726 W Willow St · Lansing, MI 48906

$150,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 3 Days on market

Built 1908 4,792 sqft lot Est $122k · 23% over

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Why this score? — see what drove the D- 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 +13.7/30.0
• Rent growth +5.0/5.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming and beautifully updated 3-bedroom home in Lansing! Featuring stunning refinished hardwood floors, this move-in-ready home offers the perfect blend of character and modern updates. Relax and enjoy the spacious front deck before stepping inside. Entering through the rear of the home from the detached one-car garage with door opener into a convenient mudroom. From there, you'll find a an inviting kitchen featuring, butcher block countertops, ceramic tile backsplash, and abundant cabinet space. A convenient half bath is located just off the kitchen. The main level also offers a formal dining room and a spacious living room filled with natural light from vinyl replacement windows. The welcoming foyer showcases the staircase leading to the second floor. Upstairs, all three bedrooms are generously sized and serviced by a beautifully updated main hall bath complete with a tub/shower combination. The waterproofed basement provides peace of mind and houses the laundry area, along with plenty of storage space. Outside, enjoy the mostly fenced backyard, offering room for pets, gardening, or outdoor entertaining. Major updates in the last 5 years include a new furnace, central air conditioning, water heater, roof, updated kitchen and bathrooms, refinished hardwood floors, and fresh interior paint throughout. Packed with charm, modern updates, and functional living space, this Lansing home is ready for its next owner. Schedule your showing today!

Key facts

• Convenient mudroom
• Spacious front deck
• 4,792 sq ft lot

Tags

• REFINISHED HARDWOOD FLOORS
• SPACIOUS FRONT DECK
• DETACHED ONE CAR GARAGE
• CONVENIENT MUDROOM
• BUTCHER BLOCK COUNTERTOPS
• CERAMIC TILE BACKSPLASH

Property features AI

Finance

• Other: Property type: Residential; Subdivision: KNOLLWOOD PARK

Exterior

• Parking: Detached garage; Driveway; Garage faces front; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding; Composition roof; Pets allowed
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Deck; Porch; Fenced yard; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Free-standing gas oven; Free-standing refrigerator; Microwave; Gas water heater
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfurnished; Lighting; Sump pump in basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $11 ($134/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (7.8% below list).
• Recommended offer: $138k (7.8% below list) — sets the bar for 1% rule.

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, 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.
• Zoned schools: Pattengill School (600 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.5%/yr); 140 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $1k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y 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 $108k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,319 (7.8% below list)

Questions for the listing agent

1. Built in 1908 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $122,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 Ontario St	0.26mi	3/1.0	1,152 (+1%)	2mo	$54,900	$48	85
919 Princeton Ave	0.37mi	3/1.5	1,119 (-2%)	2mo	$60,000	$54	76
1621 Robertson Ave	0.48mi	3/1.5	1,108 (-3%)	3mo	$110,000	$99	68
920 Clyde St	0.43mi	3/1.5	1,204 (+5%)	2mo	$170,000	$141	68
1130 Theodore St	0.32mi	2/1.0 (-1)	1,048 (-8%)	2mo	$112,000	$107	64
1100 Comfort St	0.63mi	3/1.0	1,108 (-3%)	2mo	$132,000	$119	63
502 N Butler Blvd	0.70mi	3/1.0	1,176 (+3%)	1mo	$144,000	$122	62
113 W Willow St	0.49mi	3/1.0	1,287 (+12%)	1mo	$85,000	$66	56
908 N Walnut St	0.46mi	4/1.5 (+1)	1,248 (+9%)	2mo	$125,000	$100	55
425 N Sycamore St	0.75mi	3/2.0	1,109 (-3%)	2mo	$113,000	$102	54
1418 Keeney Ct	0.48mi	3/1.0	990 (-14%)	1mo	$140,000	$141	54
1421 Lamont St	0.53mi	3/1.0	994 (-13%)	3mo	$145,000	$146	51

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.61×
• Total profit: $-16,237
• Equity at exit: $22,365

10-year hold

• IRR: 5.3%
• Equity multiple: 1.48×
• Total profit: $20,243
• Equity at exit: $12,969

Cash invested: $42,000 (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 48906

• Rents YoY: 10.5%
• Active inventory: 140
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$787
• Tax from tax record: −$232 /mo · $2,789/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $11

Break-even live

Break-even rent $1,369

Max offer price $150,000

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $54	+0% $11	+5% $-31	+10% $-74
Rent	-10% $-98	-5% $-43	+0% $11	+5% $66	+10% $120
Rate	-1.0pp $87	-0.5pp $49	base $11	+0.5pp $-28	+1.0pp $-67

