1001 Raider St · Lansing, MI 48912

$89,900

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 124 Days on market

Built 1941 4,530 sqft lot $121/sqft · 13% below area Est $104k · 13% 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 +22.3/30.0
• ARV discount +13.4/15.0
• DSCR +7.1/10.0
• 1% rule +7.0/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming one-story home in Lansing, offering two bedrooms and one full bathroom with a comfortable, easy-living layout. The main living areas are filled with natural light, creating a warm and functional space for everyday living. Both bedrooms are well sized, and the full bath is conveniently located on the main level. Ideally situated near local parks and with quick access to I-496, this home offers excellent convenience for commuting while enjoying nearby outdoor amenities. A great opportunity for a first-time buyer, downsizer, or investor seeking a centrally located Lansing property close to shopping, dining, and recreation.

Key facts

• One story home
• Near local parks
• Natural light

Tags

• ONE STORY HOME
• NATURAL LIGHT
• CONVENIENTLY LOCATED
• NEAR LOCAL PARKS
• QUICK ACCESS TO I-496

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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, 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.
• Zoned schools: Pattengill School (600 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 100 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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 + 7.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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.
• Current owner paid $25k; list at $90k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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 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?
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: 1.20% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

• ARV (median comp): $103,544
• List price: $89,900
• Delta: -13.18%
• 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
506 S East St	0.35mi	2/1.0	720 (-3%)	2mo	$52,000	$72	76
617 S Hosmer St	0.23mi	2/1.0	796 (+7%)	2mo	$87,000	$109	76
1245 Parkview St	0.33mi	3/1.0 (+1)	702 (-6%)	1mo	$112,000	$160	70
906 Bensch St	0.35mi	2/1.0	704 (-5%)	8mo	$50,000	$71	68
1039 Morgan St	0.15mi	2/2.0	827 (+11%)	4mo	$135,000	$163	67
1212 Climax St	0.21mi	3/1.0 (+1)	816 (+10%)	9mo	$60,000	$74	62
1216 Parkview St	0.29mi	2/1.5	825 (+11%)	9mo	$95,000	$115	59
531 Torrance Ct	0.66mi	2/1.0	780 (+5%)	4mo	$80,000	$103	58
1540 Lyons Ave	0.66mi	2/1.0	787 (+6%)	8mo	$117,000	$149	52
911 Dakin St	0.43mi	3/1.5 (+1)	805 (+8%)	9mo	$118,500	$147	52
520 S Leslie St	0.74mi	2/1.0	840 (+13%)	1mo	$113,000	$135	43
1119 Leslie St	0.75mi	2/1.0	824 (+11%)	5mo	$64,000	$78	43

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 · 7.02% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-566
• Equity at exit: $13,404

10-year hold

• IRR: 13.3%
• Equity multiple: 2.27×
• Total profit: $32,065
• Equity at exit: $7,773

Cash invested: $25,172 (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 48912

• Rents YoY: 7.0%
• Active inventory: 100
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$471
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $148

Break-even live

Break-even rent $888

Max offer price $89,900

Occupancy floor 81%

Sensitivity live

Price	-10% $199	-5% $173	+0% $148	+5% $122	+10% $97
Rent	-10% $63	-5% $105	+0% $148	+5% $190	+10% $233
Rate	-1.0pp $193	-0.5pp $171	base $148	+0.5pp $124	+1.0pp $101

