2646 Bow St · Summit, MI 49203

$99,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 44 Days on market

Built 1927 7,405 sqft lot Est $140k · 29% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.9/10.0
• Rent growth +4.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

Key facts

• Back deck
• 1-car garage
• Fenced-in backyard

Tags

• ENCLOSED FRONT PORCH
• BACK DECK
• FENCED-IN BACKYARD
• 1-CAR GARAGE

Property features AI

Exterior

• Parking: One garage space (detached)
• Utilities: Public water; Natural gas water heater
• Home design: Traditional style; Single-family residence; Residential property
• Construction: Built in 1927; Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.17 acres

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Six total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents rising fast (+7.5%/yr); 164 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 $684 of loan paydown is wiped out by about $3k 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 + 7.5% 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 44 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1927 — 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. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $139,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2646 Bow St	0.00mi	2/1.0	864 (0%)	1mo	$85,000	$98	99
352 Hillside Ave	0.32mi	2/1.0	816 (-6%)	4mo	$148,000	$181	73
2633 Highland Ave Ave	0.05mi	2/1.0	748 (-13%)	11mo	$136,000	$182	66
335 Prairie St	0.21mi	3/1.0 (+1)	950 (+10%)	4mo	$165,000	$174	66
362 Hillside Ave	0.34mi	3/1.5 (+1)	888 (+3%)	9mo	$167,475	$189	65
161 Hollis St	0.45mi	2/1.0	804 (-7%)	13mo	$129,900	$162	57
131 E Palmer Ave	0.26mi	1/1.0 (-1)	934 (+8%)	15mo	$134,250	$144	57
151 W Euclid Ave	0.66mi	2/1.0	904 (+5%)	7mo	$110,000	$122	56
141 W Clark St	0.33mi	2/1.0	960 (+11%)	17mo	$103,000	$107	52
166 W Prospect St	0.58mi	2/1.0	925 (+7%)	14mo	$95,000	$103	49
1913 Woodsum St	0.59mi	3/1.5 (+1)	774 (-10%)	14mo	$138,500	$179	37
137 W Euclid Ave	0.64mi	3/1.0 (+1)	960 (+11%)	15mo	$110,000	$115	34

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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $126
• Equity at exit: $14,761

10-year hold

• IRR: 14.3%
• Equity multiple: 2.41×
• Total profit: $39,158
• Equity at exit: $8,560

Cash invested: $27,720 (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 49203

• Home prices YoY: -31.7%
• Rents YoY: 7.5%
• Active inventory: 164
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $165

Break-even live

Break-even rent $965

Max offer price $99,000

Occupancy floor 81%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-13
   status Pending 938-char remark

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

2. 2026-05-13
   status Pending 938-char remark

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

3. 2026-05-12
   status Pending
4. 2026-04-30
   historical Keep Showing-Contgcy Appl 938-char remark

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

5. 2026-04-30
   historical Active Under Contract 938-char remark

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

6. 2026-04-30
   historical Active - Contingent

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

7. 2026-03-29
   listed $99,000 Active 938-char remark

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

8. 2026-03-29
   listed $99,000 Active 938-char remark

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

9. 2026-03-29
   listed $99,000 Active

   Show marketing remark (938 chars)

   Welcome to this inviting 2-bedroom home in Summit Township, offering 864 sq ft of manageable living space and a layout full of possibility. This property is perfect for buyers looking to add their own touches or investors seeking a solid opportunity. Step inside through the enclosed front porch, a bright and versatile space that works beautifully as a mudroom, reading nook, or seasonal sitting area. From there, the home opens into a cozy interior ready for your updates and vision. Outside, you'll find several standout features that add real value. A back deck provides a great spot for outdoor dining or relaxing, while the fenced-in backyard offers privacy and room for pets, gardening, or play. The property also includes a 1-car garage, giving you convenient parking or extra storage. This home needs some TLC, but the fundamentals are here. With a little work, this could become a truly charming residence or a smart investment.

10. 2021-07-23
    historical
11. 2013-10-08
    historical
12. 2013-05-21
    listed $15,000
13. 2013-05-21
    listed $15,000

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,420 · $202/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) · 70% 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: $14,080
• − Mortgage interest: −$5,546
• − Property taxes: −$2,420
• − Insurance: −$495
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$2,880
• Taxable income: $486
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,861/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 — Summit

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Jackson County · 85,581 people
• Metro: Jackson, MI
• Population (ZIP): 36,474
• Household income: $56,201
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1383.0

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 (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -98.09%
• Current HPI: 211.5474
• Rent YoY: ▲ 7.54%
• 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

+560.0% since first listed

13 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-12 Pending — SW Michigan MLS
• 2026-04-30 Contingent — MiRealSource-MiMLS
• 2026-04-30 Contingent — REALCOMP
• 2026-04-30 Contingent — SW Michigan MLS
• 2026-03-29 Listed $99,000 REALCOMP
• 2026-03-29 Listed $99,000 SW Michigan MLS
• 2026-03-29 Listed $99,000 MiRealSource-MiMLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2013-10-08 Listing Removed — REALCOMP
• 2013-05-21 Listed $15,000 REALCOMP
• 2013-05-21 Listed $15,000 SW Michigan MLS

Property tax history

+5.0%/yr

Latest (2025): $2,420 · +4.2% YoY. Source: county tax records.