3765 Flansburg Rd · Michigan Center, MI 49203

$170,000

3 bd · 1.0 ba · 909 sqft · SingleFamily · 42 Days on market

Built 1935 0.26 ac lot $187/sqft · at area comps Est $177k · at est.

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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 +14.9/30.0
• ARV discount +9.2/15.0
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained 3-bedroom, 1-bath ranch in a convenient Jackson location! This property offers a great combination of comfort, functionality, and value. Step inside to find a clean, move-in-ready interior with plenty of natural light and a practical layout. The home features newer mechanicals, giving peace of mind for years to come. A full basement provides excellent storage space or the potential to finish for additional living area. The attached 2-car garage adds everyday convenience, especially during Michigan winters. Outside, you'll appreciate the nicely sized, fully fenced yard--perfect for pets, entertaining, or simply relaxing in your own private space. With minimal updates needed, this home is ideal for buyers looking for a solid property they can move right into and make their own over time. Don't miss this great opportunity!

Key facts

• Full basement
• Well maintained
• Newer mechanicals

Tags

• WELL MAINTAINED
• NEWER MECHANICALS
• FULL BASEMENT
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $50 ($594/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 $143k (15.8% below list).
• Recommended offer: $143k (15.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#314 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Michigan Center School District (suburban): math 19% / reading 37% proficiency, ranked #387 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Keicher Elementary School (math 19% / reading 36%, grade F, #919 of 1,397 statewide, top 66%, 402 students, 62% FRL); Michigan Center Jrsr High School (math 21% / reading 39%, grade F, #427 of 713 statewide, top 60%, 580 students, 47% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 172 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,137 (15.8% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.84% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (median comp): $176,554
• List price: $170,000
• Delta: -3.71%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3703 Flansburg Rd	0.10mi	2/2.0 (-1)	974 (+7%)	16mo	$184,000	$189	61
3748 Sunrise Ct	0.35mi	3/1.0	996 (+10%)	15mo	$155,000	$156	56
3528 Myers Ct	0.55mi	2/1.0 (-1)	946 (+4%)	14mo	$130,000	$137	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: -9.7%
• Equity multiple: 0.63×
• Total profit: $-17,592
• Equity at exit: $25,348

10-year hold

• IRR: 4.7%
• Equity multiple: 1.41×
• Total profit: $19,415
• Equity at exit: $14,698

Cash invested: $47,600 (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: 172
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$119 /mo · $1,427/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $50

Break-even live

Break-even rent $1,369

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $146	-5% $98	+0% $50	+5% $1	+10% $-47
Rent	-10% $-64	-5% $-7	+0% $50	+5% $106	+10% $163
Rate	-1.0pp $135	-0.5pp $93	base $50	+0.5pp $5	+1.0pp $-39

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-09
   listed $170,000 Active 868-char remark

   Show marketing remark (877 chars)

   Welcome home to this well-maintained 3-bedroom, 1-bath ranch in a convenient Jackson location! This property offers a great combination of comfort, functionality, and value. Step inside to find a clean, move-in-ready interior with plenty of natural light and a practical layout. The home features newer mechanicals, giving peace of mind for years to come. A full basement provides excellent storage space or the potential to finish for additional living area. The attached 2-car garage adds everyday convenience, especially during Michigan winters. Outside, you'll appreciate the nicely sized, fully fenced yard--perfect for pets, entertaining, or simply relaxing in your own private space. With minimal updates needed, this home is ideal for buyers looking for a solid property they can move right into and make their own over time. Don't miss this great opportunity!

2. 2026-04-09
   listed $170,000 Active 877-char remark

   Show marketing remark (877 chars)

   Welcome home to this well-maintained 3-bedroom, 1-bath ranch in a convenient Jackson location! This property offers a great combination of comfort, functionality, and value. Step inside to find a clean, move-in-ready interior with plenty of natural light and a practical layout. The home features newer mechanicals, giving peace of mind for years to come. A full basement provides excellent storage space or the potential to finish for additional living area. The attached 2-car garage adds everyday convenience, especially during Michigan winters. Outside, you'll appreciate the nicely sized, fully fenced yard--perfect for pets, entertaining, or simply relaxing in your own private space. With minimal updates needed, this home is ideal for buyers looking for a solid property they can move right into and make their own over time. Don't miss this great opportunity!

3. 2026-04-09
   listed $170,000 Active

   Show marketing remark (877 chars)

   Welcome home to this well-maintained 3-bedroom, 1-bath ranch in a convenient Jackson location! This property offers a great combination of comfort, functionality, and value. Step inside to find a clean, move-in-ready interior with plenty of natural light and a practical layout. The home features newer mechanicals, giving peace of mind for years to come. A full basement provides excellent storage space or the potential to finish for additional living area. The attached 2-car garage adds everyday convenience, especially during Michigan winters. Outside, you'll appreciate the nicely sized, fully fenced yard--perfect for pets, entertaining, or simply relaxing in your own private space. With minimal updates needed, this home is ideal for buyers looking for a solid property they can move right into and make their own over time. Don't miss this great opportunity!

ⓘ 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: $1,427 · $119/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$595/yr (+$50/mo · 41.7%)

ⓘ 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 2/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,176
• − Mortgage interest: −$9,523
• − Property taxes: −$1,427
• − Insurance: −$850
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$4,945
• Taxable loss: −$2,317
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $1,150/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: Michigan Center School District
• NCES district ID: 2623790
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $46,224
• Composite: 24.11/100
• National rank: #7753
• State rank: #387 of 540 in MI

Livability — Michigan Center

• Score: 70/100
• State rank: #314
• US rank: #7697

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C- Housing A+ Health & safety A- User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Michigan Center, MI
• County: Jackson County · 85,581 people
• City population: 3,617
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-09 Listed $170,000 REALCOMP
• 2026-04-09 Listed $170,000 MiRealSource-MiMLS
• 2026-04-09 Listed $170,000 SW Michigan MLS

Property tax history

+6.0%/yr

Latest (2025): $1,427 · +23.1% YoY. Source: county tax records.