5017 Kessler Dr · Lansing, MI 48910

$135,000

3 bd · 1.0 ba · 845 sqft · SingleFamily public records · 21 Days on market

Built 1956 8,712 sqft lot $160/sqft · at area comps Est $129k · at est.

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Why this score? — see what drove the D 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 +17.4/30.0
• ARV discount +5.5/15.0
• DSCR +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this super cute Lansing gem that checks all the boxes! This charming 3-bedroom, 1-bath home offers the perfect blend of comfort, functionality, and outdoor serenity. Step inside to find an updated kitchen that's ready for everyday living and entertaining alike, along with warm, inviting living spaces throughout. You'll love the convenience of the mudroom with laundry just off the attached garage that's perfect for keeping life organized year-round. One of the true highlights of this home is the stunning 3-seasons room, where you can relax and unwind while overlooking a peaceful backyard filled with established perennial beds and your very own veggie garden. HIGHEST AND BEST DUE SUNDAY MAY 3RD AT 5PMAnd for added peace of mind, this home comes equipped with a Generac generator; sleep well knowing that if the lights go out, they don't stay out. Whether you're enjoying your morning coffee surrounded by nature or hosting friends and family, this home offers a lifestyle that's hard to beat. Don't miss your chance to make it yours! House is being sold as-is.

Key facts

• 3-seasons room
• Veggie garden
• Mudroom with laundry

Tags

• UPDATED KITCHEN
• MUDROOM WITH LAUNDRY
• 3-SEASONS ROOM
• PEACEFUL BACKYARD
• ESTABLISHED PERENNIAL BEDS
• VEGGIE GARDEN

Property features AI

Exterior

• Parking: Attached garage; Driveway parking
• Utilities: Public sewer; On-site generator
• Home design: Single-story home (one level); Built in 1956; Located in the Kessler subdivision
• Construction: Vinyl siding
• Exterior features: Covered front porch with glass-enclosed porch; Patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bedrooms: 3 bedrooms (Primary bedroom plus two additional bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer and Dryer in main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (15.6% below list).
• Recommended offer: $114k (15.6% below list) — sets the bar for 1% rule.

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, 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.
• Zoned schools: Cavanaugh School (315 students, 89% FRL); Attwood School (193 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 175 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,892 (15.6% below list)

Questions for the listing agent

1. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

• ARV (median comp): $129,325
• List price: $135,000
• Delta: 4.39%
• 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
5017 Kessler Dr	0.00mi	3/1.0	845 (0%)	1mo	$145,000	$172	99
5009 Kessler Dr	0.03mi	3/1.0	855 (+1%)	2mo	$129,000	$151	95
4800 Ora St	0.14mi	3/1.0	888 (+5%)	4mo	$161,800	$182	81
4731 Palmer St	0.23mi	2/1.0 (-1)	904 (+7%)	2mo	$72,500	$80	71
106 E Everettdale Ave	0.40mi	2/1.0 (-1)	899 (+6%)	4mo	$105,000	$117	62
833 Dornell Ave	0.41mi	3/1.0	933 (+10%)	6mo	$139,000	$149	59
3801 Schlee St	0.73mi	3/1.0	864 (+2%)	6mo	$93,700	$108	57
5636 Ellendale Dr Lot : 5	0.60mi	3/1.0	960 (+14%)	6mo	$208,900	$218	44
5727 Annapolis Dr	0.68mi	3/1.0	960 (+14%)	6mo	$163,000	$170	40
522 E Cavanaugh Rd	0.66mi	2/1.0 (-1)	720 (-15%)	0mo	$97,000	$135	39
4004 Lowcroft Ave	0.66mi	4/1.5 (+1)	965 (+14%)	4mo	$63,700	$66	35
1014 W Northrup St	0.72mi	2/2.0 (-1)	960 (+14%)	4mo	$120,000	$125	31

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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-13,564
• Equity at exit: $20,129

