311 Quarry St · Jackson, MI 49201

$99,977

2 bd · 1.0 ba · 712 sqft · SingleFamily · 36 Days on market

3,485 sqft lot Est $117k · 14% under

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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 +14.3/30.0
• ARV discount +14.0/15.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible Value! Traditional Charm Under $100k! Welcome to this beautiful, traditional-style home in Jackson! Perfectly blending classic charm, modern efficiency, and an unbeatable location, this move-in-ready 2-bedroom with additional room for an office or play room, 1-bathroom property is an absolute must-see. Interior Highlights " Stunning Floors: Newly finished hardwood floors gleam throughout the main living areas. " Appliances Included: Move right in with the included kitchen stove and refrigerator. " Three Bedrooms: Cozy, bright spaces perfect for family, guests, or a home office. " Energy Efficient: High-efficiency furnace keeps your utility bills low all winter long. " Traditional Layout: Classic architectural styling provides a warm, inviting, and cozy atmosphere. Exterior & Location Features " Fenced Backyard: Safe, private space for pets, children, and weekend barbecues. " Commuter's Dream: Quick, convenient highway access cuts down your daily drive time. " Prime Location: Minutes from Jackson's favorite local restaurants, parks, and shopping centers. Priced to sell at just $99,977, this home offers unmatched value in today's market. It is the perfect opportunity for first-time buyers, downsizers, or investors. Schedule your private tour today before it is gone! Information deemed reliable but not guaranteed. BATVAI. Buyer and buyer's agent to verify all information, including square footage, room sizes, and taxing data. Driveway is shared with neighbor to the east.

Key facts

• Fenced backyard
• Quick highway access
• 3,485 sq ft lot

Tags

• NEWLY FINISHED HARDWOOD FLOORS
• INCLUDED KITCHEN STOVE
• INCLUDED REFRIGERATOR
• HIGH EFFICIENCY FURNACE
• FENCED BACKYARD
• QUICK HIGHWAY ACCESS

Property features AI

Exterior

• Utilities: Public water
• Home design: Traditional single-family residence; Living area approximately 712
• Construction: Vinyl siding; Year built not specified
• Exterior features: Paved road access; Lot approximately 0.08 acres

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Crawl space/partial basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $18 ($217/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 $94k (6.4% below list).
• Recommended offer: $94k (6.4% below list) — sets the bar for 1% rule.

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 (+10.3%/yr); 375 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent is only 15% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Recommended offer $93,541 (6.4% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.94% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $116,768
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Hamilton St	0.65mi	2/1.0	748 (+5%)	3mo	$130,000	$174	59
704 E Ganson St	0.24mi	2/1.0	768 (+8%)	21mo	$158,500	$206	58
113 Larson St	0.61mi	2/1.0	700 (-2%)	13mo	$115,000	$164	58
820 E Argyle St	0.74mi	2/1.0	700 (-2%)	8mo	$114,900	$164	56
1125 Walker St	0.70mi	2/1.0	768 (+8%)	8mo	$109,900	$143	47
923 N Blackstone St	0.65mi	3/1.0 (+1)	759 (+7%)	15mo	$120,000	$158	41
717 Kennedy St	0.72mi	2/1.0	748 (+5%)	23mo	$125,000	$167	39
924 Spring St	0.72mi	2/1.0	656 (-8%)	21mo	$98,700	$150	36
201 Austin Ave	0.72mi	2/1.0	790 (+11%)	20mo	$95,000	$120	32
729 Rock St	0.70mi	2/1.0	816 (+15%)	22mo	$106,000	$130	24

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: -9.4%
• Equity multiple: 0.64×
• Total profit: $-10,074
• Equity at exit: $14,907

10-year hold

• IRR: 6.0%
• Equity multiple: 1.55×
• Total profit: $15,340
• Equity at exit: $8,644

Cash invested: $27,994 (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: 375
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $18

Break-even live

Break-even rent $913

Max offer price $99,977

Occupancy floor 93%

Sensitivity live

Price	-10% $75	-5% $46	+0% $18	+5% $-10	+10% $-39
Rent	-10% $-56	-5% $-19	+0% $18	+5% $55	+10% $92
Rate	-1.0pp $68	-0.5pp $43	base $18	+0.5pp $-8	+1.0pp $-34

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: $24,994
• Closing costs: $2,999
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 1st St Jackson, MI	1.0	1.0	600	$720	$1.20	45d	1	0.80mi
521 W North St Jackson, MI	2.0	1.0	684	$1,000	$1.46	45d	1	0.88mi
1604 Homewild Ave Jackson, MI	2.0	1.0	726	$1,100	$1.52	45d	1	0.98mi

Listing history 26 events

1. 2026-06-22
   days on market $99,977 Active 36 DOM
2. 2026-06-19
   days on market $99,977 Active 34 DOM
3. 2026-06-18
   days on market $99,977 Active 33 DOM
4. 2026-06-17
   days on market $99,977 Active 32 DOM
5. 2026-06-16
   days on market $99,977 Active 31 DOM
6. 2026-06-15
   days on market $99,977 Active 30 DOM
7. 2026-06-14
   days on market $99,977 Active 28 DOM
8. 2026-06-13
   days on market $99,977 Active 27 DOM
9. 2026-06-10
   days on market $99,977 Active 25 DOM
10. 2026-06-09
    days on market $99,977 Active 24 DOM
11. 2026-06-08
    days on market $99,977 Active 23 DOM
12. 2026-06-07
    days on market $99,977 Active 22 DOM
13. 2026-06-03
    days on market $99,977 Active 18 DOM
14. 2026-06-02
    days on market $99,977 Active 17 DOM
15. 2026-06-01
    days on market $99,977 Active 16 DOM
16. 2026-05-31
    days on market $99,977 Active 15 DOM
17. 2026-05-30
    days on market $99,977 Active 14 DOM
18. 2026-05-16
    listed $99,977 Active

