520 E North St · Jackson, MI 49202

$60,000

2 bd · 1.0 ba · 846 sqft · SingleFamily · 3 Days on market

Built 1920 3,920 sqft lot Est $119k · 50% 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 +3.7/5.0
• 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

Great potential in this mighty Jackson city bungalow! Estate sale property that needs some updating, but the potential is there. Enclosed front porch, classic built-in cabinets, granite counters in the kitchen, laundry area in the main floor back porch, full basement for storage. New construction homes in the neighborhood, this home won't last long at this price. Bring your ideas, roll up your sleeves & get busy!

Key facts

• Laundry area
• Full basement
• Granite counters

Tags

• ENCLOSED FRONT PORCH
• CLASSIC BUILT-IN CABINETS
• GRANITE COUNTERS
• LAUNDRY AREA
• FULL BASEMENT

Property features AI

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Single-family residence; Residential property
• Construction: Built in 1920; Vinyl siding
• Exterior features: Corner lot with sidewalk; Paved road access; Shed on the property

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Ramped entrance; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $60k).
• Cap rate 12.9% vs local median 5.4% 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: 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; 12 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 21 sale attempts since 19y 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 $25k; list at $60k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.63% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $119,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 N State St	0.25mi	3/1.0 (+1)	864 (+2%)	3mo	$118,467	$137	77
315 E Monroe St	0.37mi	2/1.0	816 (-4%)	8mo	$115,000	$141	70
615 Rock St	0.22mi	2/1.0	936 (+11%)	3mo	$69,000	$74	69
1110 E North St	0.39mi	2/1.0	918 (+8%)	1mo	$124,000	$135	67
1324 E North St	0.57mi	2/1.0	875 (+3%)	6mo	$113,000	$129	63
120 Austin Ave	0.38mi	2/1.0	929 (+10%)	8mo	$127,500	$137	60
1114 Hamilton St	0.41mi	2/1.0	748 (-12%)	3mo	$130,000	$174	59
1022 Ellery Ave	0.53mi	3/1.0 (+1)	898 (+6%)	3mo	$136,100	$152	58
1125 Walker St	0.46mi	2/1.0	768 (-9%)	8mo	$109,900	$143	56
813 Cooper St	0.38mi	2/1.0	960 (+14%)	5mo	$105,000	$109	56
702 Detroit St	0.58mi	2/1.0	950 (+12%)	1mo	$175,000	$184	52
1402 Floral Ave	0.71mi	2/1.0	768 (-9%)	2mo	$130,000	$169	50

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $11,441
• Equity at exit: $8,946

10-year hold

• IRR: 25.4%
• Equity multiple: 3.22×
• Total profit: $37,297
• Equity at exit: $5,188

Cash invested: $16,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $975 high
• Mortgage (P&I): −$315
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $332

Break-even live

Break-even rent $555

Max offer price $60,000

Occupancy floor 61%

Sensitivity live

Price	-10% $366	-5% $349	+0% $332	+5% $315	+10% $298
Rent	-10% $255	-5% $293	+0% $332	+5% $370	+10% $409
Rate	-1.0pp $362	-0.5pp $347	base $332	+0.5pp $316	+1.0pp $300

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Armory Ct Jackson, MI	1.0	1.0	800	$788	$0.98	44d	1	0.40mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	44d	1	0.48mi
1604 Homewild Ave Jackson, MI	2.0	1.0	726	$1,100	$1.52	44d	1	0.87mi
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.88mi
223 E Washington Ave Jackson, MI	1.0	1.0	900	$850	$0.94	44d	1	0.93mi
521 W North St Jackson, MI	2.0	1.0	684	$1,000	$1.46	44d	1	0.99mi
225 W Washington Ave Apt 4 Jackson, MI	1.0	1.0	850	$850	$1.00	44d	1	1.12mi
225 W Washington Ave Apt 5 Jackson, MI	1.0	1.0	850	$825	$0.97	44d	1	1.12mi
653 Oakhill Ave Jackson, MI	2.0	1.0	900	$950	$1.06	44d	1	1.19mi
305 1st St Jackson, MI	1.0	1.0	600	$720	$1.20	44d	1	1.24mi
720 W Michigan Ave Jackson, MI	2.0	1.0	972	$900	$0.93	44d	1	1.32mi
509 3rd St Unit 3 Jackson, MI	1.0	1.0	800	$750	$0.94	44d	1	1.43mi

