3992 Shoreham St · Jackson, MI 49201

$80,000

4 bd · 2.0 ba · 2,496 sqft · Other · 180 Days on market

Built 2002

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come live at The Reserves in this nearly 2,500 square foot home on a perimeter lot. This beautiful 2002 home offers four bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has huge bedrooms, a living and a huge family room with a fireplace. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

Key facts

• Perimeter lot
• Living room
• Family room

Tags

• PERIMETER LOT
• QUIET NEIGHBORHOOD
• LIVING ROOM
• FAMILY ROOM
• FIREPLACE
• GYM

Property features AI

Exterior

• Parking: Carport (no attached garage)
• Utilities: Public water; Public sewer (assumed); Natural gas water heater
• Home design: Residential property; Built in 2002
• Construction: Vinyl siding; Shingle roof; Built in 2002
• Exterior features: Paved road access; Shed(s)

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Cooling system present
• Interior features: Eat-in kitchen; Fireplace; Basement (other); 11 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $862 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 5.5% in Jackson — 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 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: crime F, employment F.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northwest Early Elementary School (869 students, 61% FRL); Northwest Kidder Middle School (math 14% / reading 41%, grade F, #363 of 493 statewide, top 75%, 790 students, 50% FRL); Northwest High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 972 students, 40% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 375 active listings in the ZIP; 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($70k) 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.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.11% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.18%
• DSCR: 3.05
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 48.7%
• Equity multiple: 3.27×
• Total profit: $50,854
• Equity at exit: $11,928

10-year hold

• IRR: 56.2%
• Equity multiple: 7.95×
• Total profit: $155,580
• Equity at exit: $6,917

Cash invested: $22,400 (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 49201

• Rents YoY: 10.3%
• Active inventory: 375
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $862

Break-even live

Break-even rent $601

Max offer price $80,000

Occupancy floor 44%

Sensitivity live

Price	-10% $907	-5% $885	+0% $862	+5% $839	+10% $817
Rent	-10% $728	-5% $795	+0% $862	+5% $929	+10% $996
Rate	-1.0pp $902	-0.5pp $882	base $862	+0.5pp $841	+1.0pp $820

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $80,000 Active 180 DOM
2. 2026-06-18
   days on market $80,000 Active 179 DOM
3. 2026-06-17
   days on market $80,000 Active 178 DOM
4. 2026-06-16
   days on market $80,000 Active 177 DOM
5. 2026-06-15
   days on market $80,000 Active 176 DOM
6. 2026-06-14
   days on market $80,000 Active 174 DOM
7. 2026-06-13
   days on market $80,000 Active 173 DOM
8. 2026-06-10
   days on market $80,000 Active 171 DOM
9. 2026-06-09
   days on market $80,000 Active 170 DOM
10. 2026-06-08
    days on market $80,000 Active 169 DOM
11. 2026-06-07
    days on market $80,000 Active 168 DOM
12. 2026-06-05
    days on market $80,000 Active 165 DOM
13. 2026-06-03
    days on market $80,000 Active 164 DOM
14. 2026-06-02
    days on market $80,000 Active 163 DOM
15. 2026-06-01
    days on market $80,000 Active 162 DOM
16. 2026-05-31
    days on market $80,000 Active 161 DOM
17. 2026-05-30
    days on market $80,000 Active 160 DOM
18. 2025-12-21
    listed $80,000 Active 604-char remark

    Show marketing remark (604 chars)

    Come live at The Reserves in this nearly 2,500 square foot home on a perimeter lot. This beautiful 2002 home offers four bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has huge bedrooms, a living and a huge family room with a fireplace. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

19. 2025-12-20
    listed $80,000 Active

    Show marketing remark (604 chars)

    Come live at The Reserves in this nearly 2,500 square foot home on a perimeter lot. This beautiful 2002 home offers four bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has huge bedrooms, a living and a huge family room with a fireplace. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

20. 2025-12-20
    listed $80,000 Active 604-char remark

    Show marketing remark (604 chars)

    Come live at The Reserves in this nearly 2,500 square foot home on a perimeter lot. This beautiful 2002 home offers four bedrooms and two bathrooms in a quiet, peaceful neighborhood. This home has huge bedrooms, a living and a huge family room with a fireplace. This is a great community for a first home, to raise kids, retire or anything in between. All appliances included! THIS HOME CAN BE MOVED OUT OF THE PARK. Walnut Ridge offers a gym, pool, playground, park, dog run, indoor gathering rooms for events, nature trails and a pond. PLEASE CALL WALNUT RIDGE FOR CURRENT LOT RENT RATES. [phone]

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $747 · $62/mo
• Expected delta: +$485/yr (+$40/mo · 185.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,304
• − Mortgage interest: −$4,481
• − Property taxes: −$262
• − Insurance: −$400
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$2,327
• Taxable income: $9,585
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $8,043/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: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 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

• County: Jackson County · 85,581 people
• City population: 85,581
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• Metro: Jackson, 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

+0.0% since first listed

3 events — show timeline

• 2025-12-21 Listed $80,000 REALCOMP
• 2025-12-20 Listed $80,000 MiRealSource-MiMLS
• 2025-12-20 Listed $80,000 SW Michigan MLS

Property tax history

+15.6%/yr

Latest (2025): $262 · +2.9% YoY. Source: county tax records.