1525 E Oakland Ave · Lansing, MI 48906

$119,900

3 bd · 1.0 ba · 732 sqft · SingleFamily public records · 3 Days on market

Built 1947 6,534 sqft lot Est $100k · 20% over

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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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 1.5-story home offering comfortable, easy living in a warm and inviting layout. Step through the front door into a bright and welcoming living room filled with natural light. Just ahead, the newly updated full bath adds a fresh, modern touch to the home's classic character. Down the hall, two well-appointed bedrooms offer ample natural light and comfortable space for rest or work. Behind the living room, the eat-in kitchen is the heart of the home, featuring sliding glass doors that open directly onto the back deck, seamlessly blending indoor and outdoor living. Upstairs, the spacious upper level offers a world of possibility. Whether you envision a private bedroom retreat, a creative workshop, or a hobby space all your own, this versatile room delivers the square footage and flexibility to make it exactly what you need. The fully fenced backyard is a private oasis, enclosed by a privacy fence and highlighted by a charming overhang adjacent to the garage, the perfect spot to unwind outdoors while staying sheltered from the sun or rain. Whether you're hosting a summer cookout or enjoying a quiet evening outside, this backyard delivers. The attached two-car garage rounds out this home with generous parking and additional storage space to spare. Ready to see for yourself? Book your tour today!

Key facts

• Sliding glass doors
• Privacy fence
• Eat-in kitchen

Tags

• NEWLY UPDATED FULL BATH
• EAT-IN KITCHEN
• SLIDING GLASS DOORS
• FULLY FENCED BACKYARD
• PRIVACY FENCE

Property features AI

Exterior

• Parking: Driveway; Paved parking; Garage
• Utilities: Public sewer; Paved road access
• Home design: One and one-half story home; Built in 1947; Located in the Grand River subdivision
• Construction: Vinyl siding
• Exterior features: Rain gutters; Deck; Screens and shutters on windows; Back yard; Front yard

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Disposal; Vented exhaust fan; Water heater
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Total of 3 bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement; Dryer (appliance)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.3% 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 (+10.5%/yr); 138 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $829 of loan paydown is wiped out by about $4k 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 + 8.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1947 — 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. 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: 1.13% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $99,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 Mahlon St	0.12mi	2/1.0 (-1)	704 (-4%)	3mo	$60,000	$85	80
919 Mahlon St	0.13mi	2/1.0 (-1)	678 (-7%)	4mo	$96,000	$142	74
1102 Persons Ct	0.44mi	3/1.0	720 (-2%)	5mo	$67,500	$94	73
1107 May St	0.36mi	2/1.0 (-1)	704 (-4%)	1mo	$89,500	$127	72
1022 Persons Ct	0.45mi	2/1.0 (-1)	714 (-2%)	0mo	$66,000	$92	70
1035 May St	0.39mi	3/1.0	786 (+7%)	2mo	$55,000	$70	68
723 N Francis Ave	0.63mi	2/1.0 (-1)	748 (+2%)	3mo	$130,500	$174	60
1312 Otto St	0.29mi	2/2.0 (-1)	652 (-11%)	1mo	$113,500	$174	59
322 N Foster Ave	0.74mi	3/1.0	768 (+5%)	5mo	$164,500	$214	53
435 N Magnolia Ave	0.56mi	2/1.0 (-1)	800 (+9%)	5mo	$95,000	$119	49
1633 Illinois Ave	0.69mi	2/1.0 (-1)	660 (-10%)	1mo	$90,000	$136	45
318 N Foster Ave	0.74mi	2/1.0 (-1)	680 (-7%)	6mo	$110,000	$162	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $555
• Equity at exit: $17,877

10-year hold

• IRR: 14.8%
• Equity multiple: 2.48×
• Total profit: $49,797
• Equity at exit: $10,367

Cash invested: $33,572 (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 48906

• Rents YoY: 10.5%
• Active inventory: 138
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$629
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $200

Break-even live

Break-even rent $1,106

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
936 N Fairview Ave Lansing, MI	1.0–2.0	1.0	825	$1,245	$1.51	43d	2	0.46mi
1245 Weber Dr Unit 2 Lansing, MI	2.0	1.0	700	$1,250	$1.79	43d	1	0.71mi
2208 Marcus St Lansing, MI	3.0	1.0	616	$1,175	$1.91	21d	1	1.11mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	43d	1	1.40mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	21d	1	1.40mi
1502 S Shore Dr East Lansing, MI	3.0	1.0–2.0	689	$1,900	$2.76	13d	14	1.47mi
335 E Saint Joseph St Unit 6 Lansing, MI	2.0	1.0	700	$949	$1.36	43d	1	1.48mi

