4142 Rivershell Ln · Lansing, MI 48911

$210,000

4 bd · 2.0 ba · 2,122 sqft · SingleFamily public records · 2 Days on market

Built 1966 7,841 sqft lot Est $199k · 5% over

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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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +5.1/10.0
• ARV discount +5.1/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4142 Rivershell Lane is where your next chapter begins. Located in Lansing's Rivers Edge community, this spacious 4-bedroom, 1.5-bath two-story home offers comfort, functionality, and room to grow. An inviting foyer welcomes you into multiple living spaces, including a formal sitting room, dining room, and cozy den with a wood-burning fireplace. The kitchen provides flexibility for a breakfast nook, island, or additional prep space. The partially finished basement adds valuable living area with a flex room, laundry space, and storage. Outside, enjoy a spacious partially fenced yard, patio, covered porch, and attached two-car garage. Recent updates include a new roof (2024) and new forced-air furnace and central air (2025). With public utilities, brick exterior accents, and a location in an established Lansing neighborhood, this home offers a solid foundation with thoughtful updates and endless potential.

Key facts

• Covered porch
• Flex room
• 7,841 sq ft lot

Tags

• MULTIPLE LIVING SPACES
• WOOD-BURNING FIREPLACE
• PARTIALLY FINISHED BASEMENT
• FLEX ROOM
• SPACIOUS PARTIALLY FENCED YARD
• COVERED PORCH

Property features AI

Exterior

• Parking: Attached 2-car garage
• Home design: Colonial style; Single-family residence; Residential property
• Construction: Built in 1966; Brick and wood siding construction
• Exterior features: Public water; Lot about 0.18 acres

Interior

• Kitchen: Dishwasher; Disposal
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.8% 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: Rents rising fast (+9.9%/yr); 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $63k; list at $210k implies a 234% gain — meaningful room to come down on a strong offer.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1966 — 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: 1.01% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $199,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4316 Dumfries Cir	0.30mi	3/2.0 (-1)	2,219 (+5%)	0mo	$210,000	$95	73
4010 Windward Dr	0.21mi	3/2.0 (-1)	1,956 (-8%)	1mo	$170,000	$87	71
3551 Seaway Dr	0.17mi	3/2.0 (-1)	2,008 (-5%)	11mo	$213,000	$106	69
3809 Starlight Ln	0.47mi	4/2.5	1,815 (-14%)	7mo	$198,000	$109	46
3814 Wedgewood Dr	0.47mi	3/2.5 (-1)	1,867 (-12%)	7mo	$155,000	$83	45
3715 Wedgewood Dr	0.46mi	3/1.0 (-1)	1,908 (-10%)	9mo	$180,000	$94	45
3214 Rayborn Dr	0.58mi	4/2.5	2,421 (+14%)	3mo	$215,000	$89	45
3818 Churchill Ave	0.72mi	3/1.5 (-1)	2,270 (+7%)	7mo	$219,000	$96	42
3115 Rayborn Dr	0.64mi	3/1.0 (-1)	1,915 (-10%)	8mo	$215,000	$112	38
3321 Hepfer Rd	0.71mi	3/2.0 (-1)	2,310 (+9%)	13mo	$200,000	$87	36
3721 Sumpter St	0.56mi	3/1.0 (-1)	1,880 (-11%)	15mo	$149,000	$79	34
3813 Churchill Ave	0.75mi	3/1.5 (-1)	1,882 (-11%)	20mo	$154,900	$82	23

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $4,650
• Equity at exit: $31,312

10-year hold

• IRR: 15.6%
• Equity multiple: 2.53×
• Total profit: $90,109
• Equity at exit: $18,157

Cash invested: $58,800 (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 48911

• Rents YoY: 9.9%
• Active inventory: 143
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $433

Break-even live

Break-even rent $1,569

Max offer price $210,000

Occupancy floor 75%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3548 Oakmont Dr Lansing, MI	3.0	3.0	2020	$2,850	$1.41	21d	1	1.16mi
3021 Midwood St Lansing, MI	4.0	2.0	2060	$2,495	$1.21	44d	1	1.25mi

Listing history 3 events

1. 2026-06-18
   days on market $210,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark

   Show marketing remark (917 chars)

   4142 Rivershell Lane is where your next chapter begins. Located in Lansing's Rivers Edge community, this spacious 4-bedroom, 1.5-bath two-story home offers comfort, functionality, and room to grow. An inviting foyer welcomes you into multiple living spaces, including a formal sitting room, dining room, and cozy den with a wood-burning fireplace. The kitchen provides flexibility for a breakfast nook, island, or additional prep space. The partially finished basement adds valuable living area with a flex room, laundry space, and storage. Outside, enjoy a spacious partially fenced yard, patio, covered porch, and attached two-car garage. Recent updates include a new roof (2024) and new forced-air furnace and central air (2025). With public utilities, brick exterior accents, and a location in an established Lansing neighborhood, this home offers a solid foundation with thoughtful updates and endless potential.

3. 2026-06-16
   listed $210,000 Active 1 DOM

   Show marketing remark (917 chars)

   4142 Rivershell Lane is where your next chapter begins. Located in Lansing's Rivers Edge community, this spacious 4-bedroom, 1.5-bath two-story home offers comfort, functionality, and room to grow. An inviting foyer welcomes you into multiple living spaces, including a formal sitting room, dining room, and cozy den with a wood-burning fireplace. The kitchen provides flexibility for a breakfast nook, island, or additional prep space. The partially finished basement adds valuable living area with a flex room, laundry space, and storage. Outside, enjoy a spacious partially fenced yard, patio, covered porch, and attached two-car garage. Recent updates include a new roof (2024) and new forced-air furnace and central air (2025). With public utilities, brick exterior accents, and a location in an established Lansing neighborhood, this home offers a solid foundation with thoughtful updates and endless potential.

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$1,311/yr (+$109/mo · 214.0%)

ⓘ 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 ≥97°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: $25,412
• − Mortgage interest: −$11,763
• − Property taxes: −$613
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$6,109
• Taxable income: $1,811
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $4,763/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): 39,876
• Household income: $56,631
• Rent vs Own: 45.2% rent · 54.8% own
• Severe rent burden: 2255.0

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 14% Two or more races 10% Asian 8%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, Philippines
• Languages at home: 83% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 2%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -179.62%
• Current HPI: 176.0632
• Rent YoY: ▲ 9.90%
• 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

+200.4% since first listed

6 events — show timeline

• 2026-06-16 Listed $210,000 REALCOMP
• 2026-06-16 Listed $210,000 MiRealSource-MiMLS
• 2026-06-16 Listed $210,000 SW Michigan MLS
• 2012-03-12 Sold (Public Records) $62,900 Public Records
• 2012-03-09 Sold (MLS) $62,900 Greater Lansing AoR
• 2011-06-15 Listed $69,900 Greater Lansing AoR

Property tax history

-10.4%/yr

Latest (2025): $613 · +2.4% YoY. Source: county tax records.