6054 Daft St · Lansing, MI 48911

$113,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 13 Days on market

Built 1954 10,802 sqft lot $124/sqft · 10% below area Est $125k · 10% 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 +18.2/30.0
• ARV discount +11.9/15.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This simplified ranch home has all the basics you need for living on one floor! The home has great curb appeal and sits back off the street, with abundant yard space in back as well. Once you're inside, you'll love all the natural light coming in from the living room and kitchen windows. You'll appreciate the hardwood floors which were recently revealed after carpet removal. Three bedrooms, one that lends itself to an office or den, flank the living room. The oversize kitchen allows plenty of room for a dining table, plus additional counters and cabinetry add to the room's functionality. The laundry and mechanicals are accessible on the main level for easy access and maintenance. A great feature to the home is the large platform deck with built-in seating. New roof in 2024, brand new water heater and kitchen flooring. This is an excellent opportunity for a first-time homeowner or those looking to downsize.

Key facts

• Oversize kitchen
• Built-in seating
• Natural light

Tags

• ABUNDANT YARD SPACE
• NATURAL LIGHT
• HARDWOOD FLOORS
• OVERSIZE KITCHEN
• LARGE PLATFORM DECK
• BUILT-IN SEATING

Property features AI

Finance

• Other: Lot approximately 0.25 acre (dimensions ~60 x 180); Shed(s) on the property; Subdivision: Southbrook; Directions: Miller Rd, turn north onto Daft St.
• Financial info: Property currently used as an investment
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (gravel); no garage
• Utilities: Public sewer
• Home design: Ranch-style home; One level; Built in 1954
• Construction: Vinyl siding; Shingle roof; Crawl space/none basement
• Exterior features: Deck; Partial wood fencing in the backyard; Front yard and backyard

Interior

• Kitchen: Eat-in kitchen with laundry area combo; Electric cooktop; Electric range; Refrigerator; Water heater
• Bedrooms: Three bedrooms total; Primary bedroom approximately 11.2 x 9.8; Second bedroom approximately 10 x 10; Third bedroom approximately 10 x 10
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Built-in features and laminate counters; Ceiling fan(s); Eat-in kitchen; Back door entry
• Laundry & utility: Laundry area in kitchen on the main level; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $112k (0.7% below list).
• Recommended offer: $112k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 6.0% in Lansing — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $781 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,257 (0.7% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.99% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $125,213
• List price: $113,000
• Delta: -9.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6062 Valencia Blvd	0.43mi	2/1.0 (-1)	912 (0%)	0mo	$142,000	$156	74
5641 Ashley Dr	0.41mi	2/1.0 (-1)	888 (-3%)	2mo	$165,000	$186	70
1406 Weymouth Ct	0.45mi	2/1.0 (-1)	888 (-3%)	2mo	$150,000	$169	68
6253 Hilliard Rd	0.49mi	3/1.0	960 (+5%)	1mo	$158,000	$165	68
6037 Hughes Rd	0.34mi	3/1.0	1,000 (+10%)	3mo	$71,500	$72	66
5650 Hughes Rd	0.62mi	3/1.0	960 (+5%)	2mo	$165,000	$172	60
5821 Schafer Rd	0.47mi	4/1.0 (+1)	960 (+5%)	7mo	$142,500	$148	58
1014 W Northrup St	0.48mi	2/2.0 (-1)	960 (+5%)	4mo	$120,000	$125	56
5636 Ellendale Dr Lot : 5	0.67mi	3/1.0	960 (+5%)	6mo	$208,900	$218	55
910 W Northrup St	0.49mi	3/1.0	1,008 (+10%)	7mo	$195,700	$194	53
6263 Marywood Ave	0.27mi	2/1.0 (-1)	778 (-15%)	8mo	$120,000	$154	51
720 Sawyer Rd	0.59mi	3/2.0	1,007 (+10%)	9mo	$85,000	$84	44

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-5,943
• Equity at exit: $16,849

10-year hold

• IRR: 10.0%
• Equity multiple: 1.95×
• Total profit: $30,170
• Equity at exit: $9,770

Cash invested: $31,640 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$593
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $101

Break-even live

Break-even rent $995

Max offer price $113,000

Occupancy floor 86%

Sensitivity live

Price	-10% $165	-5% $133	+0% $101	+5% $69	+10% $37
Rent	-10% $12	-5% $56	+0% $101	+5% $145	+10% $189
Rate	-1.0pp $158	-0.5pp $129	base $101	+0.5pp $71	+1.0pp $42

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 Georgetown Blvd Lansing, MI	1.0–2.0	1.0	836	$1,188	$1.42	15d	8	0.71mi
315 E Edgewood Blvd Lansing, MI	2.0	1.0	615	$1,245	$2.02	15d	14	0.90mi
2420 Radford Rd Lansing, MI	2.0	1.0	768	$1,200	$1.56	15d	1	1.01mi
1115 Dorchester Cir Lansing, MI	2.0	1.0	850	$855	$1.01	15d	5	1.12mi
5540 Kaynorth Rd Unit 4 Lansing, MI	2.0	1.0	745	$925	$1.24	45d	1	1.20mi
814 Louisa St Lansing, MI	2.0	1.0	850	$950	$1.12	15d	2	1.39mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	22d	1	1.42mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	15d	4	1.44mi
5521 Joshua St Unit ST-102 Lansing, MI	2.0	1.0	812	$975	$1.20	45d	1	1.44mi

Listing history 2 events

1. 2026-05-15
   listed $113,000 Active 919-char remark

   Show marketing remark (919 chars)

   This simplified ranch home has all the basics you need for living on one floor! The home has great curb appeal and sits back off the street, with abundant yard space in back as well. Once you're inside, you'll love all the natural light coming in from the living room and kitchen windows. You'll appreciate the hardwood floors which were recently revealed after carpet removal. Three bedrooms, one that lends itself to an office or den, flank the living room. The oversize kitchen allows plenty of room for a dining table, plus additional counters and cabinetry add to the room's functionality. The laundry and mechanicals are accessible on the main level for easy access and maintenance. A great feature to the home is the large platform deck with built-in seating. New roof in 2024, brand new water heater and kitchen flooring. This is an excellent opportunity for a first-time homeowner or those looking to downsize.

2. 2026-05-15
   listed $113,000 Active 919-char remark

   Show marketing remark (919 chars)

   This simplified ranch home has all the basics you need for living on one floor! The home has great curb appeal and sits back off the street, with abundant yard space in back as well. Once you're inside, you'll love all the natural light coming in from the living room and kitchen windows. You'll appreciate the hardwood floors which were recently revealed after carpet removal. Three bedrooms, one that lends itself to an office or den, flank the living room. The oversize kitchen allows plenty of room for a dining table, plus additional counters and cabinetry add to the room's functionality. The laundry and mechanicals are accessible on the main level for easy access and maintenance. A great feature to the home is the large platform deck with built-in seating. New roof in 2024, brand new water heater and kitchen flooring. This is an excellent opportunity for a first-time homeowner or those looking to downsize.

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 · 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: $13,471
• − Mortgage interest: −$6,330
• − Property taxes: −$1,757
• − Insurance: −$565
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,287
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,358/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

+0.0% since first listed

6 events — show timeline

• 2026-05-28 Pending — REALCOMP
• 2026-05-28 Pending — Greater Lansing AoR
• 2026-05-26 Contingent — REALCOMP
• 2026-05-26 Contingent — Greater Lansing AoR
• 2026-05-15 Listed $113,000 Greater Lansing AoR
• 2026-05-15 Listed $113,000 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $1,757 · +2.9% YoY. Source: county tax records.