1003 Williams St · Jackson, MI 49203

$72,000

4 bd · 2.0 ba · 1,458 sqft · SingleFamily · 105 Days on market

Built 1900 4,356 sqft lot $49/sqft · 5% below area Est $76k · 5% under

---

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 +9.8/15.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 105 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 5.4% in Jackson — 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 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.
• Jackson Public Schools (urban): math 15% / reading 28% proficiency, ranked #458 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.5%/yr); 164 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent runs 35% 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 $498 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 12y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 2.30% ✓
• Cap rate: 18.67%
• Cash-on-cash: 44.20%
• DSCR: 2.97
• GRM: 3.6

CMA / ARV

• ARV (median comp): $75,855
• List price: $72,000
• Delta: -5.08%
• 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
1003 Williams St	0.00mi	4/2.0	1,458 (0%)	1mo	$65,000	$45	99
1013 Maple Ave	0.06mi	3/1.0 (-1)	1,435 (-2%)	1mo	$110,200	$77	85
1023 Maple Ave	0.08mi	3/1.0 (-1)	1,447 (-1%)	3mo	$10,600	$7	83
140 Moore St	0.33mi	3/2.0 (-1)	1,456 (-0%)	1mo	$105,000	$72	79
1028 Woodbridge St	0.33mi	3/1.5 (-1)	1,388 (-5%)	1mo	$59,200	$43	68
409 Garfield St	0.44mi	4/1.5	1,359 (-7%)	3mo	$170,000	$125	64
314 Mitchell St	0.48mi	4/2.0	1,589 (+9%)	1mo	$65,501	$41	62
714 S Mechanic St	0.25mi	3/2.0 (-1)	1,276 (-12%)	3mo	$60,000	$47	60
732 W Morrell St	0.69mi	3/2.0 (-1)	1,423 (-2%)	3mo	$157,000	$110	57
1235 Sheldon St	0.40mi	3/1.5 (-1)	1,296 (-11%)	3mo	$100,000	$77	54
1505 Carl Breeding Way	0.63mi	4/2.0	1,607 (+10%)	2mo	$162,000	$101	52
911 4th St	0.56mi	3/1.5 (-1)	1,283 (-12%)	1mo	$170,000	$133	46

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: 46.5%
• Equity multiple: 3.16×
• Total profit: $43,600
• Equity at exit: $10,735

10-year hold

• IRR: 54.4%
• Equity multiple: 7.69×
• Total profit: $134,788
• Equity at exit: $6,225

Cash invested: $20,160 (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: 164
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$158 /mo · $1,899/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $742

Break-even live

Break-even rent $716

Max offer price $72,000

Occupancy floor 50%

Sensitivity live

Price	-10% $783	-5% $763	+0% $742	+5% $722	+10% $702
Rent	-10% $612	-5% $677	+0% $742	+5% $808	+10% $873
Rate	-1.0pp $779	-0.5pp $761	base $742	+0.5pp $724	+1.0pp $705

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	45d	1	1.06mi

Listing history 50 events

1. 2026-05-08
   status Pending 153-char remark

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

2. 2026-05-08
   status Pending 153-char remark

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

3. 2026-05-08
   status Pending

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

4. 2026-04-01
   price $72,000 153-char remark

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

5. 2026-04-01
   status Active 153-char remark

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

6. 2026-04-01
   price $72,000 153-char remark

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

7. 2026-04-01
   status Active 153-char remark

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

8. 2026-04-01
   status Active

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

9. 2026-04-01
   price $72,000

   Show marketing remark (153 chars)

   Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

10. 2026-03-16
    historical Keep Showing-Contgcy Appl 153-char remark

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

11. 2026-03-16
    historical Active Under Contract 153-char remark

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

12. 2026-03-16
    historical Active - Contingent

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

13. 2026-02-18
    price $74,900 153-char remark

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

14. 2026-02-17
    price $74,900 153-char remark

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

15. 2026-02-17
    price $74,900

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

16. 2026-01-23
    listed $79,900 Active 153-char remark

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

17. 2026-01-23
    listed $79,900 Active 153-char remark

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

18. 2026-01-23
    listed $79,900 Active

    Show marketing remark (153 chars)

    Current single family rental property. 4 bed, 2 bath, with main floor bedroom and bathroom access. Current rented until Oct for $1,200/month (Section 8).

19. 2025-11-01
    historical
20. 2025-10-31
    historical
21. 2025-10-07
    price $79,900
22. 2025-10-07
    price $79,900
23. 2025-10-07
    price $79,900
24. 2025-09-08
    listed $85,000 Active
25. 2025-09-08
    listed $85,000 Active
26. 2025-08-29
    soldstatus $225,000 Closed
27. 2025-08-29
    soldstatus $225,000 Closed
28. 2025-08-26
    status Pending
29. 2025-08-26
    status Pending
30. 2025-06-26
    listed $320,000 Active
31. 2025-06-26
    listed $320,000 Active
32. 2025-05-02
    historical
33. 2025-05-01
    historical
34. 2025-04-24
    price $75,000
35. 2025-04-24
    price $75,000
36. 2025-04-24
    price $75,000
37. 2025-03-20
    price $77,000
38. 2025-03-19
    price $77,000
39. 2025-03-19
    price $77,000
40. 2025-02-17
    price $82,000
41. 2025-02-17
    price $82,000
42. 2025-02-17
    price $82,000
43. 2024-12-11
    listed $85,000 Active
44. 2024-12-11
    listed $85,000 Active
45. 2024-08-13
    soldstatus $75,000
46. 2024-08-03
    historical $1,050
47. 2024-08-01
    soldstatus $75,000 Sold
48. 2024-08-01
    soldstatus $75,000 Sold
49. 2024-08-01
    soldstatus $75,000 Closed
50. 2024-07-12
    listed $1,050

