111 W Palmer Ave · Jackson, MI 49203

$159,900

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 4 Days on market

Built 1923 4,356 sqft lot Est $120k · 33% over

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Why this score? — see what drove the F 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 +9.9/30.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 1.5-bath residence offering comfort, character, and recent updates. The kitchen features a new stainless steel refrigerator and stove, providing a modern touch and added convenience. Enjoy your morning coffee on the spacious front porch or relax and entertain guests on the large back deck, perfect for entertaining family and friends. The finished basement includes a bonus room that offers endless possibilities--use it as a home office, workout space, playroom, hobby room, or additional living area to fit your needs. With inviting indoor and outdoor spaces, recent updates, and flexible living options, this home is a great opportunity for first-time buyers, growing families, or investors alike. Schedule your showing today and see all that this Jackson home has to offer!

Key facts

• Large back deck
• Bonus room
• Finished basement

Tags

• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL STOVE
• SPACIOUS FRONT PORCH
• LARGE BACK DECK
• FINISHED BASEMENT
• BONUS ROOM

Property features AI

Finance

• Financial info: Current use: Investment

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public sewer; Water connected; Sewer connected; Natural gas connected; Electricity connected
• Home design: Traditional-style home; One and one-half stories; Built in 1923; Faces city street
• Construction: Vinyl siding; Shingle roof; Built in 1923
• Exterior features: Front yard and back yard; City lot with rectangular shape; Covered porch; Front porch; Deck; City view; Asphalt-paved road frontage

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms (Primary bedroom on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Ceiling fan(s); Primary bedroom located on the main level; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (30.7% below list).
• Recommended offer: $111k (30.7% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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 $15k; list at $160k implies a 966% 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 $110,842 (30.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1923 — 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 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?
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. 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?
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: 0.69% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $119,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2646 Bow St	0.29mi	2/1.0	864 (-7%)	1mo	$85,000	$98	74
151 W Euclid Ave	0.38mi	2/1.0	904 (-3%)	7mo	$110,000	$122	72
335 Prairie St	0.36mi	3/1.0 (+1)	950 (+2%)	4mo	$165,000	$174	71
362 Hillside Ave	0.19mi	3/1.5 (+1)	888 (-4%)	9mo	$167,475	$189	69
352 Hillside Ave	0.17mi	2/1.0	816 (-12%)	4mo	$148,000	$181	68
2110 Sunnyside Ct	0.16mi	3/1.5 (+1)	1,005 (+8%)	9mo	$103,000	$102	64
2016 S Jackson St	0.24mi	3/1.5 (+1)	998 (+7%)	6mo	$172,000	$172	64
352 Oakwood Ave	0.27mi	2/1.0	1,035 (+11%)	8mo	$119,000	$115	62
148 Avondale Ave	0.11mi	3/1.0 (+1)	1,050 (+13%)	11mo	$146,500	$140	59
1309 Woodbridge St	0.73mi	2/1.0	886 (-5%)	12mo	$29,400	$33	48
209 W High St	0.66mi	3/1.0 (+1)	1,032 (+11%)	1mo	$133,000	$129	45
337 E Addison St	0.58mi	3/1.0 (+1)	1,066 (+15%)	7mo	$45,000	$42	38

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: -16.5%
• Equity multiple: 0.39×
• Total profit: $-27,106
• Equity at exit: $23,842

10-year hold

• IRR: -2.3%
• Equity multiple: 0.82×
• Total profit: $-8,268
• Equity at exit: $13,825

Cash invested: $44,772 (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 49203

• Home prices YoY: -31.7%
• Rents YoY: 7.5%
• Active inventory: 164
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-101

Break-even live

Break-even rent $1,236

Max offer price $142,070

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	1.47mi

Listing history 5 events

1. 2026-06-19
   days on market $159,900 Active 4 DOM
2. 2026-06-18
   days on market $159,900 Active 3 DOM
3. 2026-06-17
   days on market $159,900 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark

   Show marketing remark (819 chars)

   Welcome home to this charming 3-bedroom, 1.5-bath residence offering comfort, character, and recent updates. The kitchen features a new stainless steel refrigerator and stove, providing a modern touch and added convenience. Enjoy your morning coffee on the spacious front porch or relax and entertain guests on the large back deck, perfect for entertaining family and friends. The finished basement includes a bonus room that offers endless possibilities--use it as a home office, workout space, playroom, hobby room, or additional living area to fit your needs. With inviting indoor and outdoor spaces, recent updates, and flexible living options, this home is a great opportunity for first-time buyers, growing families, or investors alike. Schedule your showing today and see all that this Jackson home has to offer!

5. 2026-06-15
   listed $159,900 Active 1 DOM

   Show marketing remark (819 chars)

   Welcome home to this charming 3-bedroom, 1.5-bath residence offering comfort, character, and recent updates. The kitchen features a new stainless steel refrigerator and stove, providing a modern touch and added convenience. Enjoy your morning coffee on the spacious front porch or relax and entertain guests on the large back deck, perfect for entertaining family and friends. The finished basement includes a bonus room that offers endless possibilities--use it as a home office, workout space, playroom, hobby room, or additional living area to fit your needs. With inviting indoor and outdoor spaces, recent updates, and flexible living options, this home is a great opportunity for first-time buyers, growing families, or investors alike. Schedule your showing today and see all that this Jackson home has to offer!

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$803/yr (+$67/mo · 93.7%)

ⓘ 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: $13,301
• − Mortgage interest: −$8,957
• − Property taxes: −$857
• − Insurance: −$800
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$4,652
• Taxable loss: −$4,092
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $-229/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

• 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

+90.6% since first listed

14 events — show timeline

• 2026-06-15 Listed $159,900 REALCOMP
• 2026-06-15 Listed $159,900 Greater Lansing AoR
• 2010-06-07 Sold (MLS) $15,000 REALCOMP
• 2010-06-07 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2010-05-12 Listing Removed — MiRealSource-MiMLS
• 2010-03-05 Listed $16,000 REALCOMP
• 2010-03-05 Listed $16,000 MiRealSource-MiMLS
• 2006-12-07 Sold (MLS) $83,600 REALCOMP
• 2006-12-07 Sold (MLS) $83,600 MiRealSource-MiMLS
• 2006-12-07 Sold (MLS) $83,600 SW Michigan MLS
• 2006-12-06 Listed $83,900 REALCOMP
• 2006-12-06 Listed $83,900 MiRealSource-MiMLS
• 2006-12-06 Listed $83,900 SW Michigan MLS
• 2006-10-08 Listing Removed — MiRealSource-MiMLS

Property tax history

-0.7%/yr

Latest (2025): $857 · -36.9% YoY. Source: county tax records.