3335 Clinton Way Rd · Jackson, MI 49201

$109,900

7 bd · 3.0 ba · 3,410 sqft · SingleFamily · 74 Days on market

Built 1940 1.32 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

Key facts

• Major roadways
• Over an acre of land
• Multi-unit property

Tags

• MULTI-UNIT PROPERTY
• OVER AN ACRE OF LAND
• ACCESS TO GROCERY STORES
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 5.5% 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: crime F, employment F.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northwest Early Elementary School (869 students, 61% FRL); Northwest Kidder Middle School (math 14% / reading 41%, grade F, #363 of 493 statewide, top 75%, 790 students, 50% FRL); Northwest High School (math 27% / reading 57%, grade F, #264 of 713 statewide, top 41%, 972 students, 40% FRL).
• Market conditions: Rents rising fast (+10.3%/yr); 375 active listings in the ZIP; 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 $760 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 + 8.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $110k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.65% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.12×
• Total profit: $34,374
• Equity at exit: $16,386

10-year hold

• IRR: 36.1%
• Equity multiple: 5.17×
• Total profit: $128,387
• Equity at exit: $9,502

Cash invested: $30,772 (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 49201

• Rents YoY: 10.3%
• Active inventory: 375
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $669

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 58%

Sensitivity live

Price	-10% $745	-5% $707	+0% $669	+5% $631	+10% $593
Rent	-10% $526	-5% $597	+0% $669	+5% $740	+10% $812
Rate	-1.0pp $724	-0.5pp $697	base $669	+0.5pp $640	+1.0pp $611

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2025-11-26
   soldstatus $65,000
2. 2025-11-09
   status Pending 622-char remark

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

3. 2025-11-09
   status Pending

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

4. 2025-10-03
   historical Accepting Backup Offers 622-char remark

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

5. 2025-10-03
   historical Active Under Contract

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

6. 2025-09-22
   price $109,900 622-char remark

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

7. 2025-09-22
   price $109,900

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

8. 2025-08-26
   listed $149,900 Active 622-char remark

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

9. 2025-08-26
   listed $149,900 Active

   Show marketing remark (622 chars)

   Investor special! This multi-unit property in Jackson, Michigan sits on over an acre of land and is packed with potential. Whether you're looking to fix and rent for steady income or fix and flip for a strong return, this is an opportunity you won't want to miss. Located just minutes from Baker College, making it ideal for student rentals and only 5 minutes from major retailers, dining, and everyday conveniences. Convenient access to grocery stores and major roadways ensures long-term rental demand. With plenty of space and an unbeatable location, this property is ready for your vision. Schedule your showing today!

10. 2008-06-25
    soldstatus $35,900 260-char remark

    Show marketing remark (260 chars)

    2 story aluminum and vinyl sided three unit with easy access to I-127.(year built is approx) The seller does not make any representations or warranties as to its' condition. Potential buyer needs a pre-approval letter or proof of funds when offer is submitted.

11. 2008-06-25
    soldstatus $35,900

    Show marketing remark (260 chars)

    2 story aluminum and vinyl sided three unit with easy access to I-127.(year built is approx) The seller does not make any representations or warranties as to its' condition. Potential buyer needs a pre-approval letter or proof of funds when offer is submitted.

12. 2008-04-09
    listed $35,900 260-char remark

    Show marketing remark (260 chars)

    2 story aluminum and vinyl sided three unit with easy access to I-127.(year built is approx) The seller does not make any representations or warranties as to its' condition. Potential buyer needs a pre-approval letter or proof of funds when offer is submitted.

13. 2008-04-09
    listed $35,900

    Show marketing remark (260 chars)

    2 story aluminum and vinyl sided three unit with easy access to I-127.(year built is approx) The seller does not make any representations or warranties as to its' condition. Potential buyer needs a pre-approval letter or proof of funds when offer is submitted.

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°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: $21,697
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$3,197
• Taxable income: $6,674
• Est. tax owed @ 24.0%: −$1,602
• After-tax cash flow: $6,425/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: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 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): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• 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

+81.1% since first listed

13 events — show timeline

• 2025-11-26 Sold (Public Records) $65,000 Public Records
• 2025-11-09 Pending — MiRealSource-MiMLS
• 2025-11-09 Pending — REALCOMP
• 2025-10-03 Contingent — MiRealSource-MiMLS
• 2025-10-03 Contingent — REALCOMP
• 2025-09-22 Price Changed $109,900 MiRealSource-MiMLS
• 2025-09-22 Price Changed $109,900 REALCOMP
• 2025-08-26 Listed $149,900 REALCOMP
• 2025-08-26 Listed $149,900 MiRealSource-MiMLS
• 2008-06-25 Sold (MLS) $35,900 REALCOMP
• 2008-06-25 Sold (MLS) $35,900 SW Michigan MLS
• 2008-04-09 Listed $35,900 REALCOMP
• 2008-04-09 Listed $35,900 SW Michigan MLS

Property tax history

+10.2%/yr

Latest (2025): $9,323 · +114.9% YoY. Source: county tax records.