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,614
• Equity at exit: $11,672

Cash invested: $37,800 (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 48910

• Rents YoY: 4.7%
• Active inventory: 175
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,139 high
• Mortgage (P&I): −$708
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $100

Break-even live

Break-even rent $1,012

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $177	-5% $138	+0% $100	+5% $62	+10% $24
Rent	-10% $10	-5% $55	+0% $100	+5% $145	+10% $190
Rate	-1.0pp $168	-0.5pp $135	base $100	+0.5pp $65	+1.0pp $30

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Dorchester Cir Lansing, MI	2.0	1.0	850	$855	$1.01	15d	5	0.59mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	23d	1	0.61mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	15d	4	0.67mi
645 E Jolly Rd Lansing, MI	1.0–2.0	1.0	775	$825	$1.06	45d	1	0.69mi
5540 Kaynorth Rd Unit 4 Lansing, MI	2.0	1.0	745	$925	$1.24	45d	1	0.76mi
3518 Davidson Dr Lansing, MI	2.0	2.0	850	$1,115	$1.31	45d	3	0.83mi
3515 Bergman Ave Lansing, MI	2.0	1.0	640	$1,195	$1.87	23d	1	0.91mi
910 E Jolly Rd #2 Lansing, MI	1.0–2.0	1.0	625	$895	$1.43	23d	2	0.92mi
5521 Joshua St Unit ST-102 Lansing, MI	2.0	1.0	812	$975	$1.20	45d	1	0.98mi
814 Louisa St Lansing, MI	2.0	1.0	850	$950	$1.12	15d	2	1.04mi
3716 Homewood Ave Lansing, MI	2.0	1.0	692	$1,300	$1.88	23d	1	1.10mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	45d	1	1.20mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	23d	1	1.27mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	45d	1	1.28mi
4318 Pleasant Grove Rd Lansing, MI	1.0–3.0	1.0–2.0	722	$1,350	$1.87	15d	1	1.36mi
315 E Edgewood Blvd Lansing, MI	2.0	1.0	615	$1,245	$2.02	15d	14	1.37mi
401 E Willard Ave Unit 19 Lansing, MI	2.0	1.0	775	$1,000	$1.29	45d	1	1.43mi
2114 Ferrol St Unit 1 Lansing, MI	2.0	1.0	700	$950	$1.36	23d	1	1.44mi
2009 W Holmes Rd Unit 11 Lansing, MI	2.0	1.0	800	$925	$1.16	15d	1	1.44mi
3501 Simken Dr Lansing, MI	2.0	1.0	900	$950	$1.06	45d	1	1.46mi

Listing history 4 events

1. 2026-05-04
   historical Active Under Contract 1084-char remark

   Show marketing remark (1084 chars)

   Welcome home to this super cute Lansing gem that checks all the boxes! This charming 3-bedroom, 1-bath home offers the perfect blend of comfort, functionality, and outdoor serenity. Step inside to find an updated kitchen that's ready for everyday living and entertaining alike, along with warm, inviting living spaces throughout. You'll love the convenience of the mudroom with laundry just off the attached garage that's perfect for keeping life organized year-round. One of the true highlights of this home is the stunning 3-seasons room, where you can relax and unwind while overlooking a peaceful backyard filled with established perennial beds and your very own veggie garden. HIGHEST AND BEST DUE SUNDAY MAY 3RD AT 5PMAnd for added peace of mind, this home comes equipped with a Generac generator; sleep well knowing that if the lights go out, they don't stay out. Whether you're enjoying your morning coffee surrounded by nature or hosting friends and family, this home offers a lifestyle that's hard to beat. Don't miss your chance to make it yours! House is being sold as-is.