    Show marketing remark (1549 chars)

    Incredible Value! Traditional Charm Under $100k! Welcome to this beautiful, traditional-style home in Jackson! Perfectly blending classic charm, modern efficiency, and an unbeatable location, this move-in-ready 2-bedroom with additional room for an office or play room, 1-bathroom property is an absolute must-see. Interior Highlights " Stunning Floors: Newly finished hardwood floors gleam throughout the main living areas. " Appliances Included: Move right in with the included kitchen stove and refrigerator. " Three Bedrooms: Cozy, bright spaces perfect for family, guests, or a home office. " Energy Efficient: High-efficiency furnace keeps your utility bills low all winter long. " Traditional Layout: Classic architectural styling provides a warm, inviting, and cozy atmosphere. Exterior & Location Features " Fenced Backyard: Safe, private space for pets, children, and weekend barbecues. " Commuter's Dream: Quick, convenient highway access cuts down your daily drive time. " Prime Location: Minutes from Jackson's favorite local restaurants, parks, and shopping centers. Priced to sell at just $99,977, this home offers unmatched value in today's market. It is the perfect opportunity for first-time buyers, downsizers, or investors. Schedule your private tour today before it is gone! Information deemed reliable but not guaranteed. BATVAI. Buyer and buyer's agent to verify all information, including square footage, room sizes, and taxing data. Driveway is shared with neighbor to the east.

19. 2026-05-16
    listed $99,977 Active

    Show marketing remark (1549 chars)

    Incredible Value! Traditional Charm Under $100k! Welcome to this beautiful, traditional-style home in Jackson! Perfectly blending classic charm, modern efficiency, and an unbeatable location, this move-in-ready 2-bedroom with additional room for an office or play room, 1-bathroom property is an absolute must-see. Interior Highlights " Stunning Floors: Newly finished hardwood floors gleam throughout the main living areas. " Appliances Included: Move right in with the included kitchen stove and refrigerator. " Three Bedrooms: Cozy, bright spaces perfect for family, guests, or a home office. " Energy Efficient: High-efficiency furnace keeps your utility bills low all winter long. " Traditional Layout: Classic architectural styling provides a warm, inviting, and cozy atmosphere. Exterior & Location Features " Fenced Backyard: Safe, private space for pets, children, and weekend barbecues. " Commuter's Dream: Quick, convenient highway access cuts down your daily drive time. " Prime Location: Minutes from Jackson's favorite local restaurants, parks, and shopping centers. Priced to sell at just $99,977, this home offers unmatched value in today's market. It is the perfect opportunity for first-time buyers, downsizers, or investors. Schedule your private tour today before it is gone! Information deemed reliable but not guaranteed. BATVAI. Buyer and buyer's agent to verify all information, including square footage, room sizes, and taxing data. Driveway is shared with neighbor to the east.

20. 2026-05-16
    listed $99,977 Active 1549-char remark

    Show marketing remark (1549 chars)

    Incredible Value! Traditional Charm Under $100k! Welcome to this beautiful, traditional-style home in Jackson! Perfectly blending classic charm, modern efficiency, and an unbeatable location, this move-in-ready 2-bedroom with additional room for an office or play room, 1-bathroom property is an absolute must-see. Interior Highlights " Stunning Floors: Newly finished hardwood floors gleam throughout the main living areas. " Appliances Included: Move right in with the included kitchen stove and refrigerator. " Three Bedrooms: Cozy, bright spaces perfect for family, guests, or a home office. " Energy Efficient: High-efficiency furnace keeps your utility bills low all winter long. " Traditional Layout: Classic architectural styling provides a warm, inviting, and cozy atmosphere. Exterior & Location Features " Fenced Backyard: Safe, private space for pets, children, and weekend barbecues. " Commuter's Dream: Quick, convenient highway access cuts down your daily drive time. " Prime Location: Minutes from Jackson's favorite local restaurants, parks, and shopping centers. Priced to sell at just $99,977, this home offers unmatched value in today's market. It is the perfect opportunity for first-time buyers, downsizers, or investors. Schedule your private tour today before it is gone! Information deemed reliable but not guaranteed. BATVAI. Buyer and buyer's agent to verify all information, including square footage, room sizes, and taxing data. Driveway is shared with neighbor to the east.

21. 2025-10-06
    historical $1,350
22. 2025-10-04
    listed $1,350
23. 2025-08-29
    historical $1,350
24. 2025-07-29
    listed $1,350
25. 2024-08-05
    historical $1,300
26. 2024-07-04
    listed $1,300

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $1,860 · $155/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: $11,225
• − Mortgage interest: −$5,600
• − Property taxes: −$1,860
• − Insurance: −$500
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,908
• Taxable loss: −$1,439
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $562/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): 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

+7590.5% since first listed

9 events — show timeline

• 2026-05-16 Listed $99,977 REALCOMP
• 2026-05-16 Listed $99,977 MiRealSource-MiMLS
• 2026-05-16 Listed $99,977 SW Michigan MLS
• 2025-10-06 Rental Removed $1,350 TURBOTENANT
• 2025-10-04 Listed for Rent $1,350 TURBOTENANT
• 2025-08-29 Rental Removed $1,350 TURBOTENANT
• 2025-07-29 Listed for Rent $1,350 TURBOTENANT
• 2024-08-05 Rental Removed $1,300 TURBOTENANT
• 2024-07-04 Listed for Rent $1,300 TURBOTENANT

Property tax history

+8.6%/yr

Latest (2025): $1,860 · +2.3% YoY. Source: county tax records.