1913 Plymouth St · Jackson, MI 49203

$19,900

2 bd · 1.0 ba · 960 sqft · SingleFamily · 3 Days on market

Built 1900 3,049 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Opportunity awaits with this 2 Bedroom Home. Offering Plenty of Potential, this Home is Ready for Repairs, Up-Dates, & your Personal Touch. Bring your Vision & TLC to Restore it to its Full Potential. Whether you are an Investor, Someone that Flips or a Buyer looking to build Equity, this Affordable Home presents a Great chance to Add Value & Make it your Own. Endless Possibilities Await! Seller is a licensed Real Estate agent in the State of Michigan

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional single-family residence; Built in 1900
• Construction: Vinyl siding; Shingle roof; Approximately 960 square feet of living area
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Freezer
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Window treatments; Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 52.9% vs local median 5.6% 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); 172 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y 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 $10k; list at $20k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,900

Questions for the listing agent

1. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.79% ✓
• Cap rate: 52.92%
• Cash-on-cash: 166.53%
• DSCR: 8.41
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $98,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 N Elm Ave	0.41mi	2/1.5	960 (0%)	2mo	$189,000	$197	77
1500 Deyo St	0.32mi	2/1.0	1,026 (+7%)	6mo	$35,007	$34	69
2016 Pringle Ave	0.10mi	2/1.0	836 (-13%)	7mo	$71,000	$85	68
626 Chester	0.22mi	2/1.0	825 (-14%)	9mo	$62,500	$76	58
133 N Forbes St	0.52mi	2/1.0	882 (-8%)	8mo	$92,500	$105	56
408 N Pleasant St	0.68mi	2/1.0	1,033 (+8%)	6mo	$128,100	$124	50
1712 E Ganson St	0.54mi	3/1.0 (+1)	1,049 (+9%)	6mo	$42,500	$41	49
1319 Rhodes St	0.69mi	3/1.0 (+1)	996 (+4%)	10mo	$117,000	$117	48
1313 Rhodes St	0.70mi	2/1.0	886 (-8%)	12mo	$94,900	$107	45
307 N Gorham St	0.67mi	3/1.5 (+1)	1,066 (+11%)	7mo	$21,700	$20	38
1315 Mitchell St	0.73mi	2/1.0	816 (-15%)	5mo	$55,000	$67	37
606 Edgewood St	0.72mi	2/1.5	1,096 (+14%)	12mo	$112,500	$103	31

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: —
• Equity multiple: 10.25×
• Total profit: $51,549
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 24.90×
• Total profit: $133,197
• Equity at exit: $1,721

Cash invested: $5,572 (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: 172
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,153 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $773

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 28%

Sensitivity live

Price	-10% $787	-5% $780	+0% $773	+5% $766	+10% $759
Rent	-10% $682	-5% $728	+0% $773	+5% $819	+10% $864
Rate	-1.0pp $783	-0.5pp $778	base $773	+0.5pp $768	+1.0pp $763

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 Homewild Ave Jackson, MI	2.0	1.0	726	$1,100	$1.52	45d	1	0.47mi
2921 Woods Circle Dr Jackson, MI	1.0–3.0	1.0–2.0	872	$1,132	$1.30	45d	11	0.71mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	45d	1	1.02mi
223 E Washington Ave Jackson, MI	1.0	1.0	900	$850	$0.94	45d	1	1.13mi
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	1.44mi

Listing history 4 events

1. 2026-06-22
   remarks 460-char remark
2. 2026-06-22
   statusdays on market $19,900 Pending 3 DOM
3. 2026-06-19
   remarks 396-char remark
4. 2026-06-19
   listed $19,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 14 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: $13,835
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$579
• Taxable income: $9,529
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $6,992/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

+33.6% since first listed

12 events — show timeline

• 2026-06-18 Listed $19,900 SW Michigan MLS
• 2026-06-18 Listed $19,900 REALCOMP
• 2026-06-18 Listed $19,900 MiRealSource-MiMLS
• 2014-06-06 Listing Removed — REALCOMP
• 2014-03-26 Listed $11,500 REALCOMP
• 2008-03-07 Sold (MLS) $9,500 MiRealSource-MiMLS
• 2008-03-07 Sold (MLS) $9,500 REALCOMP
• 2008-03-07 Sold (MLS) $9,500 SW Michigan MLS
• 2008-02-25 Listing Removed — MiRealSource-MiMLS
• 2007-12-26 Listed $14,900 MiRealSource-MiMLS
• 2007-12-26 Listed $14,900 REALCOMP
• 2007-12-26 Listed $14,900 SW Michigan MLS

Property tax history

+5.2%/yr

Latest (2025): $1,513 · -49.4% YoY. Source: county tax records.