1033 1st St · Jackson, MI 49203

$92,000

2 bd · 2.0 ba · 1,785 sqft · SingleFamily · 186 Days on market

Built 1880 5,663 sqft lot $52/sqft · at area comps Est $89k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +6.1/15.0
• 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

What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

Key facts

• 5,663 sq ft lot
• Parking
• Built 1880

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.41% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 5.9

CMA / ARV

• ARV (median comp): $89,199
• List price: $92,000
• Delta: 3.14%
• 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
1011 S Grinnell St	0.50mi	2/2.0	1,740 (-2%)	5mo	$210,000	$121	68
1102 S West Ave	0.47mi	3/1.5 (+1)	1,780 (-0%)	9mo	$190,000	$107	63
739 Beverly Park Pl	0.65mi	3/1.5 (+1)	1,780 (-0%)	2mo	$192,500	$108	60
749 W High St	0.49mi	3/1.5 (+1)	1,841 (+3%)	11mo	$185,000	$100	56
722 W Morrell St	0.33mi	3/1.0 (+1)	1,615 (-10%)	7mo	$182,500	$113	54
1011 S West Ave	0.45mi	3/1.5 (+1)	1,684 (-6%)	14mo	$159,900	$95	51
1215 Martin Luther King Jr Dr	0.61mi	3/1.5 (+1)	1,726 (-3%)	10mo	$65,000	$38	50
1207 W Morrell St	0.75mi	3/2.0 (+1)	1,954 (+10%)	6mo	$125,000	$64	39
1009 S Webster St	0.57mi	3/1.0 (+1)	1,544 (-14%)	5mo	$163,000	$106	38
146 W Mansion St	0.75mi	3/2.0 (+1)	1,608 (-10%)	8mo	$146,000	$91	37
600 S West Ave	0.60mi	3/1.5 (+1)	1,554 (-13%)	14mo	$159,900	$103	31
1111 Elmwood Ave	0.68mi	3/1.5 (+1)	1,519 (-15%)	8mo	$219,900	$145	30

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: 13.1%
• Equity multiple: 1.55×
• Total profit: $14,182
• Equity at exit: $13,717

10-year hold

• IRR: 25.3%
• Equity multiple: 3.71×
• Total profit: $69,805
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $359

Break-even live

Break-even rent $839

Max offer price $92,000

Occupancy floor 67%

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: $23,000
• Closing costs: $2,760
• 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	43d	1	0.75mi

Listing history 50 events

1. 2026-06-19
   days on market $92,000 Active 186 DOM
2. 2026-06-18
   days on market $92,000 Active 185 DOM
3. 2026-06-17
   days on market $92,000 Active 184 DOM
4. 2026-06-16
   days on market $92,000 Active 183 DOM
5. 2026-06-15
   days on market $92,000 Active 182 DOM
6. 2026-06-14
   days on market $92,000 Active 180 DOM
7. 2026-06-13
   days on market $92,000 Active 179 DOM
8. 2026-06-10
   days on market $92,000 Active 177 DOM
9. 2026-06-09
   days on market $92,000 Active 176 DOM
10. 2026-06-08
    days on market $92,000 Active 175 DOM
11. 2026-06-07
    days on market $92,000 Active 174 DOM
12. 2026-06-03
    days on market $92,000 Active 170 DOM
13. 2026-06-02
    days on market $92,000 Active 169 DOM
14. 2026-06-01
    days on market $92,000 Active 168 DOM
15. 2026-05-31
    days on market $92,000 Active 167 DOM
16. 2026-05-30
    days on market $92,000 Active 166 DOM
17. 2026-05-14
    status Active 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

18. 2026-05-14
    status Active 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

19. 2026-05-09
    historical Active Under Contract 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

20. 2026-05-09
    historical Keep Showing-Contgcy Appl 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

21. 2026-05-04
    price $92,000 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

22. 2026-05-04
    price $92,000 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

23. 2026-01-10
    price $96,000 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

24. 2026-01-10
    price $96,000 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

25. 2025-12-15
    listed $100,000 Active 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

26. 2025-12-15
    listed $100,000 Active 137-char remark

    Show marketing remark (137 chars)

    What a great addition to your portfolio! Professionally Managed and city certified, this one is ready to go. Schedule your showing today!