Listing history 4 events

1. 2026-06-19
   days on market $60,000 Active 3 DOM
2. 2026-06-18
   days on market $60,000 Active 2 DOM
3. 2026-06-17
   remarks 418-char remark
4. 2026-06-17
   listed $60,000 Active 1 DOM

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,189 · $99/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: $11,705
• − Mortgage interest: −$3,361
• − Property taxes: −$1,189
• − Insurance: −$300
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,745
• Taxable income: $3,237
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,205/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

+71.4% since first listed

47 events — show timeline

• 2026-06-16 Listed $60,000 REALCOMP
• 2026-06-16 Listed $60,000 SW Michigan MLS
• 2026-06-16 Listed $60,000 MiRealSource-MiMLS
• 2014-07-16 Sold (Public Records) $25,000 Public Records
• 2014-07-10 Sold (MLS) $25,000 REALCOMP
• 2014-07-10 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2014-07-10 Sold (MLS) $25,000 SW Michigan MLS
• 2014-06-30 Listing Removed — MiRealSource-MiMLS
• 2014-05-21 Listed $39,900 REALCOMP
• 2014-05-21 Listed $39,900 MiRealSource-MiMLS
• 2014-05-21 Listed $39,900 SW Michigan MLS
• 2011-07-11 Sold (Public Records) $19,000 Public Records
• 2011-06-30 Listed $19,000 MiRealSource-MiMLS
• 2011-06-30 Listed $19,000 REALCOMP
• 2011-06-27 Sold (MLS) $19,000 REALCOMP
• 2011-06-27 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2011-06-27 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2011-06-27 Sold (MLS) $19,000 REALCOMP
• 2011-06-09 Listing Removed — MiRealSource-MiMLS
• 2011-05-25 Listing Removed — MiRealSource-MiMLS
• 2011-04-26 Listed $19,000 REALCOMP
• 2011-04-26 Listed $19,000 MiRealSource-MiMLS
• 2010-10-31 Listing Removed — REALCOMP
• 2010-10-31 Listing Removed — MiRealSource-MiMLS
• 2010-04-12 Listed $44,900 REALCOMP
• 2010-04-12 Listed $44,900 MiRealSource-MiMLS
• 2008-05-08 Sold (MLS) $34,650 MiRealSource-MiMLS
• 2008-05-08 Sold (MLS) $34,650 REALCOMP
• 2008-05-08 Sold (MLS) $34,650 SW Michigan MLS
• 2008-04-10 Listing Removed — MiRealSource-MiMLS
• 2007-07-06 Sold (MLS) $66,000 REALCOMP
• 2007-07-06 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2007-07-06 Sold (MLS) $66,000 SW Michigan MLS
• 2007-06-07 Listing Removed — MiRealSource-MiMLS
• 2007-04-18 Listed $66,000 REALCOMP
• 2007-04-18 Listed $66,000 MiRealSource-MiMLS
• 2007-04-18 Listed $66,000 SW Michigan MLS
• 2007-03-22 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2007-03-22 Sold (MLS) $30,000 REALCOMP
• 2007-03-22 Sold (MLS) $30,000 SW Michigan MLS
• 2007-02-14 Listing Removed — MiRealSource-MiMLS
• 2007-01-22 Listed $38,500 MiRealSource-MiMLS
• 2007-01-22 Listed $38,500 REALCOMP
• 2007-01-22 Listed $38,500 SW Michigan MLS
• 2007-01-18 Listed $35,000 MiRealSource-MiMLS
• 2007-01-18 Listed $35,000 REALCOMP
• 2007-01-18 Listed $35,000 SW Michigan MLS

Property tax history

+2.8%/yr

Latest (2025): $1,189 · +2.0% YoY. Source: county tax records.