4630 Christiansen Rd · Lansing, MI 48910

$55,000

3 bd · 1.0 ba · 892 sqft · SingleFamily public records · 47 Days on market

Built 1940 0.39 ac lot $62/sqft · 31% below area Est $95k · 42% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in Lansing! This 3-bedroom, 2-bath home sits on a large lot and is ready for your vision to bring it to completion. The seller has already begun renovations, including a brand-new front porch, cement driveway, and plumbing installed for a second bathroom, newer windows. The home has been taken down to the studs (2x4s) and is ready for finishing?needing drywall, kitchen installation, bathroom fixtures, flooring, siding. A great opportunity for investors or experienced renovators looking to customize from the ground up and build equity. Cash sale only. Seller will make no further improvements, property is being sold as-is.

Key facts

• 0.39 acre lot
• Built 1940
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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 (+4.7%/yr); 177 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $380 of loan paydown is wiped out by about $2k 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 + 4.7% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $13k; list at $55k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.18% ✓
• Cap rate: 15.88%
• Cash-on-cash: 34.22%
• DSCR: 2.52
• GRM: 3.8

CMA / ARV

• ARV (median comp): $94,705
• List price: $55,000
• Delta: -41.93%
• 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
1808 W Jolly Rd	0.25mi	2/1.0 (-1)	914 (+2%)	3mo	$75,000	$82	77
4927 Starr Ave	0.23mi	3/1.0	812 (-9%)	1mo	$98,500	$121	73
4908 Hughes Rd	0.16mi	2/1.0 (-1)	816 (-8%)	3mo	$90,000	$110	71
2813 Greenbelt Dr	0.67mi	3/1.0	894 (+0%)	1mo	$120,000	$134	68
4110 Richmond St	0.47mi	3/1.0	925 (+4%)	6mo	$120,000	$130	68
2820 Reo Rd	0.60mi	2/1.0 (-1)	904 (+1%)	2mo	$144,000	$159	63
2045 Moffitt St	0.55mi	2/1.0 (-1)	876 (-2%)	6mo	$145,000	$166	62
4628 Pleasant Grove Rd	0.27mi	3/1.0	1,008 (+13%)	6mo	$127,000	$126	61
833 Dornell Ave	0.68mi	3/1.0	933 (+5%)	6mo	$139,000	$149	55
4416 Ballard Rd	0.72mi	2/1.0 (-1)	933 (+5%)	3mo	$82,000	$88	51
2029 Hillcrest St	0.43mi	2/1.0 (-1)	779 (-13%)	5mo	$150,000	$193	49
4920 Ballard Rd	0.73mi	3/1.5	1,009 (+13%)	0mo	$167,000	$166	42

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 2.38×
• Total profit: $21,253
• Equity at exit: $8,201

10-year hold

• IRR: 40.1%
• Equity multiple: 5.14×
• Total profit: $63,822
• Equity at exit: $4,755

Cash invested: $15,400 (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 48910

• Rents YoY: 4.7%
• Active inventory: 177
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$288
• Tax from tax record: −$195 /mo · $2,346/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $439

Break-even live

Break-even rent $642

Max offer price $55,000

Occupancy floor 58%

Sensitivity live

Price	-10% $470	-5% $455	+0% $439	+5% $424	+10% $408
Rent	-10% $345	-5% $392	+0% $439	+5% $487	+10% $534
Rate	-1.0pp $467	-0.5pp $453	base $439	+0.5pp $425	+1.0pp $410