ⓘ 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: $1,899 · $158/mo
• Projected year-2 tax: $1,899 · $158/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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,873
• − Mortgage interest: −$4,033
• − Property taxes: −$1,899
• − Insurance: −$360
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$2,095
• Taxable income: $8,307
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $6,916/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: Jackson Public Schools
• NCES district ID: 2619620
• Math proficiency: 15% ▼ -6.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,344
• Composite: 17.99/100
• National rank: #8986
• State rank: #458 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

• Census place: Jackson, MI
• County: Jackson County · 85,581 people
• City population: 85,581
• 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

+102.8% since first listed

65 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-05-08 Pending — SW Michigan MLS
• 2026-04-01 Price Changed $72,000 MiRealSource-MiMLS
• 2026-04-01 Relisted — REALCOMP
• 2026-04-01 Price Changed $72,000 REALCOMP
• 2026-04-01 Relisted — MiRealSource-MiMLS
• 2026-04-01 Relisted — SW Michigan MLS
• 2026-04-01 Price Changed $72,000 SW Michigan MLS
• 2026-03-16 Contingent — MiRealSource-MiMLS
• 2026-03-16 Contingent — REALCOMP
• 2026-03-16 Contingent — SW Michigan MLS
• 2026-02-18 Price Changed $74,900 MiRealSource-MiMLS
• 2026-02-17 Price Changed $74,900 REALCOMP
• 2026-02-17 Price Changed $74,900 SW Michigan MLS
• 2026-01-23 Listed $79,900 SW Michigan MLS
• 2026-01-23 Listed $79,900 REALCOMP
• 2026-01-23 Listed $79,900 MiRealSource-MiMLS
• 2025-11-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-31 Listing Removed — REALCOMP
• 2025-10-07 Price Changed $79,900 MiRealSource-MiMLS
• 2025-10-07 Price Changed $79,900 REALCOMP
• 2025-10-07 Price Changed $79,900 SW Michigan MLS
• 2025-09-08 Listed $85,000 REALCOMP
• 2025-09-08 Listed $85,000 MiRealSource-MiMLS
• 2025-08-29 Sold (MLS) $225,000 MiRealSource-MiMLS
• 2025-08-29 Sold (MLS) $225,000 REALCOMP
• 2025-08-26 Pending — MiRealSource-MiMLS
• 2025-08-26 Pending — REALCOMP
• 2025-06-26 Listed $320,000 REALCOMP
• 2025-06-26 Listed $320,000 MiRealSource-MiMLS
• 2025-05-02 Listing Removed — MiRealSource-MiMLS
• 2025-05-01 Listing Removed — REALCOMP
• 2025-04-24 Price Changed $75,000 MiRealSource-MiMLS
• 2025-04-24 Price Changed $75,000 REALCOMP
• 2025-04-24 Price Changed $75,000 SW Michigan MLS
• 2025-03-20 Price Changed $77,000 MiRealSource-MiMLS
• 2025-03-19 Price Changed $77,000 REALCOMP
• 2025-03-19 Price Changed $77,000 SW Michigan MLS
• 2025-02-17 Price Changed $82,000 MiRealSource-MiMLS
• 2025-02-17 Price Changed $82,000 REALCOMP
• 2025-02-17 Price Changed $82,000 SW Michigan MLS
• 2024-12-11 Listed $85,000 REALCOMP
• 2024-12-11 Listed $85,000 MiRealSource-MiMLS
• 2024-08-13 Sold (Public Records) $75,000 Public Records
• 2024-08-03 Rental Removed $1,050 APPFOLIO
• 2024-08-01 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2024-08-01 Sold (MLS) $75,000 SW Michigan MLS
• 2024-08-01 Sold (MLS) $75,000 REALCOMP
• 2024-07-12 Listed for Rent $1,050 APPFOLIO
• 2024-06-07 Contingent — MiRealSource-MiMLS
• 2024-06-07 Contingent — REALCOMP
• 2024-06-07 Contingent — SW Michigan MLS
• 2024-05-29 Listed $80,000 MiRealSource-MiMLS
• 2024-05-29 Listed $80,000 SW Michigan MLS
• 2024-05-27 Coming Soon $80,000 MiRealSource-MiMLS
• 2024-05-27 Coming Soon $80,000 SW Michigan MLS
• 2024-05-24 Listed $80,000 REALCOMP
• 2022-12-14 Rental Removed — RENT.
• 2022-11-17 Sold (Public Records) $85,000 Public Records
• 2022-10-13 Sold (Public Records) $66,500 Public Records
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2014-09-03 Listing Removed — REALCOMP
• 2014-03-07 Listed $35,500 REALCOMP
• 2014-03-07 Listed $35,500 SW Michigan MLS

Property tax history

+12.8%/yr

Latest (2025): $1,899 · +28.7% YoY. Source: county tax records.