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1420 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$750	$1.07	22d	3	0.47mi
335 E Saint Joseph St Unit 6 Lansing, MI	2.0	1.0	700	$949	$1.36	45d	1	0.48mi
1424 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$915	$1.31	45d	1	0.49mi
313 E Saint Joseph St Lansing, MI	2.0	1.0	475	$1,150	$2.42	15d	7	0.51mi
509 Cherry St Unit 2 Lansing, MI	1.0	1.0	550	$975	$1.77	22d	1	0.58mi
129 S Hosmer St Unit 1 Lansing, MI	1.0	1.0	500	$795	$1.59	22d	1	0.60mi
825 S Washington Ave Apt 103 Lansing, MI	1.0	1.0	520	$1,095	$2.11	45d	1	0.66mi
855 S Washington Ave Lansing, MI	1.0	1.0	576	$1,245	$2.16	45d	9	0.68mi
855 S Washington Ave Lansing, MI	1.0	1.0	576	$1,245	$2.16	22d	3	0.68mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	15d	1	0.71mi
515 S Chestnut St Lansing, MI	1.0	1.0	646	$942	$1.46	15d	8	1.02mi
420 S Walnut St Lansing, MI	1.0	1.0	525	$875	$1.67	45d	1	1.02mi
2208 Marcus St Lansing, MI	3.0	1.0	616	$1,175	$1.91	22d	1	1.04mi
2010 E Michigan Ave Unit 209 Lansing, MI	1.0	1.0	730	$1,350	$1.85	15d	1	1.08mi
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	45d	1	1.21mi
307 N Walnut St Unit 307 Lansing, MI	1.0	1.0	550	$1,100	$2.00	45d	1	1.26mi
427 Seymour Ave Unit 102 Lansing, MI	1.0	1.0	540	$850	$1.57	22d	1	1.30mi
427 Seymour Ave Unit 205 Lansing, MI	1.0	1.0	570	$1,100	$1.93	45d	1	1.30mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	45d	1	1.30mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	22d	1	1.30mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	15d	1	1.32mi
220 W Lapeer St Unit 3 Lansing, MI	1.0	1.0	450	$850	$1.89	45d	1	1.37mi
316 W Saginaw St Unit 318 Lansing, MI	1.0	1.0	750	$950	$1.27	45d	1	1.47mi
801 N Capitol Ave Unit 1 Lansing, MI	1.0	1.0	550	$950	$1.73	45d	1	1.48mi
801 N Capitol Ave Unit 4 Lansing, MI	1.0	1.0	600	$1,000	$1.67	45d	1	1.48mi

Listing history 7 events

1. 2026-01-21
   listed $89,900 Active 652-char remark

   Show marketing remark (652 chars)

   Welcome to this charming one-story home in Lansing, offering two bedrooms and one full bathroom with a comfortable, easy-living layout. The main living areas are filled with natural light, creating a warm and functional space for everyday living. Both bedrooms are well sized, and the full bath is conveniently located on the main level. Ideally situated near local parks and with quick access to I-496, this home offers excellent convenience for commuting while enjoying nearby outdoor amenities. A great opportunity for a first-time buyer, downsizer, or investor seeking a centrally located Lansing property close to shopping, dining, and recreation.

2. 2026-01-21
   listed $89,900 Active 652-char remark

   Show marketing remark (652 chars)

   Welcome to this charming one-story home in Lansing, offering two bedrooms and one full bathroom with a comfortable, easy-living layout. The main living areas are filled with natural light, creating a warm and functional space for everyday living. Both bedrooms are well sized, and the full bath is conveniently located on the main level. Ideally situated near local parks and with quick access to I-496, this home offers excellent convenience for commuting while enjoying nearby outdoor amenities. A great opportunity for a first-time buyer, downsizer, or investor seeking a centrally located Lansing property close to shopping, dining, and recreation.

3. 2014-07-07
   historical
4. 2014-05-22
   listed $49,900
5. 2009-12-23
   soldstatus $24,900
6. 2009-10-14
   listed $24,900
7. 2002-10-23
   soldstatus $77,500

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,313 · $193/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 ≥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: $12,903
• − Mortgage interest: −$5,036
• − Property taxes: −$2,313
• − Insurance: −$450
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,615
• Taxable income: $425
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $1,671/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): 17,674
• Household income: $54,429
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 1171.0

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 0.62)
• Race & ethnicity: White 56% Black 22% Two or more races 12% Hispanic / Latino 10% Asian 4%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 5% French/Haitian/Cajun 1% Korean 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: ▼ -167.67%
• Current HPI: 171.1549
• Rent YoY: ▲ 7.02%
• 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

+16.0% since first listed

7 events — show timeline

• 2026-01-21 Listed $89,900 REALCOMP
• 2026-01-21 Listed $89,900 Greater Lansing AoR
• 2014-07-07 Listing Removed — Greater Lansing AoR
• 2014-05-22 Listed $49,900 Greater Lansing AoR
• 2009-12-23 Sold (MLS) $24,900 Greater Lansing AoR
• 2009-10-14 Listed $24,900 Greater Lansing AoR
• 2002-10-23 Sold (Public Records) $77,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,313 · +3.0% YoY. Source: county tax records.