307 E Mount Hope Ave · Lansing, MI 48910

$89,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 49 Days on market

Built 1916 4,181 sqft lot $73/sqft · 6% below area Est $96k · 6% under ↓ 5% since listing

---

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 +30.0/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Great opportunity with this 3-bedroom, 1-bath home. Its features include classic wood trim in the living and dining rooms, character and charm. There are also hardwood floors throughout. The home offers both front and back porches, a full basement for additional storage or potential living space, and plenty of opportunity for updates. An excellent value with room for potential for investors or buyers looking for an affordable place to call home. Home is "Sold As-Is. "

Key facts

• 4,181 sq ft lot
• Garage
• Built 1916

Property features AI

Exterior

• Parking: Alley access; No attached garage; Separate garage structure on property
• Utilities: Public sewer
• Home design: Two-story house built in 1916; Located on a city street
• Construction: Wood siding; Block foundation; Shingle roof
• Exterior features: City lot; Front porch; Rear porch; Paved road frontage

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms (Primary bedroom on second level)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Full basement; Wood flooring
• Laundry & utility: Laundry located in basement

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 $387 ($5k/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: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($87k) 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: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.48% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (median comp): $95,837
• List price: $89,900
• Delta: -6.19%
• 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
310 W Barnes Ave	0.40mi	3/2.0	1,270 (+3%)	3mo	$180,000	$142	70
227 Woodlawn Ave	0.43mi	3/1.0	1,120 (-9%)	3mo	$89,900	$80	62
1819 Alpha St	0.65mi	3/2.0	1,208 (-2%)	2mo	$175,000	$145	61
1601 Coleman Ave	0.34mi	4/2.0 (+1)	1,340 (+9%)	0mo	$212,000	$158	60
2311 S Pennsylvania Ave	0.66mi	3/1.0	1,170 (-5%)	1mo	$133,000	$114	60
1824 Davis Ave	0.40mi	2/1.0 (-1)	1,118 (-9%)	2mo	$50,000	$45	59
202 Woodlawn Ave	0.41mi	3/1.0	1,094 (-11%)	4mo	$35,000	$32	59
717 Smith Ave	0.68mi	3/1.0	1,160 (-6%)	2mo	$170,000	$147	57
2201 S Pennsylvania Ave	0.63mi	4/2.0 (+1)	1,286 (+4%)	1mo	$195,000	$152	54
2340 S Pennsylvania Ave	0.66mi	4/1.0 (+1)	1,152 (-6%)	4mo	$69,000	$60	50
2309 S Pennsylvania Ave	0.65mi	4/2.0 (+1)	1,308 (+6%)	0mo	$88,900	$68	50
560 Paris Ave	0.74mi	2/2.0 (-1)	1,340 (+9%)	2mo	$199,000	$149	40

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $12,456
• Equity at exit: $13,404

10-year hold

• IRR: 22.5%
• Equity multiple: 3.09×
• Total profit: $52,652
• Equity at exit: $7,773

Cash invested: $25,172 (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: $1,328 high
• Mortgage (P&I): −$471
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $387

