4941 BACON Rd · Jackson, MI 49201-

$159,900

3 bd · 2.0 ba · 2,660 sqft · SingleFamily · 178 Days on market

Built 1925 3.15 ac lot

---

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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

Key facts

• 3.15 acre lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-69 ($-829/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.6% below list).
• Recommended offer: $132k (17.6% below list) — sets the bar for 1% rule.

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.
• Western School District (rural): math 33% / reading 50% proficiency, ranked #179 of 540 in MI (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y ago 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,806 (17.6% 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 178 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 1925 — 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 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. 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: 5.77%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $367,080
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6031 Leora Ln	0.46mi	4/3.0 (+1)	2,464 (-7%)	12mo	$340,000	$138	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.33×
• Total profit: $14,887
• Equity at exit: $71,898

10-year hold

• IRR: 8.8%
• Equity multiple: 2.32×
• Total profit: $59,218
• Equity at exit: $110,803

Cash invested: $44,772 (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 49201-

• Active inventory: 1
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-69

Break-even live

Break-even rent $1,405

Max offer price $147,701

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-24	+0% $-69	+5% $-114	+10% $-160
Rent	-10% $-173	-5% $-121	+0% $-69	+5% $-17	+10% $35
Rate	-1.0pp $11	-0.5pp $-28	base $-69	+0.5pp $-110	+1.0pp $-153

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2021-10-11
   soldstatus $150,000
2. 2021-08-08
   soldstatus $150,000 Sold 622-char remark

   Show marketing remark (626 chars)

   Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

3. 2021-08-08
   historical 626-char remark

   Show marketing remark (626 chars)

   Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

4. 2021-08-08
   soldstatus $150,000 Sold 626-char remark

   Show marketing remark (626 chars)

   Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

5. 2021-08-08
   soldstatus $150,000 Closed

   Show marketing remark (626 chars)

   Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

6. 2021-07-09
   status Pending

   Show marketing remark (622 chars)

   Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

7. 2021-07-09
   status Pending 622-char remark

   Show marketing remark (622 chars)

   Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

8. 2021-07-08
   historical
9. 2021-06-10
   status Active

   Show marketing remark (622 chars)

   Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

10. 2021-06-10
    status Active 622-char remark

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

11. 2021-05-28
    historical Keep Showing-Contgcy Appl

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

12. 2021-05-28
    historical Contingent - Continue To Show 622-char remark

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

13. 2021-05-22
    price $159,900
14. 2021-05-21
    price $159,900 622-char remark

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

15. 2021-04-05
    status Active

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

16. 2021-04-05
    status Active 622-char remark

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

17. 2021-03-04
    historical Keep Showing-Contgcy Appl

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

18. 2021-03-04
    historical Contingent - Continue To Show 622-char remark

    Show marketing remark (622 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

19. 2021-01-12
    listed $164,900 Active 622-char remark

    Show marketing remark (626 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

20. 2021-01-12
    listed $159,900 626-char remark

    Show marketing remark (626 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

21. 2021-01-12
    listed $159,900

    Show marketing remark (626 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

22. 2021-01-12
    listed $164,900 Active

    Show marketing remark (626 chars)

    Western Schools - Great 3 bedroom 2 full bath home on 3.15 acres! Walk into the spacious open living room with original woodwork throughout and double doors leading to the family room, full kitchen with appliance included, first floor laundry, bedroom and full bath. 2nd floor features 2 additional bedrooms, updated full bath with tiled shower and walk-in closet that can be used as an additional bedroom. Full basement with storage space. Exterior features open front porch, enclosed side porch and back deck overlooking huge wooded backyard. 1 car detached garage. Priced to sell! Come see this home before it's gone!

23. 2010-07-02
    soldstatus $27,000
24. 2010-07-02
    soldstatus $27,000
25. 2010-06-22
    historical
26. 2010-06-18
    listed $29,900
27. 2010-06-18
    listed $29,900

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,462 · $205/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 ≥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: $15,817
• − Mortgage interest: −$8,957
• − Property taxes: −$2,462
• − Insurance: −$800
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$4,652
• Taxable loss: −$3,584
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $31/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: Western School District
• NCES district ID: 2635940
• Math proficiency: 33% ▼ -9.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $54,441
• Composite: 36.1/100
• National rank: #4755
• State rank: #179 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+401.7% since first listed

27 events — show timeline

• 2021-10-11 Sold (Public Records) $150,000 Public Records
• 2021-08-08 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2021-08-08 Sold (MLS) $150,000 SW Michigan MLS
• 2021-08-08 Listing Removed — SW Michigan MLS
• 2021-08-08 Sold (MLS) $150,000 REALCOMP
• 2021-07-09 Pending — MiRealSource-MiMLS
• 2021-07-09 Pending — REALCOMP
• 2021-07-08 Listing Removed — MiRealSource-MiMLS
• 2021-06-10 Relisted — MiRealSource-MiMLS
• 2021-06-10 Relisted — REALCOMP
• 2021-05-28 Contingent — MiRealSource-MiMLS
• 2021-05-28 Contingent — REALCOMP
• 2021-05-22 Price Changed $159,900 MiRealSource-MiMLS
• 2021-05-21 Price Changed $159,900 REALCOMP
• 2021-04-05 Relisted — MiRealSource-MiMLS
• 2021-04-05 Relisted — REALCOMP
• 2021-03-04 Contingent — MiRealSource-MiMLS
• 2021-03-04 Contingent — REALCOMP
• 2021-01-12 Listed $164,900 MiRealSource-MiMLS
• 2021-01-12 Listed $159,900 MiRealSource-MiMLS
• 2021-01-12 Listed $159,900 SW Michigan MLS
• 2021-01-12 Listed $164,900 REALCOMP
• 2010-07-02 Sold (MLS) $27,000 MiRealSource-MiMLS
• 2010-07-02 Sold (MLS) $27,000 REALCOMP
• 2010-06-22 Listing Removed — MiRealSource-MiMLS
• 2010-06-18 Listed $29,900 MiRealSource-MiMLS
• 2010-06-18 Listed $29,900 REALCOMP

Property tax history

-0.6%/yr

Latest (2025): $2,462 · +2.7% YoY. Source: county tax records.