's only 5 minutes from MSU. Clean and move-in ready with all new carpet. Outside, you'll find a rear patio area and a fenced back yard. Don't miss out on all these great features!

13. 2026-05-09
    historical Active Under Contract

    Show marketing remark (373 chars)

    Huge kitchen with a vaulted ceiling, central air, on demand water heater & a laundry room. All rare finds at this price point! Combine that with a great Eastside Neighborhood location that's only 5 minutes from MSU. Clean and move-in ready with all new carpet. Outside, you'll find a rear patio area and a fenced back yard. Don't miss out on all these great features!

14. 2026-05-07
    listed $109,900 Active

    Show marketing remark (373 chars)

    Huge kitchen with a vaulted ceiling, central air, on demand water heater & a laundry room. All rare finds at this price point! Combine that with a great Eastside Neighborhood location that's only 5 minutes from MSU. Clean and move-in ready with all new carpet. Outside, you'll find a rear patio area and a fenced back yard. Don't miss out on all these great features!

15. 2026-05-07
    listed $109,900 Active

    Show marketing remark (373 chars)

    Huge kitchen with a vaulted ceiling, central air, on demand water heater & a laundry room. All rare finds at this price point! Combine that with a great Eastside Neighborhood location that's only 5 minutes from MSU. Clean and move-in ready with all new carpet. Outside, you'll find a rear patio area and a fenced back yard. Don't miss out on all these great features!

16. 2026-05-06
    historical
17. 2026-02-28
    historical
18. 2026-02-28
    historical
19. 2026-01-10
    price $112,500
20. 2026-01-10
    price $112,500
21. 2025-12-06
    listed $115,000 Active
22. 2025-12-06
    listed $115,000 Active
23. 2023-11-20
    historical $1,000
24. 2023-11-10
    price $1,000
25. 2023-10-21
    price $1,025
26. 2023-10-02
    listed $1,150
27. 2013-03-05
    soldstatus $42,000
28. 2013-02-22
    soldstatus $42,000
29. 2012-04-25
    listed $49,900
30. 2012-04-25
    historical
31. 2011-10-24
    listed $52,900

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/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: $16,317
• − Mortgage interest: −$6,156
• − Property taxes: −$1,697
• − Insurance: −$550
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,197
• Taxable income: $2,107
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,223/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): 17,674
• Household income: $54,429
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 1171.0

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 56% Black 22% Two or more races 12% Hispanic / Latino 10% Asian 4%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 5% French/Haitian/Cajun 1% Korean 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: ▼ -167.67%
• Current HPI: 171.1549
• Rent YoY: ▲ 7.02%
• 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

+107.8% since first listed

23 events — show timeline

• 2026-06-08 Relisted — REALCOMP
• 2026-06-08 Relisted — Greater Lansing AoR
• 2026-05-15 Listing Removed — Greater Lansing AoR
• 2026-05-09 Contingent — REALCOMP
• 2026-05-09 Contingent — Greater Lansing AoR
• 2026-05-07 Listed $109,900 REALCOMP
• 2026-05-07 Listed $109,900 Greater Lansing AoR
• 2026-05-06 Coming Soon $109,900 Greater Lansing AoR
• 2026-02-28 Listing Removed — Greater Lansing AoR
• 2026-02-28 Listing Removed — REALCOMP
• 2026-01-10 Price Changed $112,500 REALCOMP
• 2026-01-10 Price Changed $112,500 Greater Lansing AoR
• 2025-12-06 Listed $115,000 REALCOMP
• 2025-12-06 Listed $115,000 Greater Lansing AoR
• 2023-11-20 Rental Removed $1,000 APPFOLIO
• 2023-11-10 Price Changed $1,000 APPFOLIO
• 2023-10-21 Price Changed $1,025 APPFOLIO
• 2023-10-02 Listed for Rent $1,150 APPFOLIO
• 2013-03-05 Sold (Public Records) $42,000 Public Records
• 2013-02-22 Sold (MLS) $42,000 Greater Lansing AoR
• 2012-04-25 Listing Removed — Greater Lansing AoR
• 2012-04-25 Listed $49,900 Greater Lansing AoR
• 2011-10-24 Listed $52,900 Greater Lansing AoR

Property tax history

+2.5%/yr

Latest (2025): $1,697 · +2.9% YoY. Source: county tax records.