131 Hollis St · Jackson, MI 49203

$84,500

2 bd · 1.5 ba · 982 sqft · SingleFamily public records · 86 Days on market

Built 1923 5,227 sqft lot $86/sqft · 8% below area Est $91k · 8% under

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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 +22.8/30.0
• ARV discount +10.9/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• 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

2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

Key facts

• Green space
• Tons of storage
• Convenient location

Tags

• CONVENIENT LOCATION
• WELL LAID-OUT FLOOR PLAN
• TONS OF STORAGE
• GREEN SPACE
• MORE PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $584 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 + 7.5% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $24k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $84k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,430 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1923 — 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: 1.08% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (median comp): $91,377
• List price: $84,500
• Delta: -7.53%
• 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
2016 S Jackson St	0.16mi	3/1.5 (+1)	998 (+2%)	6mo	$172,000	$172	80
352 Oakwood Ave	0.30mi	2/1.0	1,035 (+5%)	8mo	$119,000	$115	68
112 Lincoln Ct	0.19mi	3/1.0 (+1)	1,077 (+10%)	1mo	$14,900	$14	68
151 W Euclid Ave	0.30mi	2/1.0	904 (-8%)	7mo	$110,000	$122	65
335 Prairie St	0.42mi	3/1.0 (+1)	950 (-3%)	4mo	$165,000	$174	65
147 W Mansion St	0.24mi	3/1.0 (+1)	1,070 (+9%)	6mo	$116,900	$109	62
2646 Bow St	0.37mi	2/1.0	864 (-12%)	1mo	$85,000	$98	60
209 W High St	0.58mi	3/1.0 (+1)	1,032 (+5%)	1mo	$133,000	$129	57
132 E Euclid Ave	0.40mi	3/1.5 (+1)	1,104 (+12%)	1mo	$150,000	$136	55
141 E Euclid Ave	0.39mi	3/1.0 (+1)	1,088 (+11%)	7mo	$131,000	$120	51
337 E Addison St	0.62mi	3/1.0 (+1)	1,066 (+9%)	7mo	$45,000	$42	44
127 Damon St	0.54mi	3/1.0 (+1)	1,122 (+14%)	7mo	$75,000	$67	38

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $18
• Equity at exit: $12,599

10-year hold

• IRR: 13.8%
• Equity multiple: 2.34×
• Total profit: $31,772
• Equity at exit: $7,306

Cash invested: $23,660 (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: 7.7×

Monthly cashflow live

• Estimated rent: $915 high
• Mortgage (P&I): −$443
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $146

Break-even live

Break-even rent $730

Max offer price $84,500

Occupancy floor 79%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 3rd St Unit 3 Jackson, MI	1.0	1.0	800	$750	$0.94	43d	1	1.38mi
225 W Washington Ave Apt 5 Jackson, MI	1.0	1.0	850	$825	$0.97	43d	1	1.42mi
225 W Washington Ave Apt 4 Jackson, MI	1.0	1.0	850	$850	$1.00	43d	1	1.42mi
223 E Washington Ave Jackson, MI	1.0	1.0	900	$850	$0.94	43d	1	1.44mi
305 1st St Jackson, MI	1.0	1.0	600	$720	$1.20	43d	1	1.47mi

Listing history 45 events

1. 2026-06-19
   days on market $84,500 Active 86 DOM
2. 2026-06-18
   days on market $84,500 Active 85 DOM
3. 2026-06-17
   days on market $84,500 Active 84 DOM
4. 2026-06-16
   days on market $84,500 Active 83 DOM
5. 2026-06-15
   days on market $84,500 Active 82 DOM
6. 2026-06-14
   days on market $84,500 Active 80 DOM
7. 2026-06-13
   days on market $84,500 Active 79 DOM
8. 2026-06-10
   days on market $84,500 Active 77 DOM
9. 2026-06-09
   days on market $84,500 Active 76 DOM
10. 2026-06-08
    days on market $84,500 Active 75 DOM
11. 2026-06-07
    days on market $84,500 Active 74 DOM
12. 2026-06-03
    days on market $84,500 Active 70 DOM
13. 2026-06-02
    days on market $84,500 Active 69 DOM
14. 2026-06-01
    days on market $84,500 Active 68 DOM
15. 2026-05-31
    days on market $84,500 Active 67 DOM
16. 2026-05-30
    days on market $84,500 Active 66 DOM
17. 2026-05-10
    price $84,500 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

