6000 Greenman St · Haslett, MI 48840

$229,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 14 Days on market

Built 1950 5,009 sqft lot Est $227k · at est.

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Why this score? — see what drove the F 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 +7.3/30.0
• ARV discount +6.9/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Welcome to 6000 Greenman Street in Haslett, Michigan * * * Location, lifestyle, and thoughtful updates come together beautifully in this charming Haslett home. Situated in the heart of Haslett, this property offers an unbeatable location with walkability to schools, local eateries, ice cream shops, and all that beautiful Lake Lansing has to offer. Enjoy summer days at the sandy beach, picnicking by the water, fishing, volleyball courts, boat rentals, a snack bar, horseshoe pits, and the popular Friday night summer concerts. Outdoor enthusiasts will also appreciate the nearby 5+ miles of scenic trails, which transform into cross-country ski trails during the winter months. Inside, the home has been tastefully remodeled with clean, modern aesthetics and functional updates throughout. The galley-style kitchen has been refreshed with updated appliances, while updated main-level flooring, added recessed lighting, new light fixtures, and fresh paint create a bright, inviting feel across the home. Major improvements include a NEW roof, NEW seamless gutters with leaf filtration, and a newly updated front porch that enhances the home's curb appeal and welcoming entrance. A beautiful glass sliding door opens to the updated deck and fully fenced backyard, an ideal space for relaxing, entertaining, or enjoying outdoor living! The standout feature of the remodel is the stunning second-floor bathroom, thoughtfully redesigned with sleek finishes and a modern style that perfectly balances functionality and design. This is a fantastic opportunity to own a beautifully updated home in one of Haslett's most desirable locations. We welcome you HOME!

Key facts

• Updated appliances
• Fresh paint
• New light fixtures

Tags

• UPDATED APPLIANCES
• UPDATED MAIN-LEVEL FLOORING
• ADDED RECESSED LIGHTING
• NEW LIGHT FIXTURES
• FRESH PAINT
• NEW ROOF

Property features AI

Finance

• Other: Primary use; Directions: Lake Lansing Rd, then north on Greenman
• HOA & community: No association

Exterior

• Parking: Driveway (no garage)
• Security: Smoke detector(s)
• Utilities: 100 amp electric service; Public sewer; Water connected; Sewer connected; Natural gas connected; Electricity connected; High-speed internet available
• Home design: Traditional style; Two levels; Built in 1950
• Construction: Vinyl siding; Block foundation; Shingle roof
• Exterior features: Rain gutters; Deck; Shed(s); Back yard fencing (chain link, fenced); Interior lot with wooded area; Paved road frontage

Interior

• Kitchen: Oven; Range; Range hood; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (14.0 x 10.6); Bedroom 2 (12.0 x 10.0); Bedroom 3 (10.5 x 9.5)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fan(s); Double vanity; Entrance foyer; Recessed lighting; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (27.1% below list).
• Recommended offer: $168k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 1.7% in Haslett — 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 81/100 on livability (#60 in MI, #1,316 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Haslett Public Schools (suburban): math 55% / reading 63% proficiency, ranked #44 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Murphy Elementary School (math 52% / reading 57%, grade C, #276 of 1,397 statewide, top 22%, 388 students, 30% FRL); Haslett Middle School (math 55% / reading 63%, grade B, #59 of 493 statewide, top 12%, 563 students, 30% FRL); Haslett High School (math 62% / reading 82%, grade B+, #29 of 713 statewide, top 4%, 806 students, 25% FRL).
• Market conditions: 74 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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 $132k; list at $230k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,580 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.73% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.77%
• DSCR: 0.74
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $226,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1654 Lake Lansing Rd	0.15mi	4/2.0 (+1)	1,255 (-3%)	3mo	$212,000	$169	81
1766 Lake Lansing Rd Rd	0.14mi	3/1.5	1,200 (-7%)	8mo	$230,000	$192	72
5913 Shaw St	0.42mi	3/2.5	1,240 (-4%)	11mo	$282,150	$228	62
5913 Bayonne Ave	0.31mi	3/2.0	1,404 (+8%)	12mo	$320,000	$228	61
5987 Martinus St	0.12mi	2/1.0 (-1)	1,114 (-14%)	6mo	$195,000	$175	57
5684 Shaw St	0.64mi	3/2.5	1,210 (-7%)	1mo	$192,500	$159	56
5870 Edson St	0.41mi	3/1.5	1,200 (-7%)	18mo	$200,000	$167	51
1541 E Haslett Rd	0.70mi	3/2.0	1,368 (+6%)	10mo	$127,000	$93	50
5873 Potter St	0.44mi	3/1.5	1,176 (-9%)	19mo	$230,000	$196	46
6279 Sunhollow Ln	0.60mi	3/2.0	1,473 (+14%)	20mo	$263,000	$179	32
6239 W Reynolds Rd	0.57mi	2/1.0 (-1)	1,138 (-12%)	16mo	$190,000	$167	30
5682 Edson St	0.59mi	3/1.0	1,130 (-13%)	21mo	$128,500	$114	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-56,903
• Equity at exit: $34,279

