109 Bradley Dr · Jackson, MI 49201

$99,500

4 bd · 2.0 ba · 1,828 sqft · SingleFamily · 127 Days on market

Built 1955 0.27 ac lot ↓ 37% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * LAND CONTRACT TERMS AVAILABLE * * - Property As-Is - Fire damage in back of home. . Ranch style home with 4 bedrooms and 2 full baths. . Partial finished basement . . large lot with a 4 car garage . . located at the dead end part of Bradley Drive . . Northwest Schools . . Hold harmless document needs to be signed before entry into home

Key facts

• 0.27 acre lot
• 4 garage spots
• Pool

Property features AI

Exterior

• Parking: Detached garage; Four-car garage
• Utilities: Public water; Public sewer
• Home design: Ranch-style single family home; Single-story
• Construction: Built in 1955; Vinyl siding; Shingle roof; Full living area approximately 1,828
• Exterior features: Paved road access; Lot approximately 0.27 acres

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Northwest Community Schools (suburban): math 19% / reading 41% proficiency, ranked #360 of 540 in MI (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 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 $688 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 + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $30k; list at $100k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.64% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $294,308
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5124 Emerald Rd	0.41mi	3/2.5 (-1)	1,775 (-3%)	4mo	$367,500	$207	66
5230 Grand River Cir	0.35mi	3/2.5 (-1)	1,895 (+4%)	8mo	$305,000	$161	64
145 Falcon Rd	0.35mi	3/1.0 (-1)	1,771 (-3%)	10mo	$238,000	$134	61
5243 S Boulder St	0.55mi	3/2.0 (-1)	1,760 (-4%)	7mo	$293,000	$166	57
5022 Fieldstone St	0.42mi	3/2.5 (-1)	1,812 (-1%)	19mo	$287,500	$159	56
5300 Grand River Cir	0.52mi	3/2.5 (-1)	1,756 (-4%)	10mo	$325,430	$185	54
5177 Stone River Rd	0.48mi	4/3.5	2,066 (+13%)	2mo	$400,000	$194	48
4105 Oriole Dr	0.31mi	3/2.0 (-1)	1,619 (-11%)	18mo	$205,000	$127	46
4934 Ledgerock St	0.41mi	3/2.5 (-1)	1,662 (-9%)	21mo	$265,000	$159	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.72×
• Total profit: $20,006
• Equity at exit: $14,836

10-year hold

• IRR: 29.0%
• Equity multiple: 4.32×
• Total profit: $92,405
• Equity at exit: $8,603

Cash invested: $27,860 (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 49201

• Rents YoY: 10.3%
• Active inventory: 362
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $430

Break-even live

Break-even rent $1,085

Max offer price $99,500

Occupancy floor 69%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $99,500 Active 127 DOM
2. 2026-06-18
   days on market $99,500 Active 126 DOM
3. 2026-06-17
   days on market $99,500 Active 125 DOM
4. 2026-06-16
   days on market $99,500 Active 124 DOM
5. 2026-06-15
   days on market $99,500 Active 123 DOM
6. 2026-06-14
   days on market $99,500 Active 121 DOM
7. 2026-06-13
   days on market $99,500 Active 120 DOM
8. 2026-06-10
   days on market $99,500 Active 118 DOM
9. 2026-06-09
   days on market $99,500 Active 117 DOM
10. 2026-06-08
    days on market $99,500 Active 116 DOM
11. 2026-06-07
    days on market $99,500 Active 115 DOM
12. 2026-06-05
    days on market $99,500 Active 112 DOM
13. 2026-06-03
    days on market $99,500 Active 111 DOM
14. 2026-06-02
    days on market $99,500 Active 110 DOM
15. 2026-06-01
    days on market $99,500 Active 109 DOM
16. 2026-05-31
    days on market $99,500 Active 108 DOM
17. 2026-05-30
    days on market $99,500 Active 107 DOM
18. 2026-02-12
    listed $99,500 Active 345-char remark

    Show marketing remark (345 chars)

    * * LAND CONTRACT TERMS AVAILABLE * * - Property As-Is - Fire damage in back of home. . Ranch style home with 4 bedrooms and 2 full baths. . Partial finished basement . . large lot with a 4 car garage . . located at the dead end part of Bradley Drive . . Northwest Schools . . Hold harmless document needs to be signed before entry into home

19. 2026-02-12
    listed $99,500 Active 345-char remark

    Show marketing remark (345 chars)

    * * LAND CONTRACT TERMS AVAILABLE * * - Property As-Is - Fire damage in back of home. . Ranch style home with 4 bedrooms and 2 full baths. . Partial finished basement . . large lot with a 4 car garage . . located at the dead end part of Bradley Drive . . Northwest Schools . . Hold harmless document needs to be signed before entry into home

20. 2026-02-12
    listed $99,500 Active

    Show marketing remark (345 chars)

    * * LAND CONTRACT TERMS AVAILABLE * * - Property As-Is - Fire damage in back of home. . Ranch style home with 4 bedrooms and 2 full baths. . Partial finished basement . . large lot with a 4 car garage . . located at the dead end part of Bradley Drive . . Northwest Schools . . Hold harmless document needs to be signed before entry into home

21. 2026-02-04
    soldstatus $30,000 Closed
22. 2026-02-04
    soldstatus $30,000 Closed
23. 2026-02-04
    soldstatus $30,000 Sold
24. 2026-01-19
    status Pending
25. 2026-01-19
    status Pending
26. 2026-01-19
    status Pending
27. 2026-01-16
    listed $99,500 Active
28. 2026-01-16
    listed $99,500 Active
29. 2026-01-16
    listed $99,500 Active
30. 2021-01-21
    soldstatus $157,000

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 3/10 Moderate 7 d/yr ≥98°F today · 15 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: $19,554
• − Mortgage interest: −$5,574
• − Property taxes: −$3,528
• − Insurance: −$498
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$2,895
• Taxable income: $3,931
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $4,217/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: Northwest Community Schools
• NCES district ID: 2626010
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $47,509
• Composite: 25.88/100
• National rank: #7342
• State rank: #360 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): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• 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

-36.6% since first listed

13 events — show timeline

• 2026-02-12 Listed $99,500 SW Michigan MLS
• 2026-02-12 Listed $99,500 MiRealSource-MiMLS
• 2026-02-12 Listed $99,500 REALCOMP
• 2026-02-04 Sold (MLS) $30,000 SW Michigan MLS
• 2026-02-04 Sold (MLS) $30,000 REALCOMP
• 2026-02-04 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2026-01-19 Pending — REALCOMP
• 2026-01-19 Pending — MiRealSource-MiMLS
• 2026-01-19 Pending — SW Michigan MLS
• 2026-01-16 Listed $99,500 REALCOMP
• 2026-01-16 Listed $99,500 SW Michigan MLS
• 2026-01-16 Listed $99,500 MiRealSource-MiMLS
• 2021-01-21 Sold (Public Records) $157,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $3,528 · +2.5% YoY. Source: county tax records.