112 Lincoln Ct · Jackson, MI 49203

$14,900

3 bd · 1.0 ba · 1,077 sqft · SingleFamily public records · 128 Days on market

Built 1918 3,049 sqft lot $14/sqft · 84% below area

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

Key facts

• 3,049 sq ft lot
• Built 1918
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 93.5% 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: 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).
• This rent runs 32% of the median local income ($56k/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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $13,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 10.08% ✓
• Cap rate: 93.52%
• Cash-on-cash: 311.53%
• DSCR: 14.86
• GRM: 0.8

CMA / ARV

• ARV (median comp): $95,595
• List price: $14,900
• Delta: -84.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Lincoln Ct	0.00mi	3/1.0	1,077 (0%)	1mo	$14,900	$14	99
147 W Mansion St	0.31mi	3/1.0	1,070 (-1%)	6mo	$116,900	$109	80
141 E Euclid Ave	0.31mi	3/1.0	1,088 (+1%)	7mo	$131,000	$120	78
132 E Euclid Ave	0.33mi	3/1.5	1,104 (+2%)	1mo	$150,000	$136	77
1511 S Martin Luther King Jr Dr	0.40mi	3/1.0	1,134 (+5%)	0mo	$87,000	$77	72
308 E Addison St	0.34mi	3/1.0	1,170 (+9%)	2mo	$65,000	$56	68
2016 S Jackson St	0.33mi	3/1.5	998 (-7%)	6mo	$172,000	$172	65
127 Damon St	0.49mi	3/1.0	1,122 (+4%)	7mo	$75,000	$67	64
209 W High St	0.65mi	3/1.0	1,032 (-4%)	1mo	$133,000	$129	62
335 Prairie St	0.46mi	3/1.0	950 (-12%)	4mo	$165,000	$174	56
138 Pierce Ave	0.44mi	4/1.5 (+1)	1,230 (+14%)	1mo	$121,000	$98	48
400 Colfax St	0.65mi	2/1.5 (-1)	1,180 (+10%)	4mo	$173,000	$147	43

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: —
• Equity multiple: 18.68×
• Total profit: $73,762
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 45.46×
• Total profit: $185,475
• Equity at exit: $1,288

Cash invested: $4,172 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$78
• Tax est. 1.5%: −$19 /mo · $224/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $1,083

Break-even live

Break-even rent $130

Max offer price $14,900

Occupancy floor 23%

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-08
   status Pending 157-char remark

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

2. 2026-05-08
   status Pending 157-char remark

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

3. 2026-05-08
   status Pending

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

4. 2026-04-30
   price $14,900 157-char remark

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

5. 2026-04-29
   price $14,900 157-char remark

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

6. 2026-04-29
   price $14,900

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

7. 2026-02-21
   price $19,900 157-char remark

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

8. 2026-02-20
   price $19,900 157-char remark

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

9. 2026-02-20
   price $19,900

   Show marketing remark (157 chars)

   Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

10. 2025-12-30
    listed $29,900 Active 157-char remark

    Show marketing remark (157 chars)

    Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

11. 2025-12-30
    listed $29,900 Active 157-char remark

    Show marketing remark (157 chars)

    Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

12. 2025-12-30
    listed $29,900 Active

    Show marketing remark (157 chars)

    Large house on small lot in a fair neighborhood is ready for your TLC to bring this home back to life. Would make a good starter home or investment property.

13. 2025-12-09
    historical
14. 2025-12-09
    historical
15. 2025-11-07
    price $34,300
16. 2025-11-07
    price $34,300
17. 2025-11-07
    price $34,300
18. 2025-10-10
    price $36,100
19. 2025-10-10
    price $36,100
20. 2025-10-10
    price $36,100
21. 2025-09-11
    listed $37,895 Active
22. 2025-09-11
    listed $37,895 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 14 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: $18,016
• − Mortgage interest: −$835
• − Property taxes: −$224
• − Insurance: −$74
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$433
• Taxable income: $13,567
• Est. tax owed @ 24.0%: −$3,256
• After-tax cash flow: $9,741/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

• County: Jackson County · 85,581 people
• City population: 85,581
• 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

-60.7% since first listed

22 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — SW Michigan MLS
• 2026-04-30 Price Changed $14,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $14,900 REALCOMP
• 2026-04-29 Price Changed $14,900 SW Michigan MLS
• 2026-02-21 Price Changed $19,900 MiRealSource-MiMLS
• 2026-02-20 Price Changed $19,900 REALCOMP
• 2026-02-20 Price Changed $19,900 SW Michigan MLS
• 2025-12-30 Listed $29,900 SW Michigan MLS
• 2025-12-30 Listed $29,900 REALCOMP
• 2025-12-30 Listed $29,900 MiRealSource-MiMLS
• 2025-12-09 Listing Removed — REALCOMP
• 2025-12-09 Listing Removed — MiRealSource-MiMLS
• 2025-11-07 Price Changed $34,300 MiRealSource-MiMLS
• 2025-11-07 Price Changed $34,300 REALCOMP
• 2025-11-07 Price Changed $34,300 SW Michigan MLS
• 2025-10-10 Price Changed $36,100 MiRealSource-MiMLS
• 2025-10-10 Price Changed $36,100 REALCOMP
• 2025-10-10 Price Changed $36,100 SW Michigan MLS
• 2025-09-11 Listed $37,895 REALCOMP
• 2025-09-11 Listed $37,895 MiRealSource-MiMLS

Property tax history

+4.4%/yr

Latest (2025): $1,054 · -32.5% YoY. Source: county tax records.