2812 Cabot Dr · Lansing, MI 48911

$105,000

3 bd · 1.0 ba · 1,003 sqft · SingleFamily public records · 26 Days on market

Built 1958 7,405 sqft lot Est $159k · 34% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.6/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special or owner-occupant opportunity in the heart of South Lansing! This solid 3-bedroom, 1-bath ranch-style home sits on a generous 7,405 sq ft lot in the Pleasant Sub No. 2 subdivision - a well-established neighborhood with tree-lined streets and a tight-knit community feel. Built in 1958 and offering 1,003 sq ft of single-level living, the home features aluminum/vinyl siding, a gable roof with asphalt shingles, gas furnace heating, a covered porch, and a rear patio - all on a nicely sized 60' x 120' lot. The ranch footprint offers an efficient, easy-living layout perfect for those seeking the simplicity of one-story life. The location is a genuine standout. Nestled just minutes from the vibrant REO Town district - Lansing's most eclectic and energetic commercial corridor - residents enjoy walkable access to fan favorites like Saddleback BBQ, Blue Owl Coffee, and Good Truckin' Diner, plus boutique shopping, live music, and local arts. The beloved Lansing River Trail, a paved multi-use path stretching over 13 miles along the Grand River, is just a short drive away and connects directly to Moores Park, where you'll find river access, picnic shelters, a kayak/canoe launch, basketball courts, and the historic Moores Park Pool. Frances Park - famous for its rose garden, soccer fields, and stunning riverside sunsets - is also just minutes away. Beyond recreation, the location puts you within easy reach of Potter Park Zoo (approx. 5 min), the Michigan History Museum and R. E. Olds Transportation Museum (approx. 4 min), Michigan State University (approx. 15 min), and Capital Region International Airport (approx. 11 min). Commuters will appreciate the quick access to major corridors. Walkability is above average for South Lansing with a score of 78/100, and multiple CATA bus routes serve the area. Whether you're an investor seeking a rental in a market with strong appreciation trends - assessed value up nearly 15% year-over-year - or a buyer looking for an affordable foothold in a community with genuine charact

Key facts

• 7,405 sq ft lot
• Built 1958
• Listed 26 days

Property features AI

Exterior

• Utilities: Public water; Public sanitary sewer; Natural gas heating and gas water heater; Electric ceiling fans for cooling
• Home design: Single-story residential property; Listed as suitable for investment; Built in 1958; Facing/entry from a road (60' frontage)
• Construction: Slab foundation
• Exterior features: Vinyl siding and vinyl trim; Deck; Fenced yard; Porch; Property within city limits; City/County curbed road frontage

Interior

• Bedrooms: Three bedrooms on the entry level (bedroom dimensions approx. 11 x 10, 11 x 10, and 11')
• Bathrooms: One full bathroom on the entry level
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling; Gas water heater
• Interior features: Deck; Fenced yard; Porch; Appliances negotiable

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 6.0% in Lansing — 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 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: Rents rising fast (+9.9%/yr); 144 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 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 $32k; list at $105k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.16% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $159,477
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2813 Greenbelt Dr	0.08mi	3/1.0	894 (-11%)	1mo	$120,000	$134	77
4920 Ballard Rd	0.59mi	3/1.5	1,009 (+1%)	0mo	$167,000	$166	70
4416 Ballard Rd	0.27mi	2/1.0 (-1)	933 (-7%)	3mo	$82,000	$88	68
3600 Ronald St	0.61mi	3/1.0	966 (-4%)	4mo	$155,000	$160	62
3330 Avalon St	0.44mi	3/1.0	905 (-10%)	4mo	$129,900	$144	60
2820 Reo Rd	0.39mi	2/1.0 (-1)	904 (-10%)	2mo	$144,000	$159	59
3211 S Deerfield Ave	0.48mi	2/1.0 (-1)	912 (-9%)	4mo	$127,000	$139	55
1715 Hillcrest St	0.72mi	2/1.0 (-1)	1,038 (+4%)	2mo	$115,000	$111	54
3536 Maybel St	0.65mi	3/1.0	905 (-10%)	4mo	$145,000	$160	50
2101 Mary Ave	0.44mi	4/1.0 (+1)	1,153 (+15%)	3mo	$140,000	$121	47
4018 Clayborn Rd	0.68mi	3/1.0	864 (-14%)	5mo	$163,000	$189	41
3714 Brighton Dr	0.69mi	3/1.5	864 (-14%)	2mo	$163,000	$189	41

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,173
• Equity at exit: $15,656

10-year hold

• IRR: 16.0%
• Equity multiple: 2.62×
• Total profit: $47,732
• Equity at exit: $9,078

Cash invested: $29,400 (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 48911

• Rents YoY: 9.9%
• Active inventory: 144
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$551
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $200

