2642 Bow St · Jackson, MI 49203

$79,000

2 bd · 1.0 ba · 1,407 sqft · SingleFamily public records · 10 Days on market

Built 1922 6,970 sqft lot Est $128k · 38% under

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

Bring your toolbelt and your imagination to this diamond in the rough located in highly desirable Summit Township. Offering classic character and incredible equity-building potential, this property is the perfect canvas for investors, flippers, or ambitious DIY homeowners looking to customize their dream space. This home features 2 bedrooms and 1 bathroom. A cozy enclosed front porch is perfect for morning coffee. A massive, detached 3-car garage provides endless room for vehicles, a workshop, or extra storage. The true highlight of this home is the expansive, unfinished upstairs level. With a spacious footprint, this area is primed to be transformed into a luxurious, private master suite, complete with room for a walk-in closet and a second full bath. Sold as-is. Don't miss the chance to unlock this home's true value.

Key facts

• Private master suite
• Enclosed front porch
• 6,970 sq ft lot

Tags

• ENCLOSED FRONT PORCH
• DETACHED 3-CAR GARAGE
• UNFINISHED UPSTAIRS LEVEL
• PRIVATE MASTER SUITE

Property features AI

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Public water; Natural gas for water heater
• Home design: Traditional-style single-family residence; Residential property
• Construction: Built in 1922; Vinyl siding construction; Shingle roof; Crawl space and full basement
• Exterior features: Paved road access; Lot about 0.16 acres

Interior

• Kitchen: Dishwasher; Oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling
• Interior features: Total of 8 rooms; Dishwasher; Oven
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 11.4% 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 $546 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $60k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.10%
• DSCR: 1.81
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $128,037
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 W Clark	0.34mi	2/1.0	1,253 (-11%)	11mo	$120,000	$96	57
145 E Addison St	0.45mi	2/1.0	1,560 (+11%)	7mo	$61,000	$39	55
210 E Palmer Ave	0.33mi	3/1.0 (+1)	1,595 (+13%)	12mo	$167,000	$105	47
1619 Martin Luther King Jr Dr	0.65mi	3/1.5 (+1)	1,305 (-7%)	7mo	$121,000	$93	45
157 E Mansion St	0.57mi	3/1.0 (+1)	1,256 (-11%)	11mo	$83,000	$66	41
174 W Mansion St	0.64mi	3/1.0 (+1)	1,271 (-10%)	10mo	$116,000	$91	40
221 Summit St	0.66mi	3/1.5 (+1)	1,507 (+7%)	13mo	$81,000	$54	40
139 W Mansion St	0.58mi	3/2.0 (+1)	1,548 (+10%)	11mo	$131,000	$85	38
336 E Prospect St	0.68mi	3/1.0 (+1)	1,224 (-13%)	8mo	$159,900	$131	35
146 W Mansion St	0.62mi	3/2.0 (+1)	1,608 (+14%)	8mo	$146,000	$91	32
1709 S Jackson St	0.66mi	3/2.0 (+1)	1,262 (-10%)	15mo	$42,500	$34	31
214 W Prospect St	0.63mi	3/2.0 (+1)	1,232 (-12%)	13mo	$192,333	$156	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: 15.7%
• Equity multiple: 1.67×
• Total profit: $14,871
• Equity at exit: $11,779

10-year hold

• IRR: 28.0%
• Equity multiple: 4.13×
• Total profit: $69,228
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$262 /mo · $3,150/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $334

Break-even live

Break-even rent $898

Max offer price $79,000

Occupancy floor 70%

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: $19,750
• Closing costs: $2,370
• 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	1.27mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $79,000 Pending 10 DOM
2. 2026-06-03
   days on market $79,000 Active 7 DOM
3. 2026-06-02
   days on market $79,000 Active 6 DOM
4. 2026-06-01
   days on market $79,000 Active 5 DOM
5. 2026-05-31
   days on market $79,000 Active 4 DOM
6. 2026-05-30
   days on market $79,000 Active 3 DOM
7. 2026-05-27
   listed $79,000 Active 830-char remark

   Show marketing remark (830 chars)

   Bring your toolbelt and your imagination to this diamond in the rough located in highly desirable Summit Township. Offering classic character and incredible equity-building potential, this property is the perfect canvas for investors, flippers, or ambitious DIY homeowners looking to customize their dream space. This home features 2 bedrooms and 1 bathroom. A cozy enclosed front porch is perfect for morning coffee. A massive, detached 3-car garage provides endless room for vehicles, a workshop, or extra storage. The true highlight of this home is the expansive, unfinished upstairs level. With a spacious footprint, this area is primed to be transformed into a luxurious, private master suite, complete with room for a walk-in closet and a second full bath. Sold as-is. Don't miss the chance to unlock this home's true value.

8. 2026-05-27
   listed $79,000 Active

   Show marketing remark (830 chars)

   Bring your toolbelt and your imagination to this diamond in the rough located in highly desirable Summit Township. Offering classic character and incredible equity-building potential, this property is the perfect canvas for investors, flippers, or ambitious DIY homeowners looking to customize their dream space. This home features 2 bedrooms and 1 bathroom. A cozy enclosed front porch is perfect for morning coffee. A massive, detached 3-car garage provides endless room for vehicles, a workshop, or extra storage. The true highlight of this home is the expansive, unfinished upstairs level. With a spacious footprint, this area is primed to be transformed into a luxurious, private master suite, complete with room for a walk-in closet and a second full bath. Sold as-is. Don't miss the chance to unlock this home's true value.

9. 2026-05-27
   listed $79,000 Active 830-char remark

   Show marketing remark (830 chars)

   Bring your toolbelt and your imagination to this diamond in the rough located in highly desirable Summit Township. Offering classic character and incredible equity-building potential, this property is the perfect canvas for investors, flippers, or ambitious DIY homeowners looking to customize their dream space. This home features 2 bedrooms and 1 bathroom. A cozy enclosed front porch is perfect for morning coffee. A massive, detached 3-car garage provides endless room for vehicles, a workshop, or extra storage. The true highlight of this home is the expansive, unfinished upstairs level. With a spacious footprint, this area is primed to be transformed into a luxurious, private master suite, complete with room for a walk-in closet and a second full bath. Sold as-is. Don't miss the chance to unlock this home's true value.

10. 2023-10-25
    soldstatus $60,000

ⓘ 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: $3,150 · $262/mo
• Projected year-2 tax: $3,150 · $262/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: $15,847
• − Mortgage interest: −$4,425
• − Property taxes: −$3,150
• − Insurance: −$395
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,298
• Taxable income: $3,043
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,272/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

• 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

+31.7% since first listed

4 events — show timeline

• 2026-05-27 Listed $79,000 REALCOMP
• 2026-05-27 Listed $79,000 MiRealSource-MiMLS
• 2026-05-27 Listed $79,000 SW Michigan MLS
• 2023-10-25 Sold (Public Records) $60,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,150 · +4.2% YoY. Source: county tax records.