831 Vine St · Lansing, MI 48912

$109,000

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 31 Days on market

Built 1875 6,098 sqft lot Est $137k · 21% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +8.7/10.0
• Rent growth +4.3/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're starting your rental business or expanding your existing portfolio, this property is an ideal opportunity. Great cashflow! $1550/month rent. This newly vinyl sided 2 and 1 duplex is rented into 2026 so start making money the day you close. Located in a high-demand area near Sparrow Hospital, LCC, Cooley Law and the Michigan ave corridor, the demand for this location is not slowing down. An optional, third-party management company is available to continue service for the new owner. Do not let this one slip by, schedule your showing today!!!

Key facts

• 6,098 sq ft lot
• Built 1875
• Listed 31 days

Property features AI

Finance

• HOA & community: Community association with fees that include electricity, water, trash, sewer, heat, and cable/satellite

Exterior

• Utilities: Public water; Natural gas connected
• Home design: Colonial / Historic / Traditional style; Single-family residence; Residential property
• Construction: Built in 1875; Vinyl siding; Composition roof; Approx. 1,429 living area
• Exterior features: Paved road frontage; Sidewalk

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas available
• Interior features: Fireplace; Michigan-style basement; 2 total rooms

🏷️ Possibly a rental listed for sale. The $109,000 price doesn't fit this home's estimated sale value (~$137,184) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.0% in Lansing — 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 79/100 on livability (#94 in MI, #2,182 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, schools F, crime F.
• Lansing Public School District (urban): math 14% / reading 23% proficiency, ranked #650 of 760 in MI (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.0%/yr); 98 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 11 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 $69k; list at $109k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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: 1.38% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $137,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Hill St	0.30mi	3/2.0	1,440 (+1%)	5mo	$113,500	$79	76
910 Vine St	0.05mi	4/3.0 (+1)	1,508 (+6%)	1mo	$145,000	$96	74
925 May St	0.44mi	3/1.5	1,414 (-1%)	2mo	$205,000	$145	74
838 May St	0.42mi	4/2.0 (+1)	1,378 (-4%)	5mo	$112,000	$81	61
245 Elvin Ct	0.73mi	4/2.0 (+1)	1,424 (-0%)	0mo	$185,500	$130	56
908 E Kalamazoo St	0.44mi	2/1.0 (-1)	1,584 (+11%)	1mo	$20,000	$13	55
226 S 8th St	0.33mi	2/1.0 (-1)	1,243 (-13%)	4mo	$70,000	$56	55
213 S Bingham St	0.35mi	3/2.0	1,218 (-15%)	0mo	$178,500	$147	55
1346 Eureka St	0.52mi	2/1.0 (-1)	1,567 (+10%)	2mo	$149,900	$96	53
125 Ferguson St	0.43mi	3/1.0	1,232 (-14%)	5mo	$185,000	$150	53
1115 Porter St	0.69mi	3/1.5	1,296 (-9%)	1mo	$66,500	$51	50
1116 Hickory St	0.55mi	3/1.5	1,232 (-14%)	2mo	$70,612	$57	48

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 · 7.02% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.19×
• Total profit: $5,782
• Equity at exit: $16,252

10-year hold

• IRR: 18.0%
• Equity multiple: 2.82×
• Total profit: $55,663
• Equity at exit: $9,424

Cash invested: $30,520 (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 48912

• Rents YoY: 7.0%
• Active inventory: 98
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$572
• Tax from tax record: −$306 /mo · $3,668/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $267