2. 2026-05-04
   historical Active Under Contract 1085-char remark

   Show marketing remark (1084 chars)

   Welcome home to this super cute Lansing gem that checks all the boxes! This charming 3-bedroom, 1-bath home offers the perfect blend of comfort, functionality, and outdoor serenity. Step inside to find an updated kitchen that's ready for everyday living and entertaining alike, along with warm, inviting living spaces throughout. You'll love the convenience of the mudroom with laundry just off the attached garage that's perfect for keeping life organized year-round. One of the true highlights of this home is the stunning 3-seasons room, where you can relax and unwind while overlooking a peaceful backyard filled with established perennial beds and your very own veggie garden. HIGHEST AND BEST DUE SUNDAY MAY 3RD AT 5PMAnd for added peace of mind, this home comes equipped with a Generac generator; sleep well knowing that if the lights go out, they don't stay out. Whether you're enjoying your morning coffee surrounded by nature or hosting friends and family, this home offers a lifestyle that's hard to beat. Don't miss your chance to make it yours! House is being sold as-is.

3. 2026-05-01
   listed $135,000 Active 1084-char remark

   Show marketing remark (1084 chars)

   Welcome home to this super cute Lansing gem that checks all the boxes! This charming 3-bedroom, 1-bath home offers the perfect blend of comfort, functionality, and outdoor serenity. Step inside to find an updated kitchen that's ready for everyday living and entertaining alike, along with warm, inviting living spaces throughout. You'll love the convenience of the mudroom with laundry just off the attached garage that's perfect for keeping life organized year-round. One of the true highlights of this home is the stunning 3-seasons room, where you can relax and unwind while overlooking a peaceful backyard filled with established perennial beds and your very own veggie garden. HIGHEST AND BEST DUE SUNDAY MAY 3RD AT 5PMAnd for added peace of mind, this home comes equipped with a Generac generator; sleep well knowing that if the lights go out, they don't stay out. Whether you're enjoying your morning coffee surrounded by nature or hosting friends and family, this home offers a lifestyle that's hard to beat. Don't miss your chance to make it yours! House is being sold as-is.

4. 2026-05-01
   listed $135,000 Active 1085-char remark

   Show marketing remark (1084 chars)

   Welcome home to this super cute Lansing gem that checks all the boxes! This charming 3-bedroom, 1-bath home offers the perfect blend of comfort, functionality, and outdoor serenity. Step inside to find an updated kitchen that's ready for everyday living and entertaining alike, along with warm, inviting living spaces throughout. You'll love the convenience of the mudroom with laundry just off the attached garage that's perfect for keeping life organized year-round. One of the true highlights of this home is the stunning 3-seasons room, where you can relax and unwind while overlooking a peaceful backyard filled with established perennial beds and your very own veggie garden. HIGHEST AND BEST DUE SUNDAY MAY 3RD AT 5PMAnd for added peace of mind, this home comes equipped with a Generac generator; sleep well knowing that if the lights go out, they don't stay out. Whether you're enjoying your morning coffee surrounded by nature or hosting friends and family, this home offers a lifestyle that's hard to beat. Don't miss your chance to make it yours! House is being sold as-is.

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$828/yr (+$69/mo · 195.3%)

ⓘ 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 · 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: $13,667
• − Mortgage interest: −$7,562
• − Property taxes: −$424
• − Insurance: −$675
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,927
• Taxable loss: −$1,108
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,469/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): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+7.4% since first listed

9 events — show timeline

• 2026-06-03 Sold (Public Records) $145,000 Public Records
• 2026-06-01 Sold (MLS) $145,000 Greater Lansing AoR
• 2026-06-01 Sold (MLS) $145,000 REALCOMP
• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — Greater Lansing AoR
• 2026-05-04 Contingent — REALCOMP
• 2026-05-04 Contingent — Greater Lansing AoR
• 2026-05-01 Listed $135,000 Greater Lansing AoR
• 2026-05-01 Listed $135,000 REALCOMP

Property tax history

-9.1%/yr

Latest (2025): $424 · -76.3% YoY. Source: county tax records.