147 W Addison St · Jackson, MI 49203

$95,900

2 bd · 1.0 ba · 1,058 sqft · SingleFamily · 16 Days on market

Built 1936 0.28 ac lot $91/sqft · at area comps Est $92k · 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 +21.2/30.0
• DSCR +6.8/10.0
• ARV discount +5.4/15.0
• 1% rule +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity in the city of Jackson! This 2-bedroom, 1-bath home offers great value with several key updates and features. Exterior improvements include newer vinyl siding and a paved driveway, adding both curb appeal and low-maintenance living. Inside, you'll find a functional layout with an enclosed front porch-perfect for relaxing mornings or extra living space. The fenced backyard provides privacy and room to enjoy outdoor activities, pets, or gardening. A major bonus is the included extra lot, offering added space, flexibility, or future potential. This home also features a 1-car attached garage for convenience. Located in a quiet area, this property is ideal for buyers looking for an affordable home, investment opportunity, or downsizing option. Don't miss your chance to own at an attractive price point!

Key facts

• Extra lot
• Newer vinyl siding
• Paved driveway

Tags

• NEWER VINYL SIDING
• PAVED DRIVEWAY
• ENCLOSED FRONT PORCH
• FENCED BACKYARD
• EXTRA LOT
• 1-CAR ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (3.5% below list).
• Recommended offer: $93k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 5.4% in Jackson — 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 74/100 on livability (#197 in MI, #4,970 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, employment F.
• Jackson Public Schools (urban): math 15% / reading 28% proficiency, ranked #458 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.5%/yr); 164 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $52k; list at $96k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,540 (3.5% below list)

Questions for the listing agent

1. Built in 1936 — 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 D-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: 0.96% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $91,692
• List price: $95,900
• Delta: 4.59%
• 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
147 W Mansion St	0.12mi	3/1.0 (+1)	1,070 (+1%)	6mo	$116,900	$109	82
112 Lincoln Ct	0.24mi	3/1.0 (+1)	1,077 (+2%)	1mo	$14,900	$14	80
2016 S Jackson St	0.13mi	3/1.5 (+1)	998 (-6%)	6mo	$172,000	$172	72
132 E Euclid Ave	0.32mi	3/1.5 (+1)	1,104 (+4%)	1mo	$150,000	$136	70
141 E Euclid Ave	0.32mi	3/1.0 (+1)	1,088 (+3%)	7mo	$131,000	$120	70
209 W High St	0.46mi	3/1.0 (+1)	1,032 (-2%)	1mo	$133,000	$129	69
1511 S Martin Luther King Jr Dr	0.32mi	3/1.0 (+1)	1,134 (+7%)	0mo	$87,000	$77	68
151 W Euclid Ave	0.19mi	2/1.0	904 (-15%)	7mo	$110,000	$122	61
127 Damon St	0.44mi	3/1.0 (+1)	1,122 (+6%)	7mo	$75,000	$67	58
400 Colfax St	0.50mi	2/1.5	1,180 (+12%)	4mo	$173,000	$147	52
308 E Addison St	0.52mi	3/1.0 (+1)	1,170 (+11%)	2mo	$65,000	$56	52
335 Prairie St	0.54mi	3/1.0 (+1)	950 (-10%)	4mo	$165,000	$174	50

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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-2,300
• Equity at exit: $14,299

10-year hold

• IRR: 11.6%
• Equity multiple: 2.09×
• Total profit: $29,196
• Equity at exit: $8,292

Cash invested: $26,852 (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 49203

• Home prices YoY: -31.7%
• Rents YoY: 7.5%
• Active inventory: 164
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $139

Break-even live

Break-even rent $750

Max offer price $95,900

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 3rd St Unit 3 Jackson, MI	1.0	1.0	800	$750	$0.94	43d	1	1.32mi
225 W Washington Ave Apt 5 Jackson, MI	1.0	1.0	850	$825	$0.97	43d	1	1.36mi
225 W Washington Ave Apt 4 Jackson, MI	1.0	1.0	850	$850	$1.00	43d	1	1.36mi
223 E Washington Ave Jackson, MI	1.0	1.0	900	$850	$0.94	43d	1	1.37mi

Listing history 7 events

1. 2026-05-02
   status Pending 831-char remark

   Show marketing remark (831 chars)

   Affordable opportunity in the city of Jackson! This 2-bedroom, 1-bath home offers great value with several key updates and features. Exterior improvements include newer vinyl siding and a paved driveway, adding both curb appeal and low-maintenance living. Inside, you'll find a functional layout with an enclosed front porch-perfect for relaxing mornings or extra living space. The fenced backyard provides privacy and room to enjoy outdoor activities, pets, or gardening. A major bonus is the included extra lot, offering added space, flexibility, or future potential. This home also features a 1-car attached garage for convenience. Located in a quiet area, this property is ideal for buyers looking for an affordable home, investment opportunity, or downsizing option. Don't miss your chance to own at an attractive price point!

