1232 Maple Ave · Jackson, MI 49203

$27,500

3 bd · 1.0 ba · 2,232 sqft · SingleFamily · 39 Days on market

Built 1920 4,792 sqft lot $12/sqft · 74% below area ↓ 35% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special in the heart of Jackson. Property offers a great opportunity for investors looking to add to their portfolio. Hardwood floors in good condition and solid bones throughout.

Key facts

• Hardwood floors
• 4,792 sq ft lot
• Garage

Tags

• HARDWOOD FLOORS

Property features AI

Finance

• Other: Residential property subtype: Single Family Residence
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached 1-car garage
• Security: No security details provided
• Utilities: Public water; No sewer or power provider details provided
• Home design: Traditional single-family residence; Approximately 2,232 total building area
• Construction: Built in 1920; Shingle and wood siding; Foundation with full basement
• Exterior features: Shingle roof; Lot is approximately 0.11 acres; Public water

Interior

• Kitchen: Kitchen (appliances not listed)
• Bedrooms: Primary bedroom; Two additional bedrooms
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Three total rooms; Full Michigan-style basement
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 50.8% vs local median 5.6% 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); 172 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 33% 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 $190 of loan paydown is wiped out by about $825 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 6y ago; this cycle's ask has dropped $2k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.57% ✓
• Cap rate: 50.81%
• Cash-on-cash: 158.99%
• DSCR: 8.07
• GRM: 1.5

CMA / ARV

• ARV (median comp): $105,446
• List price: $27,500
• Delta: -73.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Stanley Ave	0.30mi	3/1.0	2,128 (-5%)	11mo	$167,900	$79	69
1109 Mlk Jr Dr	0.24mi	4/3.5 (+1)	2,168 (-3%)	6mo	$210,000	$97	64
1112 First St	0.47mi	4/1.5 (+1)	2,233 (0%)	8mo	$190,000	$85	64
706 Bloomfield Blvd	0.67mi	4/1.5 (+1)	2,240 (+0%)	2mo	$285,000	$127	60
212 E South St	0.63mi	3/2.0	2,256 (+1%)	7mo	$200,000	$89	59
334 E Mansion St	0.71mi	3/1.0	2,111 (-5%)	4mo	$127,000	$60	54
312 W Biddle St	0.65mi	4/2.0 (+1)	2,272 (+2%)	5mo	$10,000	$4	54
105 Mitchell St	0.38mi	4/2.0 (+1)	1,999 (-10%)	8mo	$168,500	$84	49
907 3rd St	0.68mi	4/2.0 (+1)	2,160 (-3%)	6mo	$42,500	$20	49
2101 Francis St	0.57mi	4/2.0 (+1)	2,118 (-5%)	14mo	$138,500	$65	44
900 2nd St	0.67mi	4/2.0 (+1)	2,100 (-6%)	8mo	$140,000	$67	43
1201 4th St	0.58mi	4/1.5 (+1)	1,920 (-14%)	5mo	$170,000	$89	38

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: —
• Equity multiple: 9.81×
• Total profit: $67,860
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 23.84×
• Total profit: $175,837
• Equity at exit: $2,378

Cash invested: $7,700 (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: 172
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $1,020

Break-even live

Break-even rent $241

Max offer price $27,500

Occupancy floor 28%

Sensitivity live

Price	-10% $1,039	-5% $1,030	+0% $1,020	+5% $1,011	+10% $1,001
Rent	-10% $899	-5% $960	+0% $1,020	+5% $1,081	+10% $1,141
Rate	-1.0pp $1,034	-0.5pp $1,027	base $1,020	+0.5pp $1,013	+1.0pp $1,006

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1700 S W Ave Jackson, MI	2.0	2.0	1600	$1,350	$0.84	46d	1	0.95mi

Listing history 48 events

1. 2026-06-19
   statusdays on market $27,500 Pending 39 DOM
2. 2026-06-18
   days on market $27,500 Active 38 DOM
3. 2026-06-17
   days on market $27,500 Active 37 DOM

   Show marketing remark (188 chars)

   Investor special in the heart of Jackson. Property offers a great opportunity for investors looking to add to their portfolio. Hardwood floors in good condition and solid bones throughout.

4. 2026-06-17
   price $27,500 Active 36 DOM

   Show marketing remark (188 chars)

   Investor special in the heart of Jackson. Property offers a great opportunity for investors looking to add to their portfolio. Hardwood floors in good condition and solid bones throughout.

5. 2026-06-16
   days on market $30,000 Active 36 DOM

   Show marketing remark (188 chars)

   Investor special in the heart of Jackson. Property offers a great opportunity for investors looking to add to their portfolio. Hardwood floors in good condition and solid bones throughout.

