1422 Comfort St · Lansing, MI 48915

$139,990

4 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 1 Days on market

Built 1918 0.79 ac lot Est $166k · 16% under

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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 +19.9/30.0
• ARV discount +14.6/15.0
• 1% rule +6.3/10.0
• DSCR +6.3/10.0
• 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

Welcome to 1422 Comfort Street in Lansing--a spacious 4-bedroom, 1.5-bath home offering over 1,300 square feet of finished living space on an oversized 0.79-acre lot. This property combines classic charm with key updates, making it an excellent opportunity for homeowners or investors alike. Recent improvements include a newer steel roof, low-maintenance vinyl siding, and energy-efficient vinyl windows. Inside, you'll find new flooring throughout and a functional, spacious layout featuring a large living room, dedicated dining area, and additional flex space ideal for a home office or mudroom. The kitchen is equipped with stainless steel appliances, offering both style and practicality. Laundry is conveniently located in the basement with an electric dryer setup. One of the standout features is the HUGE yard???just under 3/4 of an acre???providing ample outdoor space for entertaining, pets, or future expansion, with a portion already fenced. The property also includes a large detached 2-car garage, offering plenty of storage and parking. Additional highlights include central air, forced air heating, and a covered front porch perfect for relaxing. Conveniently located near shopping, dining, and major roadways, this home offers both space and accessibility at an attractive price point.

Key facts

• Newer steel roof
• New flooring
• Large living room

Tags

• NEWER STEEL ROOF
• LOW-MAINTENANCE VINYL SIDING
• ENERGY-EFFICIENT VINYL WINDOWS
• NEW FLOORING
• LARGE LIVING ROOM
• DEDICATED DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 7.7% vs local median 6.0% in Lansing — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 22d 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 35% 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 18y 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.
• Current owner paid $91k; list at $140k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,990

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $166,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 Comfort St	0.00mi	4/1.5	1,342 (0%)	0mo	$160,000	$119	98
914 Stanley St	0.50mi	3/1.0 (-1)	1,319 (-2%)	6mo	$167,575	$127	64
1840 W Maple St	0.32mi	3/1.0 (-1)	1,463 (+9%)	7mo	$175,000	$120	59
806 Princeton Ave	0.67mi	3/1.0 (-1)	1,344 (+0%)	6mo	$60,000	$45	58
821 N Verlinden Ave	0.50mi	3/1.5 (-1)	1,428 (+6%)	3mo	$122,000	$85	57
1320 Glenrose Ave	0.20mi	3/1.0 (-1)	1,144 (-15%)	6mo	$23,000	$20	56
1043 Ontario St	0.35mi	3/1.0 (-1)	1,152 (-14%)	2mo	$54,900	$48	54
1023 Cleo St	0.34mi	3/1.5 (-1)	1,508 (+12%)	4mo	$265,000	$176	54
1145 N Martin Luther King Junior Blvd	0.40mi	3/2.0 (-1)	1,235 (-8%)	7mo	$160,000	$130	53
920 Clyde St	0.52mi	3/1.5 (-1)	1,204 (-10%)	2mo	$170,000	$141	50
2341 N Grand River Ave	0.73mi	4/1.5	1,423 (+6%)	6mo	$176,500	$124	48
1629 N Genesee Dr	0.72mi	3/2.0 (-1)	1,176 (-12%)	1mo	$213,800	$182	36

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-11,809
• Equity at exit: $20,873

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,974
• Equity at exit: $12,104

Cash invested: $39,197 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$285 /mo · $3,419/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $169

Break-even live

Break-even rent $1,364

Max offer price $139,990

Occupancy floor 84%

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: $34,998
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	21d	1	0.39mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	21d	1	0.57mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	21d	1	0.87mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	44d	1	1.23mi

Listing history 22 events

1. 2026-04-27
   status Pending 1303-char remark

   Show marketing remark (1303 chars)