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	23d	1	0.19mi
1010 N Pine St Unit B Lansing, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.31mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	23d	1	0.36mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	45d	1	0.49mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	23d	1	0.53mi
117 E North St Unit A Lansing, MI	2.0	1.0	812	$1,050	$1.29	15d	1	0.60mi
410 W Lapeer St Unit 1 Lansing, MI	2.0	1.0	800	$1,050	$1.31	23d	1	0.68mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.73mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	45d	1	0.82mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	45d	1	1.03mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	15d	12	1.11mi
1109 W Washtenaw St Unit 5 Lansing, MI	2.0	1.0	755	$795	$1.05	45d	1	1.25mi
1561 Massachusetts Ave Lansing, MI	3.0	2.0	1100	$1,400	$1.27	45d	1	1.38mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	15d	9	1.42mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	45d	1	1.45mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	45d	1	1.45mi
905 E Shiawassee St Unit 837-01 Lansing, MI	2.0	1.0	800	$850	$1.06	45d	1	1.45mi
905 E Shiawassee St Unit 837-02 Lansing, MI	2.0	1.0	800	$750	$0.94	45d	1	1.45mi
730 Johnson Ave Lansing, MI	2.0	1.0	840	$1,225	$1.46	45d	1	1.47mi

Listing history 3 events

1. 2026-06-21
   days on market $150,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1486 chars)

   Welcome home to this charming and beautifully updated 3-bedroom home in Lansing! Featuring stunning refinished hardwood floors, this move-in-ready home offers the perfect blend of character and modern updates. Relax and enjoy the spacious front deck before stepping inside. Entering through the rear of the home from the detached one-car garage with door opener into a convenient mudroom. From there, you'll find a an inviting kitchen featuring, butcher block countertops, ceramic tile backsplash, and abundant cabinet space. A convenient half bath is located just off the kitchen. The main level also offers a formal dining room and a spacious living room filled with natural light from vinyl replacement windows. The welcoming foyer showcases the staircase leading to the second floor. Upstairs, all three bedrooms are generously sized and serviced by a beautifully updated main hall bath complete with a tub/shower combination. The waterproofed basement provides peace of mind and houses the laundry area, along with plenty of storage space. Outside, enjoy the mostly fenced backyard, offering room for pets, gardening, or outdoor entertaining. Major updates in the last 5 years include a new furnace, central air conditioning, water heater, roof, updated kitchen and bathrooms, refinished hardwood floors, and fresh interior paint throughout. Packed with charm, modern updates, and functional living space, this Lansing home is ready for its next owner. Schedule your showing today!

3. 2026-06-18
   listed $150,000 Active 1 DOM

   Show marketing remark (1486 chars)

   Welcome home to this charming and beautifully updated 3-bedroom home in Lansing! Featuring stunning refinished hardwood floors, this move-in-ready home offers the perfect blend of character and modern updates. Relax and enjoy the spacious front deck before stepping inside. Entering through the rear of the home from the detached one-car garage with door opener into a convenient mudroom. From there, you'll find a an inviting kitchen featuring, butcher block countertops, ceramic tile backsplash, and abundant cabinet space. A convenient half bath is located just off the kitchen. The main level also offers a formal dining room and a spacious living room filled with natural light from vinyl replacement windows. The welcoming foyer showcases the staircase leading to the second floor. Upstairs, all three bedrooms are generously sized and serviced by a beautifully updated main hall bath complete with a tub/shower combination. The waterproofed basement provides peace of mind and houses the laundry area, along with plenty of storage space. Outside, enjoy the mostly fenced backyard, offering room for pets, gardening, or outdoor entertaining. Major updates in the last 5 years include a new furnace, central air conditioning, water heater, roof, updated kitchen and bathrooms, refinished hardwood floors, and fresh interior paint throughout. Packed with charm, modern updates, and functional living space, this Lansing home is ready for its next owner. Schedule your showing today!

ⓘ 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: $2,789 · $232/mo
• Projected year-2 tax: $2,789 · $232/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: $16,598
• − Mortgage interest: −$8,402
• − Property taxes: −$2,789
• − Insurance: −$750
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,364
• Taxable loss: −$2,363
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $701/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): 25,901
• Household income: $64,315
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 851.0

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 0.56)
• Race & ethnicity: White 64% Black 15% Two or more races 12% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -135.54%
• Current HPI: 228.7023
• Rent YoY: ▲ 10.50%
• 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

+874.0% since first listed

12 events — show timeline

• 2026-06-18 Listed $150,000 REALCOMP
• 2026-06-18 Listed $150,000 MiRealSource-MiMLS
• 2022-05-16 Sold (MLS) $108,000 Greater Lansing AoR
• 2022-05-16 Sold (MLS) $108,000 REALCOMP
• 2022-05-03 Pending — Greater Lansing AoR
• 2022-04-13 Price Changed $108,000 Greater Lansing AoR
• 2022-03-23 Listed $109,900 Greater Lansing AoR
• 2022-03-23 Listed $108,000 REALCOMP
• 2019-12-06 Sold (MLS) $14,150 Greater Lansing AoR
• 2019-12-06 Sold (MLS) $14,150 REALCOMP
• 2019-09-17 Listed $15,400 Greater Lansing AoR
• 2019-09-17 Listed $15,400 REALCOMP

Property tax history

+8.9%/yr

Latest (2025): $2,789 · +3.0% YoY. Source: county tax records.