Break-even live

Break-even rent $838

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.43mi
2528 Forest Ave Lansing, MI	4.0	1.0	1175	$1,699	$1.45	44d	1	0.49mi
401 E Willard Ave Unit 19 Lansing, MI	2.0	1.0	775	$1,000	$1.29	44d	1	0.56mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	14d	1	0.77mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	21d	1	0.81mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	44d	1	0.82mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	14d	1	0.83mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	44d	1	0.91mi
335 E Saint Joseph St Unit 6 Lansing, MI	2.0	1.0	700	$949	$1.36	44d	1	1.01mi
605 S Grand Ave Unit 2 Lansing, MI	4.0	1.0	1200	$1,100	$0.92	44d	1	1.04mi
1223 Bensch St Lansing, MI	3.0	1.0	850	$1,200	$1.41	21d	1	1.05mi
1027 Climax St Lansing, MI	3.0	1.5	1298	$1,550	$1.19	14d	1	1.08mi
1317 Lenore Ave Lansing, MI	2.0	1.5	1442	$850	$0.59	44d	1	1.11mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	14d	1	1.12mi
3518 Davidson Dr Lansing, MI	2.0	2.0	850	$1,115	$1.31	44d	3	1.14mi
805 Bement St Unit Hosmer 507 Lansing, MI	2.0	1.0	1120	$1,075	$0.96	44d	1	1.20mi
507 S Hosmer St Lansing, MI	2.0	1.0	1120	$1,075	$0.96	44d	1	1.21mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	44d	1	1.23mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	44d	1	1.23mi
910 Dakin St Lansing, MI	3.0	1.0	908	$1,295	$1.43	44d	1	1.28mi
1815 Potomac Cir Lansing, MI	2.0	1.0	1002	$1,200	$1.20	14d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $89,900 Active 49 DOM
2. 2026-06-17
   days on market $89,900 Active 48 DOM
3. 2026-06-16
   days on market $89,900 Active 47 DOM
4. 2026-06-15
   days on market $89,900 Active 46 DOM
5. 2026-06-14
   days on market $89,900 Active 44 DOM
6. 2026-06-13
   days on market $89,900 Active 43 DOM
7. 2026-06-10
   days on market $89,900 Active 41 DOM
8. 2026-06-09
   days on market $89,900 Active 40 DOM
9. 2026-06-08
   days on market $89,900 Active 39 DOM
10. 2026-06-07
    days on market $89,900 Active 38 DOM
11. 2026-06-05
    days on market $89,900 Active 35 DOM
12. 2026-06-03
    days on market $89,900 Active 34 DOM
13. 2026-06-02
    days on market $89,900 Active 33 DOM
14. 2026-06-01
    days on market $89,900 Active 32 DOM
15. 2026-05-31
    days on market $89,900 Active 31 DOM
16. 2026-05-30
    days on market $89,900 Active 30 DOM
17. 2026-04-30
    historical

    Show marketing remark (482 chars)

    Great opportunity with this 3-bedroom, 1-bath home. Its features include classic wood trim in the living and dining rooms, character and charm. There are also hardwood floors throughout. The home offers both front and back porches, a full basement for additional storage or potential living space, and plenty of opportunity for updates. An excellent value with room for potential for investors or buyers looking for an affordable place to call home. Home is "Sold As-Is. "

18. 2026-04-30
    listed $89,900 Active 481-char remark

    Show marketing remark (482 chars)

    Great opportunity with this 3-bedroom, 1-bath home. Its features include classic wood trim in the living and dining rooms, character and charm. There are also hardwood floors throughout. The home offers both front and back porches, a full basement for additional storage or potential living space, and plenty of opportunity for updates. An excellent value with room for potential for investors or buyers looking for an affordable place to call home. Home is "Sold As-Is. "

19. 2026-04-30
    listed $89,900 Active

    Show marketing remark (482 chars)

    Great opportunity with this 3-bedroom, 1-bath home. Its features include classic wood trim in the living and dining rooms, character and charm. There are also hardwood floors throughout. The home offers both front and back porches, a full basement for additional storage or potential living space, and plenty of opportunity for updates. An excellent value with room for potential for investors or buyers looking for an affordable place to call home. Home is "Sold As-Is. "

20. 2026-03-31
    status Active
21. 2026-03-31
    listed $95,000 Active
22. 2026-03-31
    historical
23. 2026-03-31
    historical
24. 2026-03-11
    listed $95,000 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: $1,838 · $153/mo
• Projected year-2 tax: $1,838 · $153/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: $15,937
• − Mortgage interest: −$5,036
• − Property taxes: −$1,838
• − Insurance: −$450
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,615
• Taxable income: $3,448
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $3,818/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

-5.4% since first listed

8 events — show timeline

• 2026-04-30 Listed $89,900 REALCOMP
• 2026-04-30 Listed $89,900 Greater Lansing AoR
• 2026-04-30 Listing Removed — REALCOMP
• 2026-03-31 Relisted — REALCOMP
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-31 Listed $95,000 REALCOMP
• 2026-03-11 Listed $95,000 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $1,838 · +2.9% YoY. Source: county tax records.