910 S Holmes St · Lansing, MI 48912

$94,999

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 54 Days on market

Built 1916 2,613 sqft lot $119/sqft · 15% above area Est $83k · 15% over

---

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 +24.1/30.0
• 1% rule +8.3/10.0
• DSCR +7.8/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tell your landlord you're out! This move-in-ready 2-bed, 1-bath home is the perfect place to call your own. At 800 sq. ft. , this space feels fresh and bright with brand-new paint and plush new carpet installed just this week. Clean, updated, and affordable--why pay a landlord when you can invest in yourself?

Key facts

• 2,613 sq ft lot
• Garage
• Built 1916

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+7.0%/yr); 98 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,149 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.33% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 6.3

CMA / ARV

• ARV (median comp): $82,916
• List price: $94,999
• Delta: 14.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S Hosmer St	0.42mi	2/1.0	796 (-0%)	2mo	$87,000	$109	78
1039 Morgan St	0.20mi	2/2.0	827 (+3%)	4mo	$135,000	$163	77
1128 Hickory St	0.27mi	2/1.0	860 (+8%)	4mo	$95,000	$110	72
520 S Leslie St	0.46mi	2/1.0	840 (+5%)	1mo	$113,000	$135	70
1031 Bement St	0.27mi	2/1.0	908 (+14%)	1mo	$106,500	$117	64
1245 Parkview St	0.23mi	3/1.0 (+1)	702 (-12%)	0mo	$112,000	$160	64
421 S Clemens Ave	0.62mi	2/1.0	839 (+5%)	1mo	$110,000	$131	62
1111 Regent St	0.54mi	1/1.0 (-1)	836 (+4%)	3mo	$25,000	$30	60
510 Regent St	0.52mi	3/1.0 (+1)	836 (+4%)	5mo	$77,000	$92	59
506 S East St	0.55mi	2/1.0	720 (-10%)	2mo	$52,000	$72	56
517 S Clemens Ave	0.59mi	2/1.0	693 (-13%)	2mo	$58,000	$84	48
646 S Clemens Ave	0.53mi	3/1.0 (+1)	912 (+14%)	1mo	$105,100	$115	46

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,969
• Equity at exit: $14,165

10-year hold

• IRR: 15.6%
• Equity multiple: 2.55×
• Total profit: $41,252
• Equity at exit: $8,214

Cash invested: $26,600 (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: 98
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$498
• Tax from tax record: −$273 /mo · $3,280/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $187

Break-even live

Break-even rent $1,027

Max offer price $94,999

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Dakin St Lansing, MI	3.0	1.0	908	$1,295	$1.43	43d	1	0.10mi
1030 S Holmes St Lansing, MI	1.0	1.0–1.5	812	$1,595	$1.96	13d	11	0.10mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	13d	1	0.16mi
1223 Bensch St Lansing, MI	3.0	1.0	850	$1,200	$1.41	21d	1	0.33mi
805 Bement St Unit Hosmer 507 Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.45mi
507 S Hosmer St Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.47mi
1420 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$750	$1.07	21d	3	0.61mi
1424 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$915	$1.31	43d	1	0.62mi
1629 E Michigan Ave Unit 306 Lansing, MI	2.0	1.0	901	$1,550	$1.72	43d	1	0.70mi
2208 Marcus St Lansing, MI	3.0	1.0	616	$1,175	$1.91	21d	1	0.73mi
335 E Saint Joseph St Unit 6 Lansing, MI	2.0	1.0	700	$949	$1.36	43d	1	0.76mi
313 E Saint Joseph St Lansing, MI	2.0	1.0	475	$1,150	$2.42	13d	7	0.80mi
2010 E Michigan Ave Unit 209 Lansing, MI	1.0	1.0	730	$1,350	$1.85	13d	1	0.80mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	13d	9	0.83mi
509 Cherry St Unit 2 Lansing, MI	1.0	1.0	550	$975	$1.77	21d	1	0.84mi
905 E Shiawassee St Unit 837-02 Lansing, MI	2.0	1.0	800	$750	$0.94	43d	1	0.91mi
905 E Shiawassee St Unit 837-01 Lansing, MI	2.0	1.0	800	$850	$1.06	43d	1	0.91mi
2222 E Michigan Ave Unit 206 Lansing, MI	2.0	2.0	900	$1,700	$1.89	43d	1	0.91mi
2222 E Michigan Ave Unit 411 Lansing, MI	2.0	2.0	900	$1,700	$1.89	21d	1	0.91mi
855 S Washington Ave Lansing, MI	1.0	1.0	576	$1,245	$2.16	21d	3	0.98mi
855 S Washington Ave Lansing, MI	1.0	1.0	576	$1,245	$2.16	43d	9	0.98mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	43d	1	1.01mi
401 S Washington Sq Unit 212 Lansing, MI	1.0	1.0	827	$1,330	$1.61	43d	1	1.01mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	13d	1	1.02mi
414 N Hayford Ave Lansing, MI	3.0	1.0	990	$1,425	$1.44	43d	1	1.15mi
730 Johnson Ave Lansing, MI	2.0	1.0	840	$1,225	$1.46	43d	1	1.18mi
732 Maryland Ave Lansing, MI	1.0	1.0	771	$1,550	$2.01	21d	1	1.18mi
824 Cleveland St Lansing, MI	2.0	1.0	839	$1,150	$1.37	21d	1	1.24mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	13d	12	1.29mi
420 S Walnut St Lansing, MI	1.0	1.0	525	$875	$1.67	43d	1	1.30mi
515 S Chestnut St Lansing, MI	1.0	1.0	646	$942	$1.46	13d	8	1.30mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	43d	1	1.39mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	13d	1	1.41mi
307 N Walnut St Unit 307 Lansing, MI	1.0	1.0	550	$1,100	$2.00	43d	1	1.46mi
427 Seymour Ave Unit 102 Lansing, MI	1.0	1.0	540	$850	$1.57	21d	1	1.47mi
427 Seymour Ave Unit 205 Lansing, MI	1.0	1.0	570	$1,100	$1.93	43d	1	1.47mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	21d	1	1.47mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	43d	1	1.47mi
936 N Fairview Ave Lansing, MI	1.0–2.0	1.0	825	$1,245	$1.51	43d	2	1.48mi
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	43d	1	1.50mi

