1002 W Ganson St · Jackson, MI 49202

$124,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily · 3 Days on market

Built 1914 5,663 sqft lot $93/sqft · 18% below area Est $153k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting 3 bedroom, 1 bath home in the City of Jackson! Inside, you'll find spacious kitchen and living areas that offer plenty of room to gather, entertain, or simply relax at the end of the day. The generously sized bedrooms provide comfort and flexibility, while the quiet backyard creates a peaceful retreat for enjoying the outdoors. Ideally situated near shopping, dining, parks, local activities, and major highways, this home offers the perfect blend of space, comfort, and everyday convenience.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1914

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas water heater
• Home design: Traditional single-family residence; Built in 1914
• Construction: Vinyl siding
• Exterior features: Shingle roof; Lot about 0.13 acres; Public water

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Primary bedroom; Two additional bedrooms
• Bathrooms: One full bathroom; Primary bathroom
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-69 ($-827/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (17.1% below list).
• Recommended offer: $104k (17.1% 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: 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,516 (17.1% 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 1914 — 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: 0.83% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $152,859
• List price: $124,900
• Delta: -18.29%
• 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
1002 W Ganson St	0.00mi	3/1.0	1,344 (0%)	1mo	$118,000	$88	99
342 N Grinnell St	0.18mi	3/1.0	1,356 (+1%)	0mo	$169,900	$125	90
311 Hibbard Ave	0.23mi	3/1.5	1,350 (+0%)	1mo	$162,000	$120	86
221 N Higby St	0.39mi	3/1.5	1,348 (+0%)	1mo	$235,000	$174	78
330 N West Ave	0.27mi	4/1.5 (+1)	1,330 (-1%)	2mo	$125,500	$94	77
611 Oakhill Ave	0.40mi	3/1.0	1,238 (-8%)	1mo	$74,250	$60	68
814 Wildwood Ave	0.30mi	3/1.5	1,481 (+10%)	1mo	$105,000	$71	66
718 Center St	0.13mi	3/2.0	1,151 (-14%)	1mo	$135,000	$117	65
841 Bennett St	0.43mi	4/1.0 (+1)	1,248 (-7%)	2mo	$75,000	$60	62
202 S West Ave	0.61mi	4/1.0 (+1)	1,446 (+8%)	1mo	$94,700	$65	53
113 S Webster St	0.57mi	3/1.0	1,180 (-12%)	2mo	$125,000	$106	52
123 N Higby St	0.48mi	2/1.5 (-1)	1,168 (-13%)	1mo	$155,000	$133	48

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-24,598
• Equity at exit: $18,623

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-26,950
• Equity at exit: $10,799

Cash invested: $34,972 (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 49202

• Active inventory: 79
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$180 /mo · $2,156/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-69

Break-even live

Break-even rent $1,122

Max offer price $112,726

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-34	+0% $-69	+5% $-104	+10% $-140
Rent	-10% $-151	-5% $-110	+0% $-69	+5% $-28	+10% $13
Rate	-1.0pp $-6	-0.5pp $-37	base $-69	+0.5pp $-101	+1.0pp $-134

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
653 Oakhill Ave Jackson, MI	2.0	1.0	900	$950	$1.06	44d	1	0.26mi
720 W Michigan Ave Jackson, MI	2.0	1.0	972	$900	$0.93	44d	1	0.57mi
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	1.04mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	44d	1	1.42mi

Listing history 38 events

1. 2026-05-18
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Welcome home to this inviting 3 bedroom, 1 bath home in the City of Jackson! Inside, you'll find spacious kitchen and living areas that offer plenty of room to gather, entertain, or simply relax at the end of the day. The generously sized bedrooms provide comfort and flexibility, while the quiet backyard creates a peaceful retreat for enjoying the outdoors. Ideally situated near shopping, dining, parks, local activities, and major highways, this home offers the perfect blend of space, comfort, and everyday convenience.

2. 2026-05-18
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Welcome home to this inviting 3 bedroom, 1 bath home in the City of Jackson! Inside, you'll find spacious kitchen and living areas that offer plenty of room to gather, entertain, or simply relax at the end of the day. The generously sized bedrooms provide comfort and flexibility, while the quiet backyard creates a peaceful retreat for enjoying the outdoors. Ideally situated near shopping, dining, parks, local activities, and major highways, this home offers the perfect blend of space, comfort, and everyday convenience.

3. 2026-05-18
   status Pending

   Show marketing remark (524 chars)

   Welcome home to this inviting 3 bedroom, 1 bath home in the City of Jackson! Inside, you'll find spacious kitchen and living areas that offer plenty of room to gather, entertain, or simply relax at the end of the day. The generously sized bedrooms provide comfort and flexibility, while the quiet backyard creates a peaceful retreat for enjoying the outdoors. Ideally situated near shopping, dining, parks, local activities, and major highways, this home offers the perfect blend of space, comfort, and everyday convenience.

4. 2026-05-15
   listed $124,900 Active 524-char remark

   Show marketing remark (524 chars)

   Welcome home to this inviting 3 bedroom, 1 bath home in the City of Jackson! Inside, you'll find spacious kitchen and living areas that offer plenty of room to gather, entertain, or simply relax at the end of the day. The generously sized bedrooms provide comfort and flexibility, while the quiet backyard creates a peaceful retreat for enjoying the outdoors. Ideally situated near shopping, dining, parks, local activities, and major highways, this home offers the perfect blend of space, comfort, and everyday convenience.