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4318 Pleasant Grove Rd Lansing, MI	1.0–3.0	1.0–2.0	722	$1,350	$1.87	14d	1	0.34mi
1115 Dorchester Cir Lansing, MI	2.0	1.0	850	$855	$1.01	14d	5	0.45mi
2114 Ferrol St Unit 1 Lansing, MI	2.0	1.0	700	$950	$1.36	21d	1	0.58mi
2612 Fielding Dr Lansing, MI	2.0	1.0	1100	$1,095	$1.00	44d	1	0.59mi
4125 Ingham St Lansing, MI	3.0	1.0	933	$1,300	$1.39	44d	1	0.60mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	14d	4	0.60mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	21d	1	0.65mi
3606 Pleasant Grove Rd Lansing, MI	1.0–2.0	1.0	812	$1,100	$1.35	44d	1	0.66mi
3501 Simken Dr Lansing, MI	2.0	1.0	900	$950	$1.06	44d	1	0.69mi
2009 W Holmes Rd Unit 11 Lansing, MI	2.0	1.0	800	$925	$1.16	14d	1	0.71mi
2823 Hillcrest St Lansing, MI	3.0	1.0	925	$1,245	$1.35	21d	1	0.75mi
2920 Hillcrest St Lansing, MI	3.0	1.0	1040	$1,225	$1.18	44d	1	0.82mi
3334 Pleasant Grove Rd Apt 15 Lansing, MI	2.0	1.0	800	$950	$1.19	44d	1	0.83mi
3334 Pleasant Grove Rd Apt 10 Lansing, MI	2.0	1.0	800	$900	$1.12	44d	1	0.83mi
3334 Pleasant Grove Rd Unit 19 Lansing, MI	2.0	1.0	700	$999	$1.43	14d	1	0.83mi
2420 Radford Rd Lansing, MI	2.0	1.0	768	$1,200	$1.56	14d	1	0.95mi
3530 W Jolly Rd Unit 6 Lansing, MI	2.0	1.0	1049	$1,100	$1.05	21d	1	1.11mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	44d	1	1.15mi
2711 Dunlap St Lansing, MI	3.0	1.0	1020	$1,350	$1.32	45d	1	1.17mi
3518 Davidson Dr Lansing, MI	2.0	2.0	850	$1,115	$1.31	44d	3	1.32mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	44d	1	1.33mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	21d	1	1.43mi
2010 Georgetown Blvd Lansing, MI	1.0–2.0	1.0	836	$1,188	$1.42	14d	8	1.46mi

Listing history 37 events

1. 2026-06-18
   days on market $55,000 Active 47 DOM
2. 2026-06-17
   days on market $55,000 Active 46 DOM
3. 2026-06-16
   days on market $55,000 Active 45 DOM
4. 2026-06-15
   days on market $55,000 Active 44 DOM
5. 2026-06-14
   days on market $55,000 Active 42 DOM
6. 2026-06-13
   days on market $55,000 Active 41 DOM
7. 2026-06-10
   days on market $55,000 Active 39 DOM
8. 2026-06-09
   days on market $55,000 Active 38 DOM
9. 2026-06-08
   days on market $55,000 Active 37 DOM
10. 2026-06-07
    days on market $55,000 Active 36 DOM
11. 2026-06-05
    days on market $55,000 Active 33 DOM
12. 2026-06-03
    days on market $55,000 Active 32 DOM
13. 2026-06-02
    days on market $55,000 Active 31 DOM
14. 2026-06-01
    days on market $55,000 Active 30 DOM
15. 2026-05-31
    days on market $55,000 Active 29 DOM
16. 2026-05-30
    days on market $55,000 Active 28 DOM
17. 2026-05-12
    status Pending 645-char remark

    Show marketing remark (646 chars)

    Investor special in Lansing! This 3-bedroom, 2-bath home sits on a large lot and is ready for your vision to bring it to completion. The seller has already begun renovations, including a brand-new front porch, cement driveway, and plumbing installed for a second bathroom, newer windows. The home has been taken down to the studs (2x4s) and is ready for finishing?needing drywall, kitchen installation, bathroom fixtures, flooring, siding. A great opportunity for investors or experienced renovators looking to customize from the ground up and build equity. Cash sale only. Seller will make no further improvements, property is being sold as-is.

18. 2026-05-12
    status Pending 646-char remark

    Show marketing remark (646 chars)

    Investor special in Lansing! This 3-bedroom, 2-bath home sits on a large lot and is ready for your vision to bring it to completion. The seller has already begun renovations, including a brand-new front porch, cement driveway, and plumbing installed for a second bathroom, newer windows. The home has been taken down to the studs (2x4s) and is ready for finishing?needing drywall, kitchen installation, bathroom fixtures, flooring, siding. A great opportunity for investors or experienced renovators looking to customize from the ground up and build equity. Cash sale only. Seller will make no further improvements, property is being sold as-is.

