2407 Dawn St · Jackson, MI 49203

$135,000

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 428 Days on market

Built 1952 10,454 sqft lot $107/sqft · 32% below area Est $198k · 32% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.0/10.0
• 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

Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

Key facts

• Bonus room
• Deck
• Fenced in back yard

Tags

• FIREPLACE
• SLIDING BACK DOOR
• DECK
• FENCED IN BACK YARD
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 1 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 428 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 19y ago; this cycle's ask has dropped $32k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 428 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.12% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (median comp): $198,333
• List price: $135,000
• Delta: -31.93%
• 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
2404 Dawn	0.04mi	3/1.0	1,272 (+0%)	12mo	$194,000	$153	87
2442 Kibby Rd	0.08mi	3/1.5	1,259 (-1%)	8mo	$215,000	$171	87
2422 Dawn St	0.09mi	3/1.0	1,288 (+2%)	15mo	$206,000	$160	81
1522 Kensington Dr	0.15mi	3/1.0	1,318 (+4%)	15mo	$176,750	$134	74
1614 Cascade Ct	0.23mi	3/1.0	1,274 (+1%)	18mo	$195,000	$153	73
1617 Cascade Ct	0.19mi	3/1.0	1,314 (+4%)	15mo	$209,900	$160	72
2408 Cobb Rd	0.21mi	3/1.0	1,200 (-5%)	12mo	$195,000	$163	72
3390 Harben St	0.37mi	3/1.5	1,372 (+8%)	1mo	$171,500	$125	66
2422 Midday St	0.13mi	3/1.5	1,445 (+14%)	4mo	$199,900	$138	65
1511 Strathmoor Ln	0.31mi	3/1.5	1,202 (-5%)	13mo	$243,000	$202	64
2403 Midday St	0.08mi	3/1.5	1,455 (+15%)	20mo	$175,000	$120	53
2606 S Saint Anthony St	0.32mi	3/2.0	1,432 (+13%)	10mo	$230,000	$161	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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-5,468
• Equity at exit: $20,129

10-year hold

• IRR: 11.0%
• Equity multiple: 2.06×
• Total profit: $39,915
• Equity at exit: $11,672

Cash invested: $37,800 (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 49203

• Home prices YoY: -31.7%
• Rents YoY: 7.5%
• Active inventory: 164
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,514 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$289 /mo · $3,468/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $143

Break-even live

Break-even rent $1,333

Max offer price $135,000

Occupancy floor 86%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 S W Ave Jackson, MI	2.0	2.0	1600	$1,350	$0.84	43d	1	0.87mi

Listing history 50 events

1. 2026-06-19
   days on market $135,000 Active 428 DOM
2. 2026-06-18
   days on market $135,000 Active 427 DOM
3. 2026-06-17
   days on market $135,000 Active 426 DOM
4. 2026-06-16
   days on market $135,000 Active 425 DOM
5. 2026-06-15
   days on market $135,000 Active 424 DOM
6. 2026-06-14
   days on market $135,000 Active 422 DOM
7. 2026-06-13
   days on market $135,000 Active 421 DOM
8. 2026-06-10
   days on market $135,000 Active 419 DOM
9. 2026-06-09
   days on market $135,000 Active 418 DOM
10. 2026-06-08
    days on market $135,000 Active 417 DOM
11. 2026-06-07
    days on market $135,000 Active 416 DOM
12. 2026-06-03
    days on market $135,000 Active 412 DOM
13. 2026-06-02
    days on market $135,000 Active 411 DOM
14. 2026-06-01
    days on market $135,000 Active 410 DOM
15. 2026-05-31
    days on market $135,000 Active 409 DOM
16. 2026-05-30
    days on market $135,000 Active 408 DOM
17. 2026-01-23
    status Active 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

18. 2026-01-23
    status Active 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

19. 2026-01-23
    status Active

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

20. 2025-06-13
    historical Active Under Contract 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

21. 2025-06-13
    historical Accepting Backup Offers 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

22. 2025-06-13
    historical Active - Backup Offers Accepted

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

23. 2025-05-31
    price $135,000 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

24. 2025-05-30
    price $135,000 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

25. 2025-05-30
    price $135,000

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

26. 2025-05-03
    price $150,000 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

27. 2025-05-02
    price $150,000 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

28. 2025-05-02
    price $150,000

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

29. 2025-04-17
    listed $166,900 Active 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

30. 2025-04-17
    listed $166,900 Active 415-char remark

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

31. 2025-04-17
    listed $166,900 Active

    Show marketing remark (415 chars)