5. 2026-05-15
   listed $124,900 Active 524-char remark

   Show marketing remark (524 chars)

   Welcome home to this inviting 3 bedroom, 1 bath home in the City of Jackson! Inside, you'll find spacious kitchen and living areas that offer plenty of room to gather, entertain, or simply relax at the end of the day. The generously sized bedrooms provide comfort and flexibility, while the quiet backyard creates a peaceful retreat for enjoying the outdoors. Ideally situated near shopping, dining, parks, local activities, and major highways, this home offers the perfect blend of space, comfort, and everyday convenience.

6. 2026-05-15
   listed $124,900 Active

   Show marketing remark (524 chars)

   Welcome home to this inviting 3 bedroom, 1 bath home in the City of Jackson! Inside, you'll find spacious kitchen and living areas that offer plenty of room to gather, entertain, or simply relax at the end of the day. The generously sized bedrooms provide comfort and flexibility, while the quiet backyard creates a peaceful retreat for enjoying the outdoors. Ideally situated near shopping, dining, parks, local activities, and major highways, this home offers the perfect blend of space, comfort, and everyday convenience.

7. 2021-07-23
   historical
8. 2021-07-23
   historical
9. 2021-07-23
   historical
10. 2019-05-16
    soldstatus $95,000
11. 2019-05-10
    soldstatus $95,000 Sold
12. 2019-05-10
    soldstatus $95,000
13. 2019-05-10
    soldstatus $95,000 Closed
14. 2019-04-10
    historical Keep Showing-Contgcy Appl
15. 2019-04-10
    historical Contingent - Continue To Show
16. 2019-03-31
    historical
17. 2019-02-20
    price $94,900
18. 2019-02-06
    listed $94,900 Active
19. 2019-02-06
    listed $94,900
20. 2019-02-06
    listed $99,900 Active
21. 2019-02-01
    listed $99,900
22. 2019-02-01
    listed $99,900
23. 2019-02-01
    historical
24. 2019-02-01
    listed $99,900
25. 2019-01-31
    historical
26. 2019-01-01
    listed $99,900
27. 2019-01-01
    listed $99,900 Active
28. 2019-01-01
    historical
29. 2018-12-31
    historical
30. 2018-11-13
    price $99,900
31. 2018-10-03
    listed $99,900
32. 2018-10-03
    listed $99,900
33. 2018-10-03
    listed $104,500 Active
34. 2018-08-14
    historical
35. 2018-08-13
    historical
36. 2018-04-11
    listed $79,900
37. 2018-04-11
    listed $79,900
38. 2018-04-11
    listed $79,900 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: $2,156 · $180/mo
• Projected year-2 tax: $2,156 · $180/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 ≥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: $12,422
• − Mortgage interest: −$6,996
• − Property taxes: −$2,156
• − Insurance: −$624
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$3,633
• Taxable loss: −$2,976
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $-113/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

• Census place: Jackson, MI
• City population: 85,581
• Population (ZIP): 18,763

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 (75%)
• Race & ethnicity: White 75% Two or more races 11% Black 10% Hispanic / Latino 5% Asian 1%
• Common ancestry: Romanian 9% Iranian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 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: ▼ -175.30%
• Current HPI: 170.3682
• Rent YoY: —
• Metro: —
• 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

+47.7% since first listed

42 events — show timeline

• 2026-06-04 Sold (Public Records) $118,000 Public Records
• 2026-06-01 Sold (MLS) $118,000 REALCOMP
• 2026-06-01 Sold (MLS) $118,000 SW Michigan MLS
• 2026-06-01 Sold (MLS) $118,000 MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — SW Michigan MLS
• 2026-05-15 Listed $124,900 REALCOMP
• 2026-05-15 Listed $124,900 SW Michigan MLS
• 2026-05-15 Listed $124,900 MiRealSource-MiMLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2019-05-16 Sold (Public Records) $95,000 Public Records
• 2019-05-10 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2019-05-10 Sold (MLS) $95,000 SW Michigan MLS
• 2019-05-10 Sold (MLS) $95,000 REALCOMP
• 2019-04-10 Contingent — MiRealSource-MiMLS
• 2019-04-10 Contingent — REALCOMP
• 2019-03-31 Listing Removed — REALCOMP
• 2019-02-20 Price Changed $94,900 MiRealSource-MiMLS
• 2019-02-06 Listed $99,900 MiRealSource-MiMLS
• 2019-02-06 Listed $94,900 SW Michigan MLS
• 2019-02-06 Listed $94,900 REALCOMP
• 2019-02-01 Listed $99,900 MiRealSource-MiMLS
• 2019-02-01 Listing Removed — MiRealSource-MiMLS
• 2019-02-01 Listed $99,900 SW Michigan MLS
• 2019-02-01 Listed $99,900 REALCOMP
• 2019-01-31 Listing Removed — REALCOMP
• 2019-01-01 Listing Removed — MiRealSource-MiMLS
• 2019-01-01 Listed $99,900 MiRealSource-MiMLS
• 2019-01-01 Listed $99,900 REALCOMP
• 2018-12-31 Listing Removed — REALCOMP
• 2018-11-13 Price Changed $99,900 MiRealSource-MiMLS
• 2018-10-03 Listed $104,500 MiRealSource-MiMLS
• 2018-10-03 Listed $99,900 SW Michigan MLS
• 2018-10-03 Listed $99,900 REALCOMP
• 2018-08-14 Listing Removed — MiRealSource-MiMLS
• 2018-08-13 Listing Removed — REALCOMP
• 2018-04-11 Listed $79,900 MiRealSource-MiMLS
• 2018-04-11 Listed $79,900 SW Michigan MLS
• 2018-04-11 Listed $79,900 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $2,156 · +2.0% YoY. Source: county tax records.