19. 2026-04-23
    listed $50,000 Active 645-char remark

    Show marketing remark (646 chars)

    Investor special in Lansing! This 3-bedroom, 2-bath home sits on a large lot and is ready for your vision to bring it to completion. The seller has already begun renovations, including a brand-new front porch, cement driveway, and plumbing installed for a second bathroom, newer windows. The home has been taken down to the studs (2x4s) and is ready for finishing?needing drywall, kitchen installation, bathroom fixtures, flooring, siding. A great opportunity for investors or experienced renovators looking to customize from the ground up and build equity. Cash sale only. Seller will make no further improvements, property is being sold as-is.

20. 2026-04-23
    listed $50,000 Active 646-char remark

    Show marketing remark (646 chars)

    Investor special in Lansing! This 3-bedroom, 2-bath home sits on a large lot and is ready for your vision to bring it to completion. The seller has already begun renovations, including a brand-new front porch, cement driveway, and plumbing installed for a second bathroom, newer windows. The home has been taken down to the studs (2x4s) and is ready for finishing?needing drywall, kitchen installation, bathroom fixtures, flooring, siding. A great opportunity for investors or experienced renovators looking to customize from the ground up and build equity. Cash sale only. Seller will make no further improvements, property is being sold as-is.

21. 2026-04-17
    historical $50,000 646-char remark

    Show marketing remark (646 chars)

    Investor special in Lansing! This 3-bedroom, 2-bath home sits on a large lot and is ready for your vision to bring it to completion. The seller has already begun renovations, including a brand-new front porch, cement driveway, and plumbing installed for a second bathroom, newer windows. The home has been taken down to the studs (2x4s) and is ready for finishing?needing drywall, kitchen installation, bathroom fixtures, flooring, siding. A great opportunity for investors or experienced renovators looking to customize from the ground up and build equity. Cash sale only. Seller will make no further improvements, property is being sold as-is.

22. 2018-02-27
    soldstatus $12,900
23. 2018-02-27
    soldstatus $12,900
24. 2017-12-21
    listed $14,900
25. 2017-12-21
    listed $14,900
26. 2017-11-28
    historical
27. 2017-11-28
    historical
28. 2017-09-01
    listed $13,900
29. 2017-09-01
    listed $13,900
30. 2017-07-01
    historical
31. 2017-07-01
    historical
32. 2017-05-01
    listed $14,900
33. 2017-05-01
    listed $14,900
34. 2015-11-16
    soldstatus $9,755
35. 2015-11-16
    soldstatus $9,755
36. 2015-07-10
    listed $25,490
37. 2015-07-10
    listed $25,490

ⓘ 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: $2,346 · $195/mo
• Projected year-2 tax: $2,346 · $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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $14,370
• − Mortgage interest: −$3,081
• − Property taxes: −$2,346
• − Insurance: −$275
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$1,600
• Taxable income: $4,769
• Est. tax owed @ 24.0%: −$1,145
• After-tax cash flow: $4,126/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): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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 0.62)
• Race & ethnicity: White 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+96.2% since first listed

21 events — show timeline

• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Pending — Greater Lansing AoR
• 2026-04-23 Listed $50,000 REALCOMP
• 2026-04-23 Listed $50,000 Greater Lansing AoR
• 2026-04-17 Coming Soon $50,000 Greater Lansing AoR
• 2018-02-27 Sold (MLS) $12,900 Greater Lansing AoR
• 2018-02-27 Sold (MLS) $12,900 REALCOMP
• 2017-12-21 Listed $14,900 Greater Lansing AoR
• 2017-12-21 Listed $14,900 REALCOMP
• 2017-11-28 Listing Removed — REALCOMP
• 2017-11-28 Listing Removed — Greater Lansing AoR
• 2017-09-01 Listed $13,900 REALCOMP
• 2017-09-01 Listed $13,900 Greater Lansing AoR
• 2017-07-01 Listing Removed — REALCOMP
• 2017-07-01 Listing Removed — Greater Lansing AoR
• 2017-05-01 Listed $14,900 REALCOMP
• 2017-05-01 Listed $14,900 Greater Lansing AoR
• 2015-11-16 Sold (MLS) $9,755 Greater Lansing AoR
• 2015-11-16 Sold (MLS) $9,755 REALCOMP
• 2015-07-10 Listed $25,490 Greater Lansing AoR
• 2015-07-10 Listed $25,490 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $2,346 · -33.1% YoY. Source: county tax records.