Listing history 7 events

1. 2026-05-30
   status $119,900 Pending 3 DOM
2. 2026-05-26
   listed $119,900 Active 1336-char remark

   Show marketing remark (1336 chars)

   Welcome to this charming 1.5-story home offering comfortable, easy living in a warm and inviting layout. Step through the front door into a bright and welcoming living room filled with natural light. Just ahead, the newly updated full bath adds a fresh, modern touch to the home's classic character. Down the hall, two well-appointed bedrooms offer ample natural light and comfortable space for rest or work. Behind the living room, the eat-in kitchen is the heart of the home, featuring sliding glass doors that open directly onto the back deck, seamlessly blending indoor and outdoor living. Upstairs, the spacious upper level offers a world of possibility. Whether you envision a private bedroom retreat, a creative workshop, or a hobby space all your own, this versatile room delivers the square footage and flexibility to make it exactly what you need. The fully fenced backyard is a private oasis, enclosed by a privacy fence and highlighted by a charming overhang adjacent to the garage, the perfect spot to unwind outdoors while staying sheltered from the sun or rain. Whether you're hosting a summer cookout or enjoying a quiet evening outside, this backyard delivers. The attached two-car garage rounds out this home with generous parking and additional storage space to spare. Ready to see for yourself? Book your tour today!

3. 2026-05-26
   listed $119,900 Active

   Show marketing remark (1336 chars)

   Welcome to this charming 1.5-story home offering comfortable, easy living in a warm and inviting layout. Step through the front door into a bright and welcoming living room filled with natural light. Just ahead, the newly updated full bath adds a fresh, modern touch to the home's classic character. Down the hall, two well-appointed bedrooms offer ample natural light and comfortable space for rest or work. Behind the living room, the eat-in kitchen is the heart of the home, featuring sliding glass doors that open directly onto the back deck, seamlessly blending indoor and outdoor living. Upstairs, the spacious upper level offers a world of possibility. Whether you envision a private bedroom retreat, a creative workshop, or a hobby space all your own, this versatile room delivers the square footage and flexibility to make it exactly what you need. The fully fenced backyard is a private oasis, enclosed by a privacy fence and highlighted by a charming overhang adjacent to the garage, the perfect spot to unwind outdoors while staying sheltered from the sun or rain. Whether you're hosting a summer cookout or enjoying a quiet evening outside, this backyard delivers. The attached two-car garage rounds out this home with generous parking and additional storage space to spare. Ready to see for yourself? Book your tour today!

4. 2021-06-16
   soldstatus $90,000 13-char remark

   Show marketing remark (13 chars)

   NON-LIST SALE

5. 2021-06-16
   soldstatus $90,000

   Show marketing remark (13 chars)

   NON-LIST SALE

6. 2021-06-16
   listed $90,000 13-char remark

   Show marketing remark (13 chars)

   NON-LIST SALE

7. 2021-06-16
   listed $90,000

   Show marketing remark (13 chars)

   NON-LIST SALE

ⓘ 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: $2,340 · $195/mo
• Projected year-2 tax: $2,340 · $195/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 ≥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: $16,313
• − Mortgage interest: −$6,716
• − Property taxes: −$2,340
• − Insurance: −$600
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,488
• Taxable income: $559
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $2,268/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): 25,901
• Household income: $64,315
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 851.0

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 0.56)
• Race & ethnicity: White 64% Black 15% Two or more races 12% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -135.54%
• Current HPI: 228.7023
• Rent YoY: ▲ 10.50%
• 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

+33.2% since first listed

6 events — show timeline

• 2026-05-26 Listed $119,900 REALCOMP
• 2026-05-26 Listed $119,900 Greater Lansing AoR
• 2021-06-16 Listed $90,000 REALCOMP
• 2021-06-16 Listed $90,000 Greater Lansing AoR
• 2021-06-16 Sold (MLS) $90,000 REALCOMP
• 2021-06-16 Sold (MLS) $90,000 Greater Lansing AoR

Property tax history

+3.2%/yr

Latest (2025): $2,340 · +3.0% YoY. Source: county tax records.