    Buyer could not perform so BACK ON THE MARKET!Super cute home on a super cute street ready to be made your own with some TLC. The sprawling living room features a fireplace and sliding back door with access to deck and fenced in back yard shielded by trees for an extra layer of privacy. 3 bedrooms and a bonus room ensures space for everyone. Detached garage. Short Sale Approval in hand for offer received by 1-26

32. 2021-09-15
    soldstatus $134,900 Sold
33. 2021-09-15
    soldstatus $134,900 Sold
34. 2021-08-10
    status Pending
35. 2021-08-04
    status Pending
36. 2021-08-02
    status Pending
37. 2021-07-26
    listed Active Contingent
38. 2021-07-16
    historical Keep Showing-Contgcy Appl
39. 2021-07-16
    historical Contingent - Continue To Show
40. 2021-07-01
    status Active
41. 2021-07-01
    status Active
42. 2021-06-29
    historical Keep Showing-Contgcy Appl
43. 2021-06-29
    historical Contingent - Continue To Show
44. 2021-06-25
    listed $134,900 Active
45. 2021-06-25
    listed $134,900
46. 2021-06-25
    listed $134,900 Active
47. 2010-03-12
    soldstatus $39,500
48. 2010-03-12
    soldstatus $39,500
49. 2010-02-04
    listed $44,600
50. 2010-02-04
    listed $44,600

ⓘ 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: $3,468 · $289/mo
• Projected year-2 tax: $3,468 · $289/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 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $18,164
• − Mortgage interest: −$7,562
• − Property taxes: −$3,468
• − Insurance: −$675
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,927
• Taxable loss: −$375
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,801/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

+35.0% since first listed

42 events — show timeline

• 2026-01-23 Relisted — MiRealSource-MiMLS
• 2026-01-23 Relisted — REALCOMP
• 2026-01-23 Relisted — SW Michigan MLS
• 2025-06-13 Contingent — REALCOMP
• 2025-06-13 Contingent — MiRealSource-MiMLS
• 2025-06-13 Contingent — SW Michigan MLS
• 2025-05-31 Price Changed $135,000 MiRealSource-MiMLS
• 2025-05-30 Price Changed $135,000 REALCOMP
• 2025-05-30 Price Changed $135,000 SW Michigan MLS
• 2025-05-03 Price Changed $150,000 MiRealSource-MiMLS
• 2025-05-02 Price Changed $150,000 REALCOMP
• 2025-05-02 Price Changed $150,000 SW Michigan MLS
• 2025-04-17 Listed $166,900 SW Michigan MLS
• 2025-04-17 Listed $166,900 REALCOMP
• 2025-04-17 Listed $166,900 MiRealSource-MiMLS
• 2021-09-15 Sold (MLS) $134,900 SW Michigan MLS
• 2021-09-15 Sold (MLS) $134,900 REALCOMP
• 2021-08-10 Pending — MiRealSource-MiMLS
• 2021-08-04 Pending — REALCOMP
• 2021-08-02 Pending — SW Michigan MLS
• 2021-07-26 Listed — SW Michigan MLS
• 2021-07-16 Contingent — MiRealSource-MiMLS
• 2021-07-16 Contingent — REALCOMP
• 2021-07-01 Relisted — MiRealSource-MiMLS
• 2021-07-01 Relisted — REALCOMP
• 2021-06-29 Contingent — MiRealSource-MiMLS
• 2021-06-29 Contingent — REALCOMP
• 2021-06-25 Listed $134,900 MiRealSource-MiMLS
• 2021-06-25 Listed $134,900 SW Michigan MLS
• 2021-06-25 Listed $134,900 REALCOMP
• 2010-03-12 Sold (MLS) $39,500 REALCOMP
• 2010-03-12 Sold (MLS) $39,500 MiRealSource-MiMLS
• 2010-02-04 Listed $44,600 REALCOMP
• 2010-02-04 Listed $44,600 MiRealSource-MiMLS
• 2010-01-29 Listing Removed — MiRealSource-MiMLS
• 2007-06-08 Sold (MLS) $100,000 MiRealSource-MiMLS
• 2007-06-08 Sold (MLS) $100,000 REALCOMP
• 2007-06-08 Sold (MLS) $100,000 SW Michigan MLS
• 2007-06-01 Listing Removed — MiRealSource-MiMLS
• 2007-01-17 Listed $100,000 MiRealSource-MiMLS
• 2007-01-17 Listed $100,000 REALCOMP
• 2007-01-17 Listed $100,000 SW Michigan MLS

Property tax history

+7.7%/yr

Latest (2025): $3,468 · +6.3% YoY. Source: county tax records.