Break-even live

Break-even rent $1,168

Max offer price $109,000

Occupancy floor 77%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	13d	9	0.23mi
921 Linden Grove Ave Lansing, MI	3.0	1.0	1694	$1,499	$0.88	43d	1	0.24mi
208 S Bingham St Lansing, MI	4.0	1.0	1020	$1,500	$1.47	13d	1	0.33mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	13d	12	0.45mi
507 S Hosmer St Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.52mi
805 Bement St Unit Hosmer 507 Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.54mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	43d	1	0.55mi
1629 E Michigan Ave Unit 306 Lansing, MI	2.0	1.0	901	$1,550	$1.72	43d	1	0.71mi
409 Lathrop St Lansing, MI	2.0	1.0	1342	$1,500	$1.12	21d	1	0.74mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	43d	1	0.75mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	43d	1	0.75mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	13d	1	0.76mi
1102 Clark St Lansing, MI	3.0	1.0	1232	$1,550	$1.26	21d	1	0.79mi
1027 Climax St Lansing, MI	3.0	1.5	1298	$1,550	$1.19	13d	1	0.79mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	43d	1	0.82mi
605 S Grand Ave Unit 2 Lansing, MI	4.0	1.0	1200	$1,100	$0.92	43d	1	0.82mi
910 Dakin St Lansing, MI	3.0	1.0	908	$1,295	$1.43	43d	1	0.88mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.88mi
329 S Clemens Ave Lansing, MI	3.0	1.0	1194	$1,400	$1.17	21d	1	0.99mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	13d	1	1.07mi
2222 E Michigan Ave Unit 411 Lansing, MI	2.0	2.0	900	$1,700	$1.89	21d	1	1.08mi
2222 E Michigan Ave Unit 206 Lansing, MI	2.0	2.0	900	$1,700	$1.89	43d	1	1.08mi
1561 Massachusetts Ave Lansing, MI	3.0	2.0	1100	$1,400	$1.27	43d	1	1.10mi
414 N Hayford Ave Lansing, MI	3.0	1.0	990	$1,425	$1.44	43d	1	1.10mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	21d	1	1.15mi
936 N Fairview Ave Lansing, MI	1.0–2.0	1.0	825	$1,245	$1.51	43d	2	1.16mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	43d	1	1.19mi
1228 N Fairview Ave Lansing, MI	3.0	2.0	1100	$1,700	$1.55	43d	1	1.26mi
2620 Senate Dr Lansing, MI	1.0–2.0	1.0–2.0	950	$1,800	$1.89	43d	1	1.43mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	21d	1	1.44mi

Listing history 43 events

1. 2026-06-18
   days on market $109,000 Active 31 DOM
2. 2026-06-17
   days on market $109,000 Active 30 DOM
3. 2026-06-16
   days on market $109,000 Active 29 DOM
4. 2026-06-15
   days on market $109,000 Active 28 DOM
5. 2026-06-14
   days on market $109,000 Active 26 DOM
6. 2026-06-13
   days on market $109,000 Active 25 DOM
7. 2026-06-10
   days on market $109,000 Active 23 DOM
8. 2026-06-09
   days on market $109,000 Active 22 DOM
9. 2026-06-08
   days on market $109,000 Active 21 DOM
10. 2026-06-07
    days on market $109,000 Active 20 DOM
11. 2026-06-05
    days on market $109,000 Active 17 DOM
12. 2026-06-03
    days on market $109,000 Active 16 DOM
13. 2026-06-02
    days on market $109,000 Active 15 DOM
14. 2026-06-01
    days on market $109,000 Active 14 DOM
15. 2026-05-31
    days on market $109,000 Active 13 DOM
16. 2026-05-30
    days on market $109,000 Active 12 DOM
17. 2026-05-13
    listed $109,000 Active 560-char remark

    Show marketing remark (560 chars)

    Whether you're starting your rental business or expanding your existing portfolio, this property is an ideal opportunity. Great cashflow! $1550/month rent. This newly vinyl sided 2 and 1 duplex is rented into 2026 so start making money the day you close. Located in a high-demand area near Sparrow Hospital, LCC, Cooley Law and the Michigan ave corridor, the demand for this location is not slowing down. An optional, third-party management company is available to continue service for the new owner. Do not let this one slip by, schedule your showing today!!!

18. 2026-05-13
    listed $109,000 Active 560-char remark

    Show marketing remark (560 chars)

    Whether you're starting your rental business or expanding your existing portfolio, this property is an ideal opportunity. Great cashflow! $1550/month rent. This newly vinyl sided 2 and 1 duplex is rented into 2026 so start making money the day you close. Located in a high-demand area near Sparrow Hospital, LCC, Cooley Law and the Michigan ave corridor, the demand for this location is not slowing down. An optional, third-party management company is available to continue service for the new owner. Do not let this one slip by, schedule your showing today!!!