   Welcome to 1422 Comfort Street in Lansing--a spacious 4-bedroom, 1.5-bath home offering over 1,300 square feet of finished living space on an oversized 0.79-acre lot. This property combines classic charm with key updates, making it an excellent opportunity for homeowners or investors alike. Recent improvements include a newer steel roof, low-maintenance vinyl siding, and energy-efficient vinyl windows. Inside, you'll find new flooring throughout and a functional, spacious layout featuring a large living room, dedicated dining area, and additional flex space ideal for a home office or mudroom. The kitchen is equipped with stainless steel appliances, offering both style and practicality. Laundry is conveniently located in the basement with an electric dryer setup. One of the standout features is the HUGE yard???just under 3/4 of an acre???providing ample outdoor space for entertaining, pets, or future expansion, with a portion already fenced. The property also includes a large detached 2-car garage, offering plenty of storage and parking. Additional highlights include central air, forced air heating, and a covered front porch perfect for relaxing. Conveniently located near shopping, dining, and major roadways, this home offers both space and accessibility at an attractive price point.

2. 2026-04-27
   status Pending

   Show marketing remark (1303 chars)

   Welcome to 1422 Comfort Street in Lansing--a spacious 4-bedroom, 1.5-bath home offering over 1,300 square feet of finished living space on an oversized 0.79-acre lot. This property combines classic charm with key updates, making it an excellent opportunity for homeowners or investors alike. Recent improvements include a newer steel roof, low-maintenance vinyl siding, and energy-efficient vinyl windows. Inside, you'll find new flooring throughout and a functional, spacious layout featuring a large living room, dedicated dining area, and additional flex space ideal for a home office or mudroom. The kitchen is equipped with stainless steel appliances, offering both style and practicality. Laundry is conveniently located in the basement with an electric dryer setup. One of the standout features is the HUGE yard???just under 3/4 of an acre???providing ample outdoor space for entertaining, pets, or future expansion, with a portion already fenced. The property also includes a large detached 2-car garage, offering plenty of storage and parking. Additional highlights include central air, forced air heating, and a covered front porch perfect for relaxing. Conveniently located near shopping, dining, and major roadways, this home offers both space and accessibility at an attractive price point.

3. 2026-04-25
   listed $139,990 Active 1303-char remark

   Show marketing remark (1303 chars)

   Welcome to 1422 Comfort Street in Lansing--a spacious 4-bedroom, 1.5-bath home offering over 1,300 square feet of finished living space on an oversized 0.79-acre lot. This property combines classic charm with key updates, making it an excellent opportunity for homeowners or investors alike. Recent improvements include a newer steel roof, low-maintenance vinyl siding, and energy-efficient vinyl windows. Inside, you'll find new flooring throughout and a functional, spacious layout featuring a large living room, dedicated dining area, and additional flex space ideal for a home office or mudroom. The kitchen is equipped with stainless steel appliances, offering both style and practicality. Laundry is conveniently located in the basement with an electric dryer setup. One of the standout features is the HUGE yard???just under 3/4 of an acre???providing ample outdoor space for entertaining, pets, or future expansion, with a portion already fenced. The property also includes a large detached 2-car garage, offering plenty of storage and parking. Additional highlights include central air, forced air heating, and a covered front porch perfect for relaxing. Conveniently located near shopping, dining, and major roadways, this home offers both space and accessibility at an attractive price point.

4. 2026-04-25
   listed $139,990 Active

   Show marketing remark (1303 chars)

   Welcome to 1422 Comfort Street in Lansing--a spacious 4-bedroom, 1.5-bath home offering over 1,300 square feet of finished living space on an oversized 0.79-acre lot. This property combines classic charm with key updates, making it an excellent opportunity for homeowners or investors alike. Recent improvements include a newer steel roof, low-maintenance vinyl siding, and energy-efficient vinyl windows. Inside, you'll find new flooring throughout and a functional, spacious layout featuring a large living room, dedicated dining area, and additional flex space ideal for a home office or mudroom. The kitchen is equipped with stainless steel appliances, offering both style and practicality. Laundry is conveniently located in the basement with an electric dryer setup. One of the standout features is the HUGE yard???just under 3/4 of an acre???providing ample outdoor space for entertaining, pets, or future expansion, with a portion already fenced. The property also includes a large detached 2-car garage, offering plenty of storage and parking. Additional highlights include central air, forced air heating, and a covered front porch perfect for relaxing. Conveniently located near shopping, dining, and major roadways, this home offers both space and accessibility at an attractive price point.