2. 2026-05-02
   status Pending 831-char remark

   Show marketing remark (831 chars)

   Affordable opportunity in the city of Jackson! This 2-bedroom, 1-bath home offers great value with several key updates and features. Exterior improvements include newer vinyl siding and a paved driveway, adding both curb appeal and low-maintenance living. Inside, you'll find a functional layout with an enclosed front porch-perfect for relaxing mornings or extra living space. The fenced backyard provides privacy and room to enjoy outdoor activities, pets, or gardening. A major bonus is the included extra lot, offering added space, flexibility, or future potential. This home also features a 1-car attached garage for convenience. Located in a quiet area, this property is ideal for buyers looking for an affordable home, investment opportunity, or downsizing option. Don't miss your chance to own at an attractive price point!

3. 2026-05-02
   status Pending

   Show marketing remark (831 chars)

   Affordable opportunity in the city of Jackson! This 2-bedroom, 1-bath home offers great value with several key updates and features. Exterior improvements include newer vinyl siding and a paved driveway, adding both curb appeal and low-maintenance living. Inside, you'll find a functional layout with an enclosed front porch-perfect for relaxing mornings or extra living space. The fenced backyard provides privacy and room to enjoy outdoor activities, pets, or gardening. A major bonus is the included extra lot, offering added space, flexibility, or future potential. This home also features a 1-car attached garage for convenience. Located in a quiet area, this property is ideal for buyers looking for an affordable home, investment opportunity, or downsizing option. Don't miss your chance to own at an attractive price point!

4. 2026-04-16
   listed $95,900 Active 831-char remark

   Show marketing remark (831 chars)

   Affordable opportunity in the city of Jackson! This 2-bedroom, 1-bath home offers great value with several key updates and features. Exterior improvements include newer vinyl siding and a paved driveway, adding both curb appeal and low-maintenance living. Inside, you'll find a functional layout with an enclosed front porch-perfect for relaxing mornings or extra living space. The fenced backyard provides privacy and room to enjoy outdoor activities, pets, or gardening. A major bonus is the included extra lot, offering added space, flexibility, or future potential. This home also features a 1-car attached garage for convenience. Located in a quiet area, this property is ideal for buyers looking for an affordable home, investment opportunity, or downsizing option. Don't miss your chance to own at an attractive price point!

5. 2026-04-15
   listed $95,900 Active 831-char remark

   Show marketing remark (831 chars)

   Affordable opportunity in the city of Jackson! This 2-bedroom, 1-bath home offers great value with several key updates and features. Exterior improvements include newer vinyl siding and a paved driveway, adding both curb appeal and low-maintenance living. Inside, you'll find a functional layout with an enclosed front porch-perfect for relaxing mornings or extra living space. The fenced backyard provides privacy and room to enjoy outdoor activities, pets, or gardening. A major bonus is the included extra lot, offering added space, flexibility, or future potential. This home also features a 1-car attached garage for convenience. Located in a quiet area, this property is ideal for buyers looking for an affordable home, investment opportunity, or downsizing option. Don't miss your chance to own at an attractive price point!

6. 2026-04-15
   listed $95,900 Active

   Show marketing remark (831 chars)

   Affordable opportunity in the city of Jackson! This 2-bedroom, 1-bath home offers great value with several key updates and features. Exterior improvements include newer vinyl siding and a paved driveway, adding both curb appeal and low-maintenance living. Inside, you'll find a functional layout with an enclosed front porch-perfect for relaxing mornings or extra living space. The fenced backyard provides privacy and room to enjoy outdoor activities, pets, or gardening. A major bonus is the included extra lot, offering added space, flexibility, or future potential. This home also features a 1-car attached garage for convenience. Located in a quiet area, this property is ideal for buyers looking for an affordable home, investment opportunity, or downsizing option. Don't miss your chance to own at an attractive price point!

7. 2021-05-14
   soldstatus $52,500

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$443/yr (+$37/mo · 74.9%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,105
• − Mortgage interest: −$5,372
• − Property taxes: −$591
• − Insurance: −$480
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,790
• Taxable income: $96
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $1,644/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: Jackson Public Schools
• NCES district ID: 2619620
• Math proficiency: 15% ▼ -6.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,344
• Composite: 17.99/100
• National rank: #8986
• State rank: #458 of 540 in MI

Livability — Jackson

• Score: 74/100
• State rank: #197
• US rank: #4970

Category grades

Amenities C Commute A- Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MI
• County: Jackson County · 85,581 people
• City population: 85,581
• Metro: Jackson, MI
• Population (ZIP): 36,474
• Household income: $56,201
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1383.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 156,365 people
• By 2030: 153,123 · -2.1%
• By 2040: 144,981 · -7.3%
• By 2050: 135,671 · -13.2%
• By 2075: 113,833 · -27.2%
• By 2100: 86,592 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Strong R (+21.3) · D 38.6% · R 59.9% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: 2.4pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+19.0 2016: R+20.1 2012: R+5.8 2008: D+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.09%
• Current HPI: 211.5474
• Rent YoY: ▲ 7.54%
• Metro: Jackson, 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

+82.7% since first listed

7 events — show timeline

• 2026-05-02 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — SW Michigan MLS
• 2026-04-16 Listed $95,900 REALCOMP
• 2026-04-15 Listed $95,900 SW Michigan MLS
• 2026-04-15 Listed $95,900 MiRealSource-MiMLS
• 2021-05-14 Sold (Public Records) $52,500 Public Records

Property tax history

-1.4%/yr

Latest (2021): $591 · -24.8% YoY. Source: county tax records.