745 Durant St · Lansing, MI 48915

$99,900

3 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 114 Days on market

Built 1925 Fair condition 5,227 sqft lot $78/sqft · 40% below area ↓ 5% since listing

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Why this score? — see what drove the C+ 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $298 ($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: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.8% 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, 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.
• Zoned schools: Pattengill School (600 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 31% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($91k) 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.41% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 5.9

CMA / ARV

• ARV (median comp): $201,622
• List price: $99,900
• Delta: -50.45%
• 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
906 Cleo St	0.17mi	3/2.0	1,308 (+2%)	0mo	$219,900	$168	85
1804 Drexel Rd	0.24mi	3/1.5	1,232 (-4%)	1mo	$199,900	$162	80
916 Cleo St	0.18mi	3/1.5	1,124 (-12%)	2mo	$172,000	$153	67
1019 N Jenison Ave	0.37mi	4/2.0 (+1)	1,224 (-5%)	2mo	$135,500	$111	65
2505 W Michigan Ave	0.68mi	2/1.5 (-1)	1,295 (+1%)	2mo	$150,000	$116	58
1422 Comfort St	0.59mi	4/1.5 (+1)	1,342 (+4%)	2mo	$160,000	$119	56
926 Dryer Farm Rd	0.72mi	3/2.0	1,236 (-4%)	0mo	$230,000	$186	56
3003 Timber Dr	0.63mi	3/1.0	1,124 (-12%)	3mo	$180,000	$160	48
215 Hungerford St	0.72mi	3/1.0	1,121 (-13%)	1mo	$150,000	$134	45
1107 Princeton Ave	0.69mi	4/1.5 (+1)	1,408 (+10%)	0mo	$108,500	$77	45
902 W Lapeer St	0.73mi	3/1.0	1,456 (+13%)	1mo	$115,000	$79	43
526 N Deerfield Ave	0.70mi	3/2.0	1,096 (-15%)	0mo	$190,000	$173	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,898
• Equity at exit: $14,895

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $27,371
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 40 under contract
• Months of supply: 2.6 mo (39%/mo absorbed)
• Median asking: $120,000 ($101/sqft)
• Median days on market: 43 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +54.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48915

• Active inventory: 109
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$524
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $298

Break-even live

Break-even rent $1,031

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $355	-5% $326	+0% $298	+5% $270	+10% $242
Rent	-10% $187	-5% $243	+0% $298	+5% $354	+10% $409
Rate	-1.0pp $348	-0.5pp $324	base $298	+0.5pp $272	+1.0pp $246

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	70d	1	0.68mi
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	70d	1	0.86mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	93d	1	0.87mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	70d	1	0.89mi
1330 W Hillsdale St Lansing, MI	3.0	1.0	1008	$1,550	$1.54	93d	1	1.05mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	93d	1	1.15mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	93d	1	1.21mi

Property features AI

Exterior

• Utilities: Public waterNatural gas water heater
• Home design: Single-family residenceOther architectural styleBuilt in 1925
• Construction: Vinyl sidingShingle roofLiving area approximately 1,548
• Exterior features: Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total roomsFireplaceFull basement