5. 2022-10-05
   soldstatus $91,000
6. 2022-09-28
   soldstatus $91,000 Closed 164-char remark

   Show marketing remark (164 chars)

   Great price on 4 bedroom 1 1/2 bath home with detached garage and fenced in backyard. The home has a newer metal roof, fresh coat of paint and all appliances stay.

7. 2022-09-28
   soldstatus $91,000

   Show marketing remark (164 chars)

   Great price on 4 bedroom 1 1/2 bath home with detached garage and fenced in backyard. The home has a newer metal roof, fresh coat of paint and all appliances stay.

8. 2022-07-22
   price $89,000 164-char remark

   Show marketing remark (164 chars)

   Great price on 4 bedroom 1 1/2 bath home with detached garage and fenced in backyard. The home has a newer metal roof, fresh coat of paint and all appliances stay.

9. 2022-06-28
   listed $99,900 Active 164-char remark

   Show marketing remark (164 chars)

   Great price on 4 bedroom 1 1/2 bath home with detached garage and fenced in backyard. The home has a newer metal roof, fresh coat of paint and all appliances stay.

10. 2022-06-28
    listed $89,000

    Show marketing remark (164 chars)

    Great price on 4 bedroom 1 1/2 bath home with detached garage and fenced in backyard. The home has a newer metal roof, fresh coat of paint and all appliances stay.

11. 2016-03-23
    soldstatus $65,000
12. 2016-03-18
    soldstatus $65,000
13. 2016-03-18
    soldstatus $65,000
14. 2015-12-16
    listed $66,700
15. 2015-12-16
    listed $66,700
16. 2015-12-16
    historical
17. 2015-12-16
    historical
18. 2015-12-09
    listed $67,900
19. 2015-12-09
    listed $67,900
20. 2008-11-20
    historical
21. 2008-08-11
    listed $24,500
22. 2003-05-06
    soldstatus $65,500

ⓘ 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: $3,419 · $285/mo
• Projected year-2 tax: $3,419 · $285/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 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: $18,938
• − Mortgage interest: −$7,842
• − Property taxes: −$3,419
• − Insurance: −$700
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,072
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $2,062/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

+113.7% since first listed

22 events — show timeline

• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — Greater Lansing AoR
• 2026-04-25 Listed $139,990 REALCOMP
• 2026-04-25 Listed $139,990 Greater Lansing AoR
• 2022-10-05 Sold (Public Records) $91,000 Public Records
• 2022-09-28 Sold (MLS) $91,000 REALCOMP
• 2022-09-28 Sold (MLS) $91,000 Greater Lansing AoR
• 2022-07-22 Price Changed $89,000 Greater Lansing AoR
• 2022-06-28 Listed $89,000 REALCOMP
• 2022-06-28 Listed $99,900 Greater Lansing AoR
• 2016-03-23 Sold (Public Records) $65,000 Public Records
• 2016-03-18 Sold (MLS) $65,000 Greater Lansing AoR
• 2016-03-18 Sold (MLS) $65,000 REALCOMP
• 2015-12-16 Listing Removed — REALCOMP
• 2015-12-16 Listing Removed — Greater Lansing AoR
• 2015-12-16 Listed $66,700 Greater Lansing AoR
• 2015-12-16 Listed $66,700 REALCOMP
• 2015-12-09 Listed $67,900 REALCOMP
• 2015-12-09 Listed $67,900 Greater Lansing AoR
• 2008-11-20 Listing Removed — Greater Lansing AoR
• 2008-08-11 Listed $24,500 Greater Lansing AoR
• 2003-05-06 Sold (Public Records) $65,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,419 · +3.0% YoY. Source: county tax records.