Listing history 34 events

1. 2026-06-09
   status $94,999 Pending 54 DOM
2. 2026-06-08
   days on market $94,999 Active 54 DOM
3. 2026-06-07
   days on market $94,999 Active 53 DOM
4. 2026-06-05
   days on market $94,999 Active 50 DOM
5. 2026-06-03
   days on market $94,999 Active 49 DOM
6. 2026-06-02
   days on market $94,999 Active 48 DOM
7. 2026-06-01
   days on market $94,999 Active 47 DOM
8. 2026-05-31
   days on market $94,999 Active 46 DOM
9. 2026-05-30
   days on market $94,999 Active 45 DOM
10. 2026-05-12
    price $99,999 310-char remark

    Show marketing remark (315 chars)

    Tell your landlord you're out! This move-in-ready 2-bed, 1-bath home is the perfect place to call your own. At 800 sq. ft., this space feels fresh and bright with brand-new paint and plush new carpet installed just this week. Clean, updated, and affordable—why pay a landlord when you can invest in yourself?

11. 2026-05-12
    price $99,999 315-char remark

    Show marketing remark (315 chars)

    Tell your landlord you're out! This move-in-ready 2-bed, 1-bath home is the perfect place to call your own. At 800 sq. ft., this space feels fresh and bright with brand-new paint and plush new carpet installed just this week. Clean, updated, and affordable—why pay a landlord when you can invest in yourself?

12. 2026-04-13
    listed $105,900 Active 310-char remark

    Show marketing remark (315 chars)

    Tell your landlord you're out! This move-in-ready 2-bed, 1-bath home is the perfect place to call your own. At 800 sq. ft., this space feels fresh and bright with brand-new paint and plush new carpet installed just this week. Clean, updated, and affordable—why pay a landlord when you can invest in yourself?

13. 2026-04-13
    listed $105,900 Active 315-char remark

    Show marketing remark (315 chars)

    Tell your landlord you're out! This move-in-ready 2-bed, 1-bath home is the perfect place to call your own. At 800 sq. ft., this space feels fresh and bright with brand-new paint and plush new carpet installed just this week. Clean, updated, and affordable—why pay a landlord when you can invest in yourself?

14. 2026-02-02
    historical
15. 2026-02-02
    historical
16. 2025-11-26
    listed $79,900 Active
17. 2025-11-26
    listed $79,900 Active
18. 2024-05-02
    soldstatus $274,000
19. 2024-04-26
    soldstatus $54,000
20. 2024-04-26
    soldstatus $54,000 Closed
21. 2024-04-01
    status Pending
22. 2024-03-01
    status Active - Backup Offers Accepted
23. 2024-02-19
    status Pending
24. 2024-01-17
    listed $69,000
25. 2024-01-17
    listed $69,000 Active
26. 2010-11-12
    historical
27. 2010-05-12
    listed $49,000
28. 2008-07-04
    historical
29. 2008-03-04
    listed $54,900
30. 2007-02-27
    soldstatus $35,000
31. 2007-01-23
    listed $38,500
32. 2006-11-30
    historical
33. 2006-06-05
    listed $44,500
34. 2002-11-18
    soldstatus $45,000

ⓘ 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: $3,280 · $273/mo
• Projected year-2 tax: $3,280 · $273/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 · 15 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: $15,166
• − Mortgage interest: −$5,321
• − Property taxes: −$3,280
• − Insurance: −$475
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,764
• Taxable income: $899
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,032/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

+122.2% since first listed

25 events — show timeline

• 2026-05-12 Price Changed $99,999 REALCOMP
• 2026-05-12 Price Changed $99,999 Greater Lansing AoR
• 2026-04-13 Listed $105,900 Greater Lansing AoR
• 2026-04-13 Listed $105,900 REALCOMP
• 2026-02-02 Listing Removed — REALCOMP
• 2026-02-02 Listing Removed — Greater Lansing AoR
• 2025-11-26 Listed $79,900 REALCOMP
• 2025-11-26 Listed $79,900 Greater Lansing AoR
• 2024-05-02 Sold (Public Records) $274,000 Public Records
• 2024-04-26 Sold (MLS) $54,000 Greater Lansing AoR
• 2024-04-26 Sold (MLS) $54,000 REALCOMP
• 2024-04-01 Pending — Greater Lansing AoR
• 2024-03-01 Relisted — Greater Lansing AoR
• 2024-02-19 Pending — Greater Lansing AoR
• 2024-01-17 Listed $69,000 Greater Lansing AoR
• 2024-01-17 Listed $69,000 REALCOMP
• 2010-11-12 Listing Removed — Greater Lansing AoR
• 2010-05-12 Listed $49,000 Greater Lansing AoR
• 2008-07-04 Listing Removed — Greater Lansing AoR
• 2008-03-04 Listed $54,900 Greater Lansing AoR
• 2007-02-27 Sold (MLS) $35,000 Greater Lansing AoR
• 2007-01-23 Listed $38,500 Greater Lansing AoR
• 2006-11-30 Listing Removed — Greater Lansing AoR
• 2006-06-05 Listed $44,500 Greater Lansing AoR
• 2002-11-18 Sold (Public Records) $45,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,280 · +109.4% YoY. Source: county tax records.