Break-even live

Break-even rent $966

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $259	-5% $229	+0% $200	+5% $170	+10% $140
Rent	-10% $103	-5% $151	+0% $200	+5% $248	+10% $296
Rate	-1.0pp $252	-0.5pp $226	base $200	+0.5pp $172	+1.0pp $145

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2823 Hillcrest St Lansing, MI	3.0	1.0	925	$1,245	$1.35	22d	1	0.01mi
2920 Hillcrest St Lansing, MI	3.0	1.0	1040	$1,225	$1.18	45d	1	0.08mi
4125 Ingham St Lansing, MI	3.0	1.0	933	$1,300	$1.39	45d	1	0.16mi
2612 Fielding Dr Lansing, MI	2.0	1.0	1100	$1,095	$1.00	45d	1	0.17mi
3606 Pleasant Grove Rd Lansing, MI	1.0–2.0	1.0	812	$1,100	$1.35	45d	1	0.34mi
4318 Pleasant Grove Rd Lansing, MI	1.0–3.0	1.0–2.0	722	$1,350	$1.87	15d	1	0.40mi
4106 Stillwell Ave Lansing, MI	3.0	1.5	1127	$2,100	$1.86	22d	1	0.41mi
2114 Ferrol St Unit 1 Lansing, MI	2.0	1.0	700	$950	$1.36	22d	1	0.42mi
3334 Pleasant Grove Rd Apt 10 Lansing, MI	2.0	1.0	800	$900	$1.12	45d	1	0.48mi
3334 Pleasant Grove Rd Apt 15 Lansing, MI	2.0	1.0	800	$950	$1.19	45d	1	0.48mi
3334 Pleasant Grove Rd Unit 19 Lansing, MI	2.0	1.0	700	$999	$1.43	15d	1	0.48mi
3501 Simken Dr Lansing, MI	2.0	1.0	900	$950	$1.06	45d	1	0.53mi
2009 W Holmes Rd Unit 11 Lansing, MI	2.0	1.0	800	$925	$1.16	15d	1	0.59mi
2711 Dunlap St Lansing, MI	3.0	1.0	1020	$1,350	$1.32	45d	1	0.62mi
3530 W Jolly Rd Unit 6 Lansing, MI	2.0	1.0	1049	$1,100	$1.05	22d	1	0.82mi
2815 Mersey Ln Lansing, MI	2.0–3.0	2.0	1050	$1,325	$1.26	15d	2	0.96mi
1115 Dorchester Cir Lansing, MI	2.0	1.0	850	$855	$1.01	15d	5	1.16mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	15d	4	1.16mi
4030 Hartford Rd Lansing, MI	1.0–2.0	1.0	640	$1,094	$1.71	15d	42	1.21mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	22d	1	1.23mi
3407 W Mount Hope Ave Lansing, MI	2.0	2.0	1000	$995	$0.99	15d	1	1.26mi
2420 Radford Rd Lansing, MI	2.0	1.0	768	$1,200	$1.56	15d	1	1.26mi
3313 W Mt Hope Ave Lansing, MI	2.0	1.0–2.0	869	$1,296	$1.49	15d	6	1.32mi
1815 Potomac Cir Lansing, MI	2.0	1.0	1002	$1,200	$1.20	15d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 26 DOM
2. 2026-06-18
   days on market $105,000 Active 23 DOM
3. 2026-06-17
   days on market $105,000 Active 22 DOM
4. 2026-06-16
   days on market $105,000 Active 21 DOM
5. 2026-06-15
   days on market $105,000 Active 20 DOM
6. 2026-06-14
   days on market $105,000 Active 18 DOM
7. 2026-06-13
   days on market $105,000 Active 17 DOM
8. 2026-06-10
   days on market $105,000 Active 15 DOM
9. 2026-06-09
   days on market $105,000 Active 14 DOM
10. 2026-06-08
    days on market $105,000 Active 13 DOM
11. 2026-06-07
    days on market $105,000 Active 12 DOM
12. 2026-06-05
    days on market $105,000 Active 9 DOM
13. 2026-06-03
    days on market $105,000 Active 8 DOM
14. 2026-06-02
    days on market $105,000 Active 7 DOM
15. 2026-06-01
    days on market $105,000 Active 6 DOM
16. 2026-05-31
    days on market $105,000 Active 5 DOM
17. 2026-05-30
    days on market $105,000 Active 4 DOM
18. 2026-05-26
    listed $105,000 Active 2049-char remark

    Show marketing remark (2049 chars)

