320 Huron St · Lansing, MI 48915

$78,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 17 Days on market

Built 1916 4,356 sqft lot ↓ 15% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Unlock the potential of this spacious property located in Lansing's westside neighborhood. Offering generous living space and a flexible layout, this home presents an excellent opportunity for investors, renovators, or buyers looking to add value through improvements and updates. Conveniently located near downtown Lansing, major highways, shopping, dining, and local amenities. Bring your vision and explore the possibilities this property has to offer.

Key facts

• Flexible layout
• Shopping
• Spacious property

Tags

• SPACIOUS PROPERTY
• FLEXIBLE LAYOUT
• WESTSIDE NEIGHBORHOOD
• NEAR DOWNTOWN LANSING
• MAJOR HIGHWAYS
• SHOPPING

Property features AI

Finance

• Other: Property type: Residential
• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Lot in a residential subdivision (FOSTER COURT); Lot dimensions approximately 4,356; Zoned residential

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Finished above-grade living area of 1,120; Basement present; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 6.0% in Lansing — 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 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: 67 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $539 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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: 1.82% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.18%
• DSCR: 2.57
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $165,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 W Malcolm X St	0.47mi	3/1.0	1,380 (-1%)	4mo	$92,000	$67	73
602 S Jenison Ave	0.24mi	3/1.5	1,512 (+8%)	5mo	$157,000	$104	69
1309 W Lenawee St	0.15mi	3/1.0	1,232 (-12%)	5mo	$145,000	$118	69
1217 W Shiawassee St	0.46mi	3/1.5	1,316 (-6%)	3mo	$147,000	$112	64
1313 S Genesee Dr	0.52mi	3/2.0	1,351 (-4%)	4mo	$218,000	$161	62
1613 Drexel Rd	0.62mi	3/2.5	1,428 (+2%)	1mo	$215,000	$151	60
1403 W Ottawa St	0.26mi	4/2.0 (+1)	1,260 (-10%)	3mo	$163,500	$130	60
2614 W Kalamazoo St	0.72mi	3/2.0	1,352 (-3%)	3mo	$160,000	$118	54
1128 W Michigan Ave	0.28mi	4/2.0 (+1)	1,200 (-14%)	4mo	$160,000	$133	51
1812 S Genesee	0.56mi	3/2.0	1,278 (-9%)	5mo	$229,000	$179	51
2505 W Michigan Ave	0.67mi	2/1.5 (-1)	1,295 (-8%)	0mo	$150,000	$116	49
511 N Martin Luther King Jr Blvd	0.62mi	3/1.0	1,231 (-12%)	5mo	$130,000	$106	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: 30.7%
• Equity multiple: 2.29×
• Total profit: $28,124
• Equity at exit: $11,630

10-year hold

• IRR: 37.9%
• Equity multiple: 4.52×
• Total profit: $76,943
• Equity at exit: $6,744

Cash invested: $21,840 (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 48915

• Active inventory: 67
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,422 high
• Mortgage (P&I): −$409
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $640

Break-even live

Break-even rent $611

Max offer price $78,000

Occupancy floor 50%

Sensitivity live

Price	-10% $684	-5% $662	+0% $640	+5% $618	+10% $596
Rent	-10% $528	-5% $584	+0% $640	+5% $696	+10% $753
Rate	-1.0pp $680	-0.5pp $660	base $640	+0.5pp $620	+1.0pp $599

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 W Hillsdale St Lansing, MI	3.0	1.0	1008	$1,550	$1.54	44d	1	0.23mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	22d	1	0.90mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	44d	1	0.91mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	22d	1	0.96mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	44d	1	0.97mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.98mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	44d	1	1.03mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	44d	1	1.03mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	14d	1	1.10mi
605 S Grand Ave Unit 2 Lansing, MI	4.0	1.0	1200	$1,100	$0.92	44d	1	1.13mi
1815 Potomac Cir Lansing, MI	2.0	1.0	1002	$1,200	$1.20	14d	1	1.29mi
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	22d	1	1.36mi
1317 Lenore Ave Lansing, MI	2.0	1.5	1442	$850	$0.59	44d	1	1.38mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	44d	1	1.39mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	14d	9	1.46mi

Listing history 13 events

1. 2026-06-21
   days on market $78,000 Active 17 DOM
2. 2026-06-18
   days on market $78,000 Active 14 DOM
3. 2026-06-17
   days on market $78,000 Active 13 DOM
4. 2026-06-16
   days on market $78,000 Active 12 DOM
5. 2026-06-15
   days on market $78,000 Active 11 DOM
6. 2026-06-14
   days on market $78,000 Active 9 DOM
7. 2026-06-13
   days on market $78,000 Active 8 DOM
8. 2026-06-10
   days on market $78,000 Active 6 DOM
9. 2026-06-09
   days on market $78,000 Active 5 DOM
10. 2026-06-08
    days on market $78,000 Active 4 DOM
11. 2026-06-07
    days on market $78,000 Active 3 DOM
12. 2026-06-05
    remarks 473-char remark
13. 2026-06-05
    listed $78,000 Active 1 DOM

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $849 · $71/mo
• Expected delta: +$352/yr (+$29/mo · 70.9%)

ⓘ 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 ≥96°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: $17,061
• − Mortgage interest: −$4,369
• − Property taxes: −$497
• − Insurance: −$390
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$2,269
• Taxable income: $6,806
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $6,049/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): 9,428
• Household income: $54,465
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 307.0

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 0.64)
• Race & ethnicity: White 54% Black 24% Two or more races 13% Hispanic / Latino 13%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 7% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% German/W. Germanic 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: ▼ -129.90%
• Current HPI: 177.0906
• Rent YoY: —
• 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

-15.2% since first listed

14 events — show timeline

• 2026-06-04 Listed $78,000 MiRealSource-MiMLS
• 2026-06-04 Listed $78,000 REALCOMP
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Listing Removed — REALCOMP
• 2026-04-27 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Relisted — REALCOMP
• 2026-03-06 Relisted — MiRealSource-MiMLS
• 2026-02-16 Pending — MiRealSource-MiMLS
• 2026-02-16 Pending — REALCOMP
• 2026-01-29 Price Changed $87,000 MiRealSource-MiMLS
• 2026-01-28 Price Changed $87,000 REALCOMP
• 2026-01-13 Listed $92,000 REALCOMP
• 2026-01-13 Listed $92,000 MiRealSource-MiMLS

Property tax history

-9.6%/yr

Latest (2025): $497 · -77.4% YoY. Source: county tax records.