19. 2026-05-13
    listed $109,000 Active

    Show marketing remark (560 chars)

    Whether you're starting your rental business or expanding your existing portfolio, this property is an ideal opportunity. Great cashflow! $1550/month rent. This newly vinyl sided 2 and 1 duplex is rented into 2026 so start making money the day you close. Located in a high-demand area near Sparrow Hospital, LCC, Cooley Law and the Michigan ave corridor, the demand for this location is not slowing down. An optional, third-party management company is available to continue service for the new owner. Do not let this one slip by, schedule your showing today!!!

20. 2026-02-28
    status Pending
21. 2026-02-28
    status Pending
22. 2026-02-17
    historical
23. 2026-02-17
    historical
24. 2026-02-08
    status Active
25. 2026-02-08
    status Active
26. 2026-01-23
    status Pending
27. 2026-01-23
    status Pending
28. 2025-11-23
    price $109,000
29. 2025-11-22
    price $109,000
30. 2025-09-30
    listed $115,000 Active
31. 2025-09-29
    listed $115,000 Active
32. 2020-11-04
    soldstatus $68,900 Sold
33. 2020-11-04
    soldstatus $68,900
34. 2020-10-13
    status Pending
35. 2020-09-18
    historical Accepting Backup Offers
36. 2020-09-09
    status Active
37. 2020-07-27
    historical Accepting Backup Offers
38. 2020-07-20
    listed $69,900 Active
39. 2020-07-20
    listed $69,900
40. 2018-11-13
    soldstatus $345,000
41. 2011-07-21
    soldstatus $10,692
42. 2011-06-11
    listed $10,692
43. 2001-11-06
    soldstatus $50,000

ⓘ 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: $3,668 · $306/mo
• Projected year-2 tax: $3,668 · $306/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 · 16 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: $18,065
• − Mortgage interest: −$6,106
• − Property taxes: −$3,668
• − Insurance: −$545
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$3,171
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,795/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: Lansing Public School District
• NCES district ID: 2621150
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 23% ▲ 3.00%
• Median HH income: $37,453
• Composite: 18.76/100
• National rank: #14002
• State rank: #650 of 760 in MI

Livability — Lansing

• Score: 79/100
• State rank: #94
• US rank: #2182

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lansing, MI
• County: Ingham County · 237,052 people
• City population: 161,269
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 17,674
• Household income: $54,429
• Rent vs Own: 56.0% rent · 44.0% own
• Severe rent burden: 1171.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Black 22% Two or more races 12% Hispanic / Latino 10% Asian 4%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 5% French/Haitian/Cajun 1% Korean 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: ▼ -167.67%
• Current HPI: 171.1549
• Rent YoY: ▲ 7.02%
• 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

+118.0% since first listed

27 events — show timeline

• 2026-05-13 Listed $109,000 SW Michigan MLS
• 2026-05-13 Listed $109,000 REALCOMP
• 2026-05-13 Listed $109,000 MiRealSource-MiMLS
• 2026-02-28 Pending — MiRealSource-MiMLS
• 2026-02-28 Pending — REALCOMP
• 2026-02-17 Listing Removed — REALCOMP
• 2026-02-17 Listing Removed — MiRealSource-MiMLS
• 2026-02-08 Relisted — REALCOMP
• 2026-02-08 Relisted — MiRealSource-MiMLS
• 2026-01-23 Pending — REALCOMP
• 2026-01-23 Pending — MiRealSource-MiMLS
• 2025-11-23 Price Changed $109,000 MiRealSource-MiMLS
• 2025-11-22 Price Changed $109,000 REALCOMP
• 2025-09-30 Listed $115,000 REALCOMP
• 2025-09-29 Listed $115,000 MiRealSource-MiMLS
• 2020-11-04 Sold (MLS) $68,900 Greater Lansing AoR
• 2020-11-04 Sold (MLS) $68,900 REALCOMP
• 2020-10-13 Pending — REALCOMP
• 2020-09-18 Contingent — REALCOMP
• 2020-09-09 Relisted — REALCOMP
• 2020-07-27 Contingent — REALCOMP
• 2020-07-20 Listed $69,900 Greater Lansing AoR
• 2020-07-20 Listed $69,900 REALCOMP
• 2018-11-13 Sold (Public Records) $345,000 Public Records
• 2011-07-21 Sold (MLS) $10,692 Greater Lansing AoR
• 2011-06-11 Listed $10,692 Greater Lansing AoR
• 2001-11-06 Sold (Public Records) $50,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,668 · +3.0% YoY. Source: county tax records.