745 Durant St · Lansing, MI 48915

$99,900

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 63 Days on market

Built 1925 5,227 sqft lot $65/sqft · 49% below area Est $195k · 49% under ↓ 5% since listing

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the hidden value in this Lansing gem! This 3-bedroom, 1-bath home is the ultimate canvas for your next renovation project. Nestled in a desirable neighborhood, the layout offers a spacious main floor featuring a fireplace-warmed living room, formal dining, and an expansive kitchen. With all three bedrooms upstairs and a full basement ready for finishing, the equity-building potential here is massive.

Key facts

• Expansive kitchen
• 5,227 sq ft lot
• Built 1925

Tags

• DESIRABLE NEIGHBORHOOD
• FIREPLACE WARMED LIVING ROOM
• EXPANSIVE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: 68 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.57%
• DSCR: 1.69
• GRM: 5.6

CMA / ARV

• ARV (median comp): $194,771
• List price: $99,900
• Delta: -48.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Cleo St	0.25mi	3/1.5	1,508 (-3%)	4mo	$265,000	$176	79
821 N Verlinden Ave	0.09mi	3/1.5	1,428 (-8%)	3mo	$122,000	$85	79
1613 Drexel Rd	0.31mi	3/2.5	1,428 (-8%)	1mo	$215,000	$151	66
1610 Inverness Ave	0.46mi	3/1.5	1,660 (+7%)	3mo	$230,000	$139	62
425 N Jenison Ave	0.42mi	3/1.5	1,691 (+9%)	3mo	$195,000	$115	60
1413 N Jenison Ave	0.62mi	3/2.0	1,638 (+6%)	4mo	$160,000	$98	54
1313 S Genesee Dr	0.50mi	3/2.0	1,351 (-13%)	4mo	$218,000	$161	48
1319 W Michigan Ave	0.73mi	4/2.0 (+1)	1,627 (+5%)	4mo	$172,000	$106	45
1422 Comfort St	0.59mi	4/1.5 (+1)	1,342 (-13%)	0mo	$160,000	$119	43
1217 W Shiawassee St	0.60mi	3/1.5	1,316 (-15%)	3mo	$147,000	$112	43
820 Princeton Ave	0.68mi	4/1.5 (+1)	1,692 (+9%)	4mo	$129,900	$77	43
705 Princeton Ave	0.66mi	4/3.0 (+1)	1,662 (+7%)	4mo	$115,000	$69	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.25×
• Total profit: $7,022
• Equity at exit: $14,895

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $36,276
• Equity at exit: $8,638

Cash invested: $27,972 (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 48915

• Active inventory: 68
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $363

Break-even live

Break-even rent $1,031

Max offer price $99,900

Occupancy floor 71%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	21d	1	0.68mi
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	21d	1	0.86mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	21d	1	0.89mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	43d	1	1.21mi

Listing history 22 events

1. 2026-06-18
   days on market $99,900 Active 63 DOM
2. 2026-06-17
   days on market $99,900 Active 62 DOM
3. 2026-06-16
   days on market $99,900 Active 61 DOM
4. 2026-06-15
   days on market $99,900 Active 60 DOM
5. 2026-06-14
   days on market $99,900 Active 58 DOM
6. 2026-06-13
   days on market $99,900 Active 57 DOM
7. 2026-06-10
   days on market $99,900 Active 55 DOM
8. 2026-06-09
   days on market $99,900 Active 54 DOM
9. 2026-06-08
   days on market $99,900 Active 53 DOM
10. 2026-06-07
    days on market $99,900 Active 52 DOM
11. 2026-06-05
    days on market $99,900 Active 49 DOM
12. 2026-06-03
    days on market $99,900 Active 48 DOM
13. 2026-06-02
    days on market $99,900 Active 47 DOM
14. 2026-06-01
    days on market $99,900 Active 46 DOM
15. 2026-05-31
    days on market $99,900 Active 45 DOM
16. 2026-05-30
    days on market $99,900 Active 44 DOM
17. 2026-05-11
    price $99,900 410-char remark

    Show marketing remark (410 chars)

    Unlock the hidden value in this Lansing gem! This 3-bedroom, 1-bath home is the ultimate canvas for your next renovation project. Nestled in a desirable neighborhood, the layout offers a spacious main floor featuring a fireplace-warmed living room, formal dining, and an expansive kitchen. With all three bedrooms upstairs and a full basement ready for finishing, the equity-building potential here is massive.

18. 2026-05-11
    price $99,900 410-char remark

    Show marketing remark (410 chars)

    Unlock the hidden value in this Lansing gem! This 3-bedroom, 1-bath home is the ultimate canvas for your next renovation project. Nestled in a desirable neighborhood, the layout offers a spacious main floor featuring a fireplace-warmed living room, formal dining, and an expansive kitchen. With all three bedrooms upstairs and a full basement ready for finishing, the equity-building potential here is massive.

19. 2026-05-11
    price $99,900

    Show marketing remark (410 chars)

    Unlock the hidden value in this Lansing gem! This 3-bedroom, 1-bath home is the ultimate canvas for your next renovation project. Nestled in a desirable neighborhood, the layout offers a spacious main floor featuring a fireplace-warmed living room, formal dining, and an expansive kitchen. With all three bedrooms upstairs and a full basement ready for finishing, the equity-building potential here is massive.

20. 2026-04-16
    listed $104,900 Active 410-char remark

    Show marketing remark (410 chars)

    Unlock the hidden value in this Lansing gem! This 3-bedroom, 1-bath home is the ultimate canvas for your next renovation project. Nestled in a desirable neighborhood, the layout offers a spacious main floor featuring a fireplace-warmed living room, formal dining, and an expansive kitchen. With all three bedrooms upstairs and a full basement ready for finishing, the equity-building potential here is massive.

21. 2026-04-16
    listed $104,900 Active 410-char remark

    Show marketing remark (410 chars)

    Unlock the hidden value in this Lansing gem! This 3-bedroom, 1-bath home is the ultimate canvas for your next renovation project. Nestled in a desirable neighborhood, the layout offers a spacious main floor featuring a fireplace-warmed living room, formal dining, and an expansive kitchen. With all three bedrooms upstairs and a full basement ready for finishing, the equity-building potential here is massive.

22. 2026-04-16
    listed $104,900 Active

    Show marketing remark (410 chars)

    Unlock the hidden value in this Lansing gem! This 3-bedroom, 1-bath home is the ultimate canvas for your next renovation project. Nestled in a desirable neighborhood, the layout offers a spacious main floor featuring a fireplace-warmed living room, formal dining, and an expansive kitchen. With all three bedrooms upstairs and a full basement ready for finishing, the equity-building potential here is massive.

ⓘ 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: $2,988 · $249/mo
• Projected year-2 tax: $2,988 · $249/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: $17,884
• − Mortgage interest: −$5,596
• − Property taxes: −$2,988
• − Insurance: −$500
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,906
• Taxable income: $3,033
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $3,627/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): 9,428
• Household income: $54,465
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 307.0

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 0.64)
• Race & ethnicity: White 54% Black 24% Two or more races 13% Hispanic / Latino 13%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 7% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -129.90%
• Current HPI: 177.0906
• Rent YoY: —
• 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

-4.8% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-11 Price Changed $99,900 REALCOMP
• 2026-05-11 Price Changed $99,900 SW Michigan MLS
• 2026-04-16 Listed $104,900 REALCOMP
• 2026-04-16 Listed $104,900 SW Michigan MLS
• 2026-04-16 Listed $104,900 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $2,988 · +3.0% YoY. Source: county tax records.