1034 Williams St · Jackson, MI 49203

$99,000

3 bd · 1.0 ba · 1,090 sqft · SingleFamily · 71 Days on market

Built 1900 5,663 sqft lot $91/sqft · 21% above area Est $82k · 21% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.8/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in the City of Jackson--just minutes from downtown shopping and dining. Freshly painted throughout with vinyl windows and a newer furnace for peace of mind. Move-in ready and FHA financing available, making this a great opportunity for first-time buyers or investors alike! City certified

Key facts

• Move-in ready
• Vinyl windows
• Newer furnace

Tags

• MINUTES FROM DOWNTOWN
• FRESHLY PAINTED
• VINYL WINDOWS
• NEWER FURNACE
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 4 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 $684 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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 $6k; list at $99k implies a 1497% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1900 — 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: 1.28% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (median comp): $81,572
• List price: $99,000
• Delta: 21.37%
• 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
209 W High St	0.27mi	3/1.0	1,032 (-5%)	1mo	$133,000	$129	78
939 Williams St	0.14mi	3/1.0	1,210 (+11%)	1mo	$110,200	$91	74
1511 S Martin Luther King Jr Dr	0.46mi	3/1.0	1,134 (+4%)	0mo	$87,000	$77	72
132 E Euclid Ave	0.57mi	3/1.5	1,104 (+1%)	1mo	$150,000	$136	68
141 E Euclid Ave	0.60mi	3/1.0	1,088 (-0%)	7mo	$131,000	$120	66
147 W Mansion St	0.57mi	3/1.0	1,070 (-2%)	6mo	$116,900	$109	65
1224 Williams St	0.20mi	3/1.0	1,248 (+14%)	6mo	$54,060	$43	62
705 Gettysburg Ave. Ave	0.58mi	2/1.0 (-1)	1,100 (+1%)	7mo	$159,900	$145	60
739 Randolph St	0.75mi	3/1.0	1,064 (-2%)	3mo	$189,000	$178	58
1019 Woodbridge St	0.31mi	4/2.0 (+1)	1,223 (+12%)	0mo	$155,000	$127	56
909 2nd St	0.47mi	3/3.0	1,216 (+12%)	7mo	$60,000	$49	45
2016 S Jackson St	0.73mi	3/1.5	998 (-8%)	6mo	$172,000	$172	44

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: 7.5%
• Equity multiple: 1.31×
• Total profit: $8,509
• Equity at exit: $14,761

10-year hold

• IRR: 20.5%
• Equity multiple: 3.11×
• Total profit: $58,538
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $290

Break-even live

Break-even rent $895

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.84mi
720 W Michigan Ave Jackson, MI	2.0	1.0	972	$900	$0.93	43d	1	1.04mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	43d	1	1.21mi
653 Oakhill Ave Jackson, MI	2.0	1.0	900	$950	$1.06	43d	1	1.40mi

Listing history 50 events

1. 2026-06-19
   days on market $99,000 Active 71 DOM
2. 2026-06-18
   days on market $99,000 Active 70 DOM
3. 2026-06-17
   days on market $99,000 Active 69 DOM
4. 2026-06-16
   days on market $99,000 Active 68 DOM
5. 2026-06-15
   days on market $99,000 Active 67 DOM
6. 2026-06-14
   days on market $99,000 Active 65 DOM
7. 2026-06-13
   days on market $99,000 Active 64 DOM
8. 2026-06-10
   days on market $99,000 Active 62 DOM
9. 2026-06-09
   days on market $99,000 Active 61 DOM
10. 2026-06-08
    days on market $99,000 Active 60 DOM
11. 2026-06-07
    days on market $99,000 Active 59 DOM
12. 2026-06-03
    days on market $99,000 Active 55 DOM
13. 2026-06-02
    days on market $99,000 Active 54 DOM
14. 2026-06-01
    days on market $99,000 Active 53 DOM
15. 2026-05-31
    days on market $99,000 Active 52 DOM
16. 2026-05-30
    days on market $99,000 Active 51 DOM
17. 2026-05-02
    price $99,000 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 1-bath home in the City of Jackson--just minutes from downtown shopping and dining. Freshly painted throughout with vinyl windows and a newer furnace for peace of mind. Move-in ready and FHA financing available, making this a great opportunity for first-time buyers or investors alike! City certified

18. 2026-05-02
    price $99,000 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 1-bath home in the City of Jackson--just minutes from downtown shopping and dining. Freshly painted throughout with vinyl windows and a newer furnace for peace of mind. Move-in ready and FHA financing available, making this a great opportunity for first-time buyers or investors alike! City certified

19. 2026-05-02
    price $99,000

    Show marketing remark (320 chars)

    Charming 3-bedroom, 1-bath home in the City of Jackson--just minutes from downtown shopping and dining. Freshly painted throughout with vinyl windows and a newer furnace for peace of mind. Move-in ready and FHA financing available, making this a great opportunity for first-time buyers or investors alike! City certified

20. 2026-04-09
    listed $103,000 Active 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 1-bath home in the City of Jackson--just minutes from downtown shopping and dining. Freshly painted throughout with vinyl windows and a newer furnace for peace of mind. Move-in ready and FHA financing available, making this a great opportunity for first-time buyers or investors alike! City certified