27. 2022-10-27
    soldstatus $82,000
28. 2022-10-21
    soldstatus $82,000 Sold
29. 2022-10-21
    soldstatus $82,000 Sold
30. 2022-10-21
    soldstatus $82,000 Closed
31. 2022-09-22
    status Pending
32. 2022-09-22
    status Pending
33. 2022-09-20
    historical
34. 2022-08-31
    listed $89,900 Active
35. 2022-08-31
    listed $89,900 Active
36. 2022-08-31
    listed $89,900
37. 2021-07-23
    historical
38. 2021-07-23
    historical
39. 2021-04-21
    soldstatus $53,000
40. 2020-08-08
    historical
41. 2019-12-23
    historical
42. 2019-09-21
    price $55,900
43. 2019-09-21
    price $55,900
44. 2019-08-04
    price $49,900
45. 2019-08-04
    price $49,900
46. 2019-05-10
    status Active
47. 2019-03-26
    historical
48. 2018-08-08
    listed $53,900 Active
49. 2018-08-08
    listed $55,900
50. 2018-08-08
    listed $55,900

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $1,705 · $142/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 3/10 Moderate 7 d/yr ≥98°F today · 15 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: $15,524
• − Mortgage interest: −$5,153
• − Property taxes: −$1,705
• − Insurance: −$460
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,676
• Taxable income: $3,046
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,579/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

-77.8% since first listed

36 events — show timeline

• 2026-05-14 Relisted — REALCOMP
• 2026-05-14 Relisted — MiRealSource-MiMLS
• 2026-05-09 Contingent — REALCOMP
• 2026-05-09 Contingent — MiRealSource-MiMLS
• 2026-05-04 Price Changed $92,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $92,000 REALCOMP
• 2026-01-10 Price Changed $96,000 MiRealSource-MiMLS
• 2026-01-10 Price Changed $96,000 REALCOMP
• 2025-12-15 Listed $100,000 REALCOMP
• 2025-12-15 Listed $100,000 MiRealSource-MiMLS
• 2022-10-27 Sold (Public Records) $82,000 Public Records
• 2022-10-21 Sold (MLS) $82,000 MiRealSource-MiMLS
• 2022-10-21 Sold (MLS) $82,000 SW Michigan MLS
• 2022-10-21 Sold (MLS) $82,000 REALCOMP
• 2022-09-22 Pending — REALCOMP
• 2022-09-22 Pending — SW Michigan MLS
• 2022-09-20 Listing Removed — MiRealSource-MiMLS
• 2022-08-31 Listed $89,900 MiRealSource-MiMLS
• 2022-08-31 Listed $89,900 SW Michigan MLS
• 2022-08-31 Listed $89,900 REALCOMP
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-04-21 Sold (Public Records) $53,000 Public Records
• 2020-08-08 Listing Removed — REALCOMP
• 2019-12-23 Listing Removed — REALCOMP
• 2019-09-21 Price Changed $55,900 REALCOMP
• 2019-09-21 Price Changed $55,900 REALCOMP
• 2019-08-04 Price Changed $49,900 REALCOMP
• 2019-08-04 Price Changed $49,900 REALCOMP
• 2019-05-10 Relisted — REALCOMP
• 2019-03-26 Listing Removed — REALCOMP
• 2018-08-08 Listed $55,900 REALCOMP
• 2018-08-08 Listed $55,900 SW Michigan MLS
• 2018-08-08 Listed $55,900 SW Michigan MLS
• 2018-08-08 Listed $53,900 REALCOMP
• 2009-07-08 Sold (Public Records) $415,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,705 · -3.8% YoY. Source: county tax records.