719 Robert St · Lansing, MI 48910

$129,900

2 bd · 1.0 ba · 440 sqft · SingleFamily public records · 76 Days on market

Built 1937 10,454 sqft lot $295/sqft · 203% above area Est $172k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity with added value and updates already in place! This single-story home sits on a large lot with a mostly fenced yard, perfect for outdoor use, pets, or entertaining. The property features a concrete driveway for added convenience and curb appeal. Inside, you'll find 2 bedrooms and 1 full bathroom, along with an updated kitchen and renovated bath that help take some of the heavy lifting off your to-do list. Additional improvements throughout the home provide a solid starting point for your finishing touches. One of the standout features is the spacious 3-season room, offering great bonus space for relaxing, entertaining, or expanding your living area. Whether you're an investor or a buyer looking to build equity, this home offers a great mix of existing updates and future potential. Some of photos have been staged virtually. BATVAI.

Key facts

• 0.24 acre lot
• Built 1937
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-83 ($-992/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (18.1% below list).
• Recommended offer: $106k (18.1% 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, 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 (+4.7%/yr); 177 active listings in the ZIP; 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 $898 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

• It's been on market 76 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $130k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,404 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $172,350
• List price: $129,900
• Delta: -24.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-24,423
• Equity at exit: $19,369

10-year hold

• IRR: -8.1%
• Equity multiple: 0.45×
• Total profit: $-20,010
• Equity at exit: $11,231

Cash invested: $36,372 (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 48910

• Rents YoY: 4.7%
• Active inventory: 177
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-83

Break-even live

Break-even rent $1,169

Max offer price $115,289

Occupancy floor —

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $129,900 Active 76 DOM
2. 2026-06-17
   days on market $129,900 Active 75 DOM
3. 2026-06-16
   days on market $129,900 Active 74 DOM
4. 2026-06-15
   days on market $129,900 Active 73 DOM
5. 2026-06-14
   days on market $129,900 Active 71 DOM
6. 2026-06-13
   days on market $129,900 Active 70 DOM
7. 2026-06-10
   days on market $129,900 Active 68 DOM
8. 2026-06-09
   days on market $129,900 Active 67 DOM
9. 2026-06-08
   days on market $129,900 Active 66 DOM
10. 2026-06-07
    days on market $129,900 Active 65 DOM
11. 2026-06-05
    days on market $129,900 Active 62 DOM
12. 2026-06-03
    days on market $129,900 Active 61 DOM
13. 2026-06-02
    days on market $129,900 Active 60 DOM
14. 2026-06-01
    days on market $129,900 Active 59 DOM
15. 2026-05-31
    days on market $129,900 Active 58 DOM
16. 2026-05-30
    days on market $129,900 Active 57 DOM
17. 2026-05-11
    price $129,900 860-char remark

    Show marketing remark (860 chars)

    Great opportunity with added value and updates already in place! This single-story home sits on a large lot with a mostly fenced yard, perfect for outdoor use, pets, or entertaining. The property features a concrete driveway for added convenience and curb appeal. Inside, you'll find 2 bedrooms and 1 full bathroom, along with an updated kitchen and renovated bath that help take some of the heavy lifting off your to-do list. Additional improvements throughout the home provide a solid starting point for your finishing touches. One of the standout features is the spacious 3-season room, offering great bonus space for relaxing, entertaining, or expanding your living area. Whether you're an investor or a buyer looking to build equity, this home offers a great mix of existing updates and future potential. Some of photos have been staged virtually. BATVAI.

18. 2026-05-11
    price $129,900 860-char remark

    Show marketing remark (860 chars)

    Great opportunity with added value and updates already in place! This single-story home sits on a large lot with a mostly fenced yard, perfect for outdoor use, pets, or entertaining. The property features a concrete driveway for added convenience and curb appeal. Inside, you'll find 2 bedrooms and 1 full bathroom, along with an updated kitchen and renovated bath that help take some of the heavy lifting off your to-do list. Additional improvements throughout the home provide a solid starting point for your finishing touches. One of the standout features is the spacious 3-season room, offering great bonus space for relaxing, entertaining, or expanding your living area. Whether you're an investor or a buyer looking to build equity, this home offers a great mix of existing updates and future potential. Some of photos have been staged virtually. BATVAI.

19. 2026-04-03
    listed $139,900 Active 860-char remark

    Show marketing remark (860 chars)

    Great opportunity with added value and updates already in place! This single-story home sits on a large lot with a mostly fenced yard, perfect for outdoor use, pets, or entertaining. The property features a concrete driveway for added convenience and curb appeal. Inside, you'll find 2 bedrooms and 1 full bathroom, along with an updated kitchen and renovated bath that help take some of the heavy lifting off your to-do list. Additional improvements throughout the home provide a solid starting point for your finishing touches. One of the standout features is the spacious 3-season room, offering great bonus space for relaxing, entertaining, or expanding your living area. Whether you're an investor or a buyer looking to build equity, this home offers a great mix of existing updates and future potential. Some of photos have been staged virtually. BATVAI.

20. 2026-04-03
    listed $139,900 Active 860-char remark

    Show marketing remark (860 chars)

    Great opportunity with added value and updates already in place! This single-story home sits on a large lot with a mostly fenced yard, perfect for outdoor use, pets, or entertaining. The property features a concrete driveway for added convenience and curb appeal. Inside, you'll find 2 bedrooms and 1 full bathroom, along with an updated kitchen and renovated bath that help take some of the heavy lifting off your to-do list. Additional improvements throughout the home provide a solid starting point for your finishing touches. One of the standout features is the spacious 3-season room, offering great bonus space for relaxing, entertaining, or expanding your living area. Whether you're an investor or a buyer looking to build equity, this home offers a great mix of existing updates and future potential. Some of photos have been staged virtually. BATVAI.

21. 2025-06-11
    soldstatus $53,000 Closed
22. 2025-06-11
    soldstatus $53,000 Closed
23. 2025-05-30
    status Pending
24. 2025-05-30
    status Pending
25. 2025-05-28
    listed $53,000 Active
26. 2025-05-28
    listed $53,000 Active

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/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 · 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: $12,768
• − Mortgage interest: −$7,276
• − Property taxes: −$2,256
• − Insurance: −$650
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$3,779
• Taxable loss: −$3,235
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $-216/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): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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 0.62)
• Race & ethnicity: White 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+145.1% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $129,900 REALCOMP
• 2026-05-11 Price Changed $129,900 Greater Lansing AoR
• 2026-04-03 Listed $139,900 Greater Lansing AoR
• 2026-04-03 Listed $139,900 REALCOMP
• 2025-06-11 Sold (MLS) $53,000 Greater Lansing AoR
• 2025-06-11 Sold (MLS) $53,000 REALCOMP
• 2025-05-30 Pending — REALCOMP
• 2025-05-30 Pending — Greater Lansing AoR
• 2025-05-28 Listed $53,000 Greater Lansing AoR
• 2025-05-28 Listed $53,000 REALCOMP

Property tax history

+6.1%/yr

Latest (2025): $2,256 · +3.0% YoY. Source: county tax records.