18. 2026-05-09
    price $84,500 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

19. 2026-05-09
    price $84,500

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

20. 2026-04-28
    price $89,500 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

21. 2026-04-28
    price $89,500 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

22. 2026-04-28
    price $89,500

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

23. 2026-04-20
    price $94,500 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

24. 2026-04-20
    price $94,500 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

25. 2026-04-20
    price $94,500

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

26. 2026-04-10
    price $99,000 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

27. 2026-04-10
    price $99,000 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

28. 2026-04-10
    price $99,000

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

29. 2026-03-30
    price $104,000 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

30. 2026-03-30
    price $104,000 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

31. 2026-03-30
    price $104,000

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

32. 2026-03-25
    listed $108,000 Active 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

33. 2026-03-25
    listed $108,000 Active 339-char remark

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

34. 2026-03-25
    listed $108,000 Active

    Show marketing remark (339 chars)

    2 Bed, 1.5 bath home, convenient location to retail and dining with the bonus of calm quiet streets. The well laid-out floor plan maximizes the space and provides for comfortable living space, the basement and garage set this home apart with tons of storage. The backyard boast green space and even more privacy. Make this house your home.

35. 2021-01-15
    soldstatus $55,900
36. 2021-01-07
    soldstatus $55,900 Sold
37. 2021-01-07
    soldstatus $55,900
38. 2021-01-07
    soldstatus $55,900 Closed
39. 2020-11-23
    historical Contingent - Continue To Show
40. 2020-11-23
    historical Keep Showing-Contgcy Appl
41. 2020-11-13
    price $55,900
42. 2020-11-13
    price $55,900
43. 2020-10-28
    listed $65,900 Active
44. 2020-10-28
    listed $55,900
45. 2020-10-28
    listed $65,900 Active

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,240 · $103/mo
• Expected delta: +$61/yr (+$5/mo · 5.2%)

ⓘ 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 ≥98°F today · 14 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: $10,983
• − Mortgage interest: −$4,733
• − Property taxes: −$1,178
• − Insurance: −$422
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$2,458
• Taxable income: $433
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $1,654/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

+28.2% since first listed

29 events — show timeline

• 2026-05-10 Price Changed $84,500 MiRealSource-MiMLS
• 2026-05-09 Price Changed $84,500 REALCOMP
• 2026-05-09 Price Changed $84,500 SW Michigan MLS
• 2026-04-28 Price Changed $89,500 MiRealSource-MiMLS
• 2026-04-28 Price Changed $89,500 REALCOMP
• 2026-04-28 Price Changed $89,500 SW Michigan MLS
• 2026-04-20 Price Changed $94,500 MiRealSource-MiMLS
• 2026-04-20 Price Changed $94,500 REALCOMP
• 2026-04-20 Price Changed $94,500 SW Michigan MLS
• 2026-04-10 Price Changed $99,000 MiRealSource-MiMLS
• 2026-04-10 Price Changed $99,000 REALCOMP
• 2026-04-10 Price Changed $99,000 SW Michigan MLS
• 2026-03-30 Price Changed $104,000 MiRealSource-MiMLS
• 2026-03-30 Price Changed $104,000 REALCOMP
• 2026-03-30 Price Changed $104,000 SW Michigan MLS
• 2026-03-25 Listed $108,000 SW Michigan MLS
• 2026-03-25 Listed $108,000 REALCOMP
• 2026-03-25 Listed $108,000 MiRealSource-MiMLS
• 2021-01-15 Sold (Public Records) $55,900 Public Records
• 2021-01-07 Sold (MLS) $55,900 MiRealSource-MiMLS
• 2021-01-07 Sold (MLS) $55,900 SW Michigan MLS
• 2021-01-07 Sold (MLS) $55,900 REALCOMP
• 2020-11-23 Contingent — REALCOMP
• 2020-11-23 Contingent — MiRealSource-MiMLS
• 2020-11-13 Price Changed $55,900 MiRealSource-MiMLS
• 2020-11-13 Price Changed $55,900 REALCOMP
• 2020-10-28 Listed $65,900 MiRealSource-MiMLS
• 2020-10-28 Listed $55,900 SW Michigan MLS
• 2020-10-28 Listed $65,900 REALCOMP

Property tax history

+9.0%/yr

Latest (2025): $1,178 · +4.7% YoY. Source: county tax records.