    Investor special or owner-occupant opportunity in the heart of South Lansing! This solid 3-bedroom, 1-bath ranch-style home sits on a generous 7,405 sq ft lot in the Pleasant Sub No. 2 subdivision - a well-established neighborhood with tree-lined streets and a tight-knit community feel. Built in 1958 and offering 1,003 sq ft of single-level living, the home features aluminum/vinyl siding, a gable roof with asphalt shingles, gas furnace heating, a covered porch, and a rear patio - all on a nicely sized 60' x 120' lot. The ranch footprint offers an efficient, easy-living layout perfect for those seeking the simplicity of one-story life. The location is a genuine standout. Nestled just minutes from the vibrant REO Town district - Lansing's most eclectic and energetic commercial corridor - residents enjoy walkable access to fan favorites like Saddleback BBQ, Blue Owl Coffee, and Good Truckin' Diner, plus boutique shopping, live music, and local arts. The beloved Lansing River Trail, a paved multi-use path stretching over 13 miles along the Grand River, is just a short drive away and connects directly to Moores Park, where you'll find river access, picnic shelters, a kayak/canoe launch, basketball courts, and the historic Moores Park Pool. Frances Park - famous for its rose garden, soccer fields, and stunning riverside sunsets - is also just minutes away. Beyond recreation, the location puts you within easy reach of Potter Park Zoo (approx. 5 min), the Michigan History Museum and R. E. Olds Transportation Museum (approx. 4 min), Michigan State University (approx. 15 min), and Capital Region International Airport (approx. 11 min). Commuters will appreciate the quick access to major corridors. Walkability is above average for South Lansing with a score of 78/100, and multiple CATA bus routes serve the area. Whether you're an investor seeking a rental in a market with strong appreciation trends - assessed value up nearly 15% year-over-year - or a buyer looking for an affordable foothold in a community with genuine charact

19. 2026-05-26
    listed $105,000 Active

    Show marketing remark (2049 chars)

    Investor special or owner-occupant opportunity in the heart of South Lansing! This solid 3-bedroom, 1-bath ranch-style home sits on a generous 7,405 sq ft lot in the Pleasant Sub No. 2 subdivision - a well-established neighborhood with tree-lined streets and a tight-knit community feel. Built in 1958 and offering 1,003 sq ft of single-level living, the home features aluminum/vinyl siding, a gable roof with asphalt shingles, gas furnace heating, a covered porch, and a rear patio - all on a nicely sized 60' x 120' lot. The ranch footprint offers an efficient, easy-living layout perfect for those seeking the simplicity of one-story life. The location is a genuine standout. Nestled just minutes from the vibrant REO Town district - Lansing's most eclectic and energetic commercial corridor - residents enjoy walkable access to fan favorites like Saddleback BBQ, Blue Owl Coffee, and Good Truckin' Diner, plus boutique shopping, live music, and local arts. The beloved Lansing River Trail, a paved multi-use path stretching over 13 miles along the Grand River, is just a short drive away and connects directly to Moores Park, where you'll find river access, picnic shelters, a kayak/canoe launch, basketball courts, and the historic Moores Park Pool. Frances Park - famous for its rose garden, soccer fields, and stunning riverside sunsets - is also just minutes away. Beyond recreation, the location puts you within easy reach of Potter Park Zoo (approx. 5 min), the Michigan History Museum and R. E. Olds Transportation Museum (approx. 4 min), Michigan State University (approx. 15 min), and Capital Region International Airport (approx. 11 min). Commuters will appreciate the quick access to major corridors. Walkability is above average for South Lansing with a score of 78/100, and multiple CATA bus routes serve the area. Whether you're an investor seeking a rental in a market with strong appreciation trends - assessed value up nearly 15% year-over-year - or a buyer looking for an affordable foothold in a community with genuine charact

20. 2026-05-25
    historical $105,000
21. 2009-07-02
    historical
22. 2008-10-13
    listed $60,000
23. 2007-06-22
    soldstatus $32,000
24. 2007-04-11
    listed $37,500
25. 1999-07-29
    soldstatus $48,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $14,622
• − Mortgage interest: −$5,882
• − Property taxes: −$2,025
• − Insurance: −$525
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,055
• Taxable income: $797
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,203/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): 39,876
• Household income: $56,631
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 2255.0

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 0.70)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 14% Two or more races 10% Asian 8%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -179.62%
• Current HPI: 176.0632
• Rent YoY: ▲ 9.90%
• 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

+118.8% since first listed

8 events — show timeline

• 2026-05-26 Listed $105,000 REALCOMP
• 2026-05-26 Listed $105,000 MiRealSource-MiMLS
• 2026-05-25 Coming Soon $105,000 MiRealSource-MiMLS
• 2009-07-02 Listing Removed — Greater Lansing AoR
• 2008-10-13 Listed $60,000 Greater Lansing AoR
• 2007-06-22 Sold (MLS) $32,000 Greater Lansing AoR
• 2007-04-11 Listed $37,500 Greater Lansing AoR
• 1999-07-29 Sold (Public Records) $48,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,025 · +2.9% YoY. Source: county tax records.