21. 2026-04-09
    listed $103,000 Active 320-char remark

    Show marketing remark (320 chars)

    Charming 3-bedroom, 1-bath home in the City of Jackson--just minutes from downtown shopping and dining. Freshly painted throughout with vinyl windows and a newer furnace for peace of mind. Move-in ready and FHA financing available, making this a great opportunity for first-time buyers or investors alike! City certified

22. 2026-04-09
    listed $103,000 Active

    Show marketing remark (320 chars)

    Charming 3-bedroom, 1-bath home in the City of Jackson--just minutes from downtown shopping and dining. Freshly painted throughout with vinyl windows and a newer furnace for peace of mind. Move-in ready and FHA financing available, making this a great opportunity for first-time buyers or investors alike! City certified

23. 2026-04-07
    historical
24. 2026-03-20
    price $104,000
25. 2026-03-20
    price $104,000
26. 2026-03-20
    price $104,000
27. 2026-01-17
    price $105,600
28. 2026-01-16
    status Active
29. 2026-01-16
    price $105,600
30. 2026-01-16
    status Active
31. 2026-01-16
    price $105,600
32. 2026-01-13
    historical
33. 2026-01-13
    historical
34. 2025-11-22
    price $112,000
35. 2025-11-21
    price $112,000
36. 2025-11-21
    price $112,000
37. 2025-11-07
    price $118,000
38. 2025-11-06
    price $118,000
39. 2025-11-06
    price $118,000
40. 2025-10-10
    listed $124,000 Active
41. 2025-10-10
    listed $124,000 Active
42. 2024-02-12
    soldstatus $6,200 Sold
43. 2024-02-12
    soldstatus $6,200 Sold
44. 2024-02-12
    soldstatus $6,200 Closed
45. 2023-10-14
    historical Keep Showing-Contgcy Appl
46. 2023-10-14
    historical Contingent - Continue To Show
47. 2023-10-14
    historical Active - Contingent
48. 2023-05-26
    price $10,000
49. 2023-05-25
    price $10,000
50. 2023-05-25
    price $10,000

ⓘ 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: $1,763 · $147/mo
• Projected year-2 tax: $1,763 · $147/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 ≥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: $15,153
• − Mortgage interest: −$5,546
• − Property taxes: −$1,763
• − Insurance: −$495
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,880
• Taxable income: $2,045
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $2,992/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

• Census place: Jackson, MI
• 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

+725.0% since first listed

37 events — show timeline

• 2026-05-02 Price Changed $99,000 MiRealSource-MiMLS
• 2026-05-02 Price Changed $99,000 REALCOMP
• 2026-05-02 Price Changed $99,000 SW Michigan MLS
• 2026-04-09 Listed $103,000 REALCOMP
• 2026-04-09 Listed $103,000 SW Michigan MLS
• 2026-04-09 Listed $103,000 MiRealSource-MiMLS
• 2026-04-07 Listing Removed — MiRealSource-MiMLS
• 2026-03-20 Price Changed $104,000 MiRealSource-MiMLS
• 2026-03-20 Price Changed $104,000 REALCOMP
• 2026-03-20 Price Changed $104,000 SW Michigan MLS
• 2026-01-17 Price Changed $105,600 MiRealSource-MiMLS
• 2026-01-16 Relisted — REALCOMP
• 2026-01-16 Price Changed $105,600 REALCOMP
• 2026-01-16 Relisted — MiRealSource-MiMLS
• 2026-01-16 Price Changed $105,600 SW Michigan MLS
• 2026-01-13 Listing Removed — REALCOMP
• 2026-01-13 Listing Removed — MiRealSource-MiMLS
• 2025-11-22 Price Changed $112,000 MiRealSource-MiMLS
• 2025-11-21 Price Changed $112,000 REALCOMP
• 2025-11-21 Price Changed $112,000 SW Michigan MLS
• 2025-11-07 Price Changed $118,000 MiRealSource-MiMLS
• 2025-11-06 Price Changed $118,000 REALCOMP
• 2025-11-06 Price Changed $118,000 SW Michigan MLS
• 2025-10-10 Listed $124,000 REALCOMP
• 2025-10-10 Listed $124,000 MiRealSource-MiMLS
• 2024-02-12 Sold (MLS) $6,200 MiRealSource-MiMLS
• 2024-02-12 Sold (MLS) $6,200 SW Michigan MLS
• 2024-02-12 Sold (MLS) $6,200 REALCOMP
• 2023-10-14 Contingent — MiRealSource-MiMLS
• 2023-10-14 Contingent — REALCOMP
• 2023-10-14 Contingent — SW Michigan MLS
• 2023-05-26 Price Changed $10,000 REALCOMP
• 2023-05-25 Price Changed $10,000 MiRealSource-MiMLS
• 2023-05-25 Price Changed $10,000 SW Michigan MLS
• 2023-03-06 Listed $12,000 MiRealSource-MiMLS
• 2023-03-06 Listed $12,000 SW Michigan MLS
• 2023-03-06 Listed $12,000 REALCOMP

Property tax history

+20.4%/yr

Latest (2025): $1,763 · +447.2% YoY. Source: county tax records.