6. 2026-06-15
   days on market $30,000 Active 35 DOM
7. 2026-06-14
   days on market $30,000 Active 33 DOM
8. 2026-06-13
   days on market $30,000 Active 32 DOM
9. 2026-06-10
   days on market $30,000 Active 30 DOM
10. 2026-06-09
    days on market $30,000 Active 29 DOM
11. 2026-06-08
    days on market $30,000 Active 28 DOM
12. 2026-06-07
    days on market $30,000 Active 27 DOM
13. 2026-06-03
    days on market $30,000 Active 23 DOM
14. 2026-06-02
    days on market $30,000 Active 22 DOM
15. 2026-06-01
    days on market $30,000 Active 21 DOM
16. 2026-05-31
    days on market $30,000 Active 20 DOM
17. 2026-05-30
    days on market $30,000 Active 19 DOM
18. 2026-05-11
    listed $30,000 Active 189-char remark

    Show marketing remark (188 chars)

    Investor special in the heart of Jackson. Property offers a great opportunity for investors looking to add to their portfolio. Hardwood floors in good condition and solid bones throughout.

19. 2026-05-11
    listed $30,000 Active 188-char remark

    Show marketing remark (188 chars)

    Investor special in the heart of Jackson. Property offers a great opportunity for investors looking to add to their portfolio. Hardwood floors in good condition and solid bones throughout.

20. 2026-05-11
    listed $30,000 Active

    Show marketing remark (188 chars)

    Investor special in the heart of Jackson. Property offers a great opportunity for investors looking to add to their portfolio. Hardwood floors in good condition and solid bones throughout.

21. 2026-02-03
    historical
22. 2026-01-19
    status Active
23. 2026-01-19
    status Active
24. 2026-01-18
    historical
25. 2026-01-18
    status Pending
26. 2026-01-18
    status Pending
27. 2026-01-15
    status Active
28. 2026-01-15
    status Active
29. 2025-12-05
    status Pending
30. 2025-12-05
    status Pending
31. 2025-09-11
    price $44,900
32. 2025-09-11
    price $44,900
33. 2025-09-11
    price $44,900
34. 2025-05-29
    price $54,900
35. 2025-05-29
    price $54,900
36. 2025-05-29
    price $54,900
37. 2025-02-02
    listed $64,900 Active
38. 2025-02-02
    listed $64,900 Active
39. 2020-03-16
    soldstatus $20,000 Sold
40. 2020-03-16
    soldstatus $20,000
41. 2020-03-16
    soldstatus $20,000 Closed
42. 2020-02-24
    status Pending
43. 2020-02-23
    status Pending
44. 2020-01-31
    price $37,000
45. 2020-01-30
    price $37,000
46. 2020-01-07
    listed $42,500 Active
47. 2020-01-07
    listed $37,000
48. 2020-01-07
    listed $42,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 13 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: $18,383
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$138
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$800
• Taxable income: $12,551
• Est. tax owed @ 24.0%: −$3,012
• After-tax cash flow: $9,230/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

-35.3% since first listed

34 events — show timeline

• 2026-06-17 Price Changed $27,500 MiRealSource-MiMLS
• 2026-06-16 Price Changed $27,500 REALCOMP
• 2026-06-16 Price Changed $27,500 SW Michigan MLS
• 2026-05-11 Listed $30,000 SW Michigan MLS
• 2026-05-11 Listed $30,000 REALCOMP
• 2026-05-11 Listed $30,000 MiRealSource-MiMLS
• 2026-02-03 Listing Removed — MiRealSource-MiMLS
• 2026-01-19 Relisted — REALCOMP
• 2026-01-19 Relisted — MiRealSource-MiMLS
• 2026-01-18 Listing Removed — REALCOMP
• 2026-01-18 Pending — MiRealSource-MiMLS
• 2026-01-18 Pending — REALCOMP
• 2026-01-15 Relisted — MiRealSource-MiMLS
• 2026-01-15 Relisted — REALCOMP
• 2025-12-05 Pending — REALCOMP
• 2025-12-05 Pending — MiRealSource-MiMLS
• 2025-09-11 Price Changed $44,900 MiRealSource-MiMLS
• 2025-09-11 Price Changed $44,900 REALCOMP
• 2025-09-11 Price Changed $44,900 SW Michigan MLS
• 2025-05-29 Price Changed $54,900 MiRealSource-MiMLS
• 2025-05-29 Price Changed $54,900 REALCOMP
• 2025-05-29 Price Changed $54,900 SW Michigan MLS
• 2025-02-02 Listed $64,900 REALCOMP
• 2025-02-02 Listed $64,900 MiRealSource-MiMLS
• 2020-03-16 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2020-03-16 Sold (MLS) $20,000 SW Michigan MLS
• 2020-03-16 Sold (MLS) $20,000 REALCOMP
• 2020-02-24 Pending — MiRealSource-MiMLS
• 2020-02-23 Pending — REALCOMP
• 2020-01-31 Price Changed $37,000 MiRealSource-MiMLS
• 2020-01-30 Price Changed $37,000 REALCOMP
• 2020-01-07 Listed $42,500 MiRealSource-MiMLS
• 2020-01-07 Listed $37,000 SW Michigan MLS
• 2020-01-07 Listed $42,500 REALCOMP

Property tax history

+17.0%/yr

Latest (2025): $2,486 · +13.5% YoY. Source: county tax records.