10-year hold

• IRR: -22.9%
• Equity multiple: -0.16×
• Total profit: $-74,707
• Equity at exit: $19,878

Cash invested: $64,372 (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 48840

• Active inventory: 74
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$332 /mo · $3,982/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-309

Break-even live

Break-even rent $2,067

Max offer price $175,253

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-244	+0% $-309	+5% $-374	+10% $-439
Rent	-10% $-442	-5% $-376	+0% $-309	+5% $-243	+10% $-177
Rate	-1.0pp $-194	-0.5pp $-251	base $-309	+0.5pp $-369	+1.0pp $-430

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5800 Benson Dr Haslett, MI	1.0–2.0	1.0–1.5	800	$1,808	$2.26	15d	13	0.27mi
5984 Bois Ile Dr Haslett, MI	2.0	1.5	1100	$1,150	$1.05	45d	1	0.46mi
5705 Potter St #1 Haslett, MI	2.0	1.5	1100	$1,295	$1.18	45d	1	0.53mi
5910 Okemos Rd Haslett, MI	2.0	1.0	900	$1,599	$1.78	45d	1	0.78mi
6276 Newton Rd Haslett, MI	1.0–4.0	1.0–3.0	1182	$3,053	$2.58	15d	42	1.11mi
1750 Maple Rdg Haslett, MI	2.0	1.5	1016	$1,700	$1.67	15d	1	1.14mi
1715 Huntsville Dr Haslett, MI	1.0–2.0	1.0	750	$950	$1.27	15d	1	1.30mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $229,900 Pending 14 DOM
2. 2026-06-10
   days on market $229,900 Active Under Contract 12 DOM
3. 2026-06-09
   days on market $229,900 Active Under Contract 11 DOM
4. 2026-06-08
   days on market $229,900 Active Under Contract 10 DOM
5. 2026-06-07
   days on market $229,900 Active Under Contract 9 DOM
6. 2026-06-03
   days on market $229,900 Active Under Contract 5 DOM
7. 2026-06-03
   status $229,900 Active Under Contract 4 DOM
8. 2026-06-02
   days on market $229,900 Active 4 DOM
9. 2026-06-01
   days on market $229,900 Active 3 DOM
10. 2026-05-31
    days on market $229,900 Active 2 DOM
11. 2026-05-30
    remarks 699-char remark
12. 2026-05-30
    listed $229,900 Active 1 DOM

ⓘ 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: $3,982 · $332/mo
• Projected year-2 tax: $3,982 · $332/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 ≥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: $20,110
• − Mortgage interest: −$12,878
• − Property taxes: −$3,982
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$6,688
• Taxable loss: −$7,805
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $-1,839/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: Haslett Public Schools
• NCES district ID: 2617940
• Math proficiency: 55% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $61,571
• Composite: 51.33/100
• National rank: #1739
• State rank: #44 of 540 in MI

Livability — Haslett

• Score: 81/100
• State rank: #60
• US rank: #1316

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haslett, MI
• County: Ingham County · 237,052 people
• City population: 12,386
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 12,386
• Household income: $73,408
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 415.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 6% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 5% Lithuanian 5% Iranian 3%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 91% English-only · Spanish 3% Arabic 2% 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: ▼ -174.62%
• Current HPI: 223.7401
• Rent YoY: —
• 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

+187.4% since first listed

19 events — show timeline

• 2026-05-29 Listed $229,900 Greater Lansing AoR
• 2026-05-29 Listed $229,900 REALCOMP
• 2019-09-20 Sold (Public Records) $132,000 Public Records
• 2019-09-13 Sold (MLS) $132,000 Greater Lansing AoR
• 2019-09-13 Sold (MLS) $132,000 REALCOMP
• 2019-06-20 Listed $129,900 Greater Lansing AoR
• 2019-06-20 Listed $129,900 REALCOMP
• 2017-01-05 Listing Removed — REALCOMP
• 2017-01-05 Listing Removed — Greater Lansing AoR
• 2016-08-30 Listed $114,900 REALCOMP
• 2016-08-30 Listed $114,900 Greater Lansing AoR
• 2012-04-03 Listed $32,500 Greater Lansing AoR
• 2012-04-03 Sold (MLS) $20,100 Greater Lansing AoR
• 2012-03-02 Listing Removed — Greater Lansing AoR
• 2011-11-28 Listed $32,500 Greater Lansing AoR
• 2011-10-03 Listing Removed — Greater Lansing AoR
• 2011-04-12 Listed $45,000 Greater Lansing AoR
• 2007-04-10 Sold (Public Records) $177,000 Public Records
• 2003-08-07 Sold (Public Records) $80,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,982 · +4.7% YoY. Source: county tax records.