Listing history 50 events

1. 2026-08-08
   days on market $99,900 Active 114 DOM
2. 2026-08-07
   days on market $99,900 Active 113 DOM
3. 2026-08-06
   days on market $99,900 Active 112 DOM
4. 2026-08-05
   days on market $99,900 Active 111 DOM
5. 2026-08-04
   days on market $99,900 Active 110 DOM
6. 2026-08-03
   days on market $99,900 Active 109 DOM
7. 2026-07-31
   days on market $99,900 Active 106 DOM
8. 2026-07-30
   days on market $99,900 Active 105 DOM
9. 2026-07-29
   days on market $99,900 Active 104 DOM
10. 2026-07-27
    days on market $99,900 Active 102 DOM
11. 2026-07-25
    days on market $99,900 Active 100 DOM
12. 2026-07-23
    days on market $99,900 Active 98 DOM
13. 2026-07-22
    days on market $99,900 Active 97 DOM
14. 2026-07-21
    days on market $99,900 Active 96 DOM
15. 2026-07-18
    days on market $99,900 Active 93 DOM
16. 2026-07-16
    days on market $99,900 Active 91 DOM
17. 2026-07-16
    days on market $99,900 Active 90 DOM
18. 2026-07-14
    days on market $99,900 Active 89 DOM
19. 2026-07-14
    days on market $99,900 Active 88 DOM
20. 2026-07-12
    days on market $99,900 Active 87 DOM
21. 2026-07-11
    days on market $99,900 Active 86 DOM
22. 2026-07-10
    days on market $99,900 Active 85 DOM
23. 2026-07-09
    days on market $99,900 Active 84 DOM
24. 2026-07-08
    days on market $99,900 Active 83 DOM
25. 2026-07-07
    days on market $99,900 Active 82 DOM
26. 2026-07-06
    days on market $99,900 Active 81 DOM
27. 2026-07-05
    days on market $99,900 Active 80 DOM
28. 2026-07-04
    days on market $99,900 Active 79 DOM
29. 2026-07-03
    days on market $99,900 Active 78 DOM
30. 2026-07-02
    days on market $99,900 Active 77 DOM
31. 2026-07-01
    days on market $99,900 Active 76 DOM
32. 2026-06-30
    days on market $99,900 Active 75 DOM
33. 2026-06-29
    days on market $99,900 Active 74 DOM
34. 2026-06-28
    days on market $99,900 Active 73 DOM
35. 2026-06-28
    days on market $99,900 Active 72 DOM
36. 2026-06-27
    days on market $99,900 Active 71 DOM
37. 2026-06-25
    days on market $99,900 Active 69 DOM
38. 2026-06-23
    days on market $99,900 Active 67 DOM
39. 2026-06-21
    days on market $99,900 Active 66 DOM
40. 2026-06-18
    days on market $99,900 Active 63 DOM
41. 2026-06-17
    days on market $99,900 Active 62 DOM
42. 2026-06-16
    days on market $99,900 Active 61 DOM
43. 2026-06-15
    days on market $99,900 Active 60 DOM
44. 2026-06-14
    days on market $99,900 Active 58 DOM
45. 2026-06-13
    days on market $99,900 Active 57 DOM
46. 2026-06-10
    days on market $99,900 Active 55 DOM
47. 2026-06-09
    days on market $99,900 Active 54 DOM
48. 2026-06-08
    days on market $99,900 Active 53 DOM
49. 2026-06-07
    days on market $99,900 Active 52 DOM
50. 2026-06-05
    days on market $99,900 Active 49 DOM

ⓘ 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: $16,901
• − Mortgage interest: −$5,596
• − Property taxes: −$2,988
• − Insurance: −$500
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$2,906
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,048/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $32,100–$57,780 screening

This 3-bedroom home requires significant exterior and interior repairs, but presents a good opportunity for a moderate renovation to increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible.
• Major Windows (windows) — Windows appear to be broken or missing, indicating severe damage.
• Major Electrical (electrical) — The interior ceiling has significant damage, suggesting electrical issues or structural compromise.
• Major Exterior (exterior) — The exterior walls and siding show extensive damage, indicating a need for immediate repair.

Repairs flagged

• Major roof — Leaves and debris indicate significant damage
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt
• Major flooring — Worn carpet
• Major interior walls — Peeling paint

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Landscaping — Well-maintained landscaping improves curb appeal ↑
• Rental Replace carpet — Fresh carpet improves comfort and reduces maintenance ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Riddle Elementary High Jw Sexton High School F MI #611/713 Nat'l #14,291/17,239

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

B Composite livability gradescore 79/100

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 · 300,362 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: 4% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Utilities: Public waterNatural gas water heater
• Home design: Single-family residenceOther architectural styleBuilt in 1925
• Construction: Vinyl sidingShingle roofLiving area approximately 1,548
• Exterior features: Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total roomsFireplaceFull basement

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.