114 Ridge St · Vandercook Lake, MI 49203

$30,000

3 bd · 1.0 ba · 1,123 sqft · SingleFamily public records · 43 Days on market

Built 1920 5,663 sqft lot $27/sqft · 74% below area ↓ 33% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity with tons of potential! Property needs repairs and updates. Sold as-is. Ideal for investors or buyers looking to build sweat equity.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Home design: Single-family residence; Residential property; Built in 1920
• Construction: Aluminum siding
• Exterior features: Public water; Lot of about 0.13 acres

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $990 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 45.9% vs local median 3.0% in Vandercook Lake — 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 67/100 on livability (#407 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Vandercook Lake Public Schools (suburban): math 14% / reading 27% proficiency, ranked #461 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.5%/yr); 164 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent runs 32% of the median local income ($56k/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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.05% ✓
• Cap rate: 45.88%
• Cash-on-cash: 141.38%
• DSCR: 7.29
• GRM: 1.6

CMA / ARV

• ARV (median comp): $114,900
• List price: $30,000
• Delta: -73.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Forest Ct	0.11mi	3/1.0	1,104 (-2%)	16mo	$70,000	$63	79
204 Meyers Ave	0.20mi	3/1.0	1,027 (-8%)	3mo	$114,900	$112	74
4214 Francis St	0.32mi	4/1.0 (+1)	1,130 (+1%)	9mo	$190,000	$168	71
513 E Bird St	0.37mi	3/1.0	1,100 (-2%)	10mo	$168,840	$153	70
206 W Vandercook Dr	0.08mi	2/1.0 (-1)	998 (-11%)	3mo	$160,000	$160	70
113 E Bird St	0.21mi	2/1.5 (-1)	1,134 (+1%)	14mo	$70,000	$62	70
204 E Golf Ave	0.27mi	2/1.5 (-1)	1,142 (+2%)	11mo	$143,000	$125	68
406 E Mcdevitt Ave	0.30mi	2/1.0 (-1)	1,000 (-11%)	2mo	$134,500	$135	62
4797 Francis St	0.14mi	4/1.5 (+1)	1,282 (+14%)	6mo	$156,000	$122	58
623 Pawnee St	0.38mi	3/2.0	1,233 (+10%)	11mo	$245,000	$199	53
809 Grant Ave	0.64mi	2/1.0 (-1)	1,208 (+8%)	1mo	$158,000	$131	52
105 Trumble Ave	0.71mi	3/1.5	1,056 (-6%)	8mo	$175,000	$166	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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.79×
• Total profit: $65,434
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 21.34×
• Total profit: $170,863
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $990

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 30%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $30,000 Active 43 DOM
2. 2026-06-18
   days on market $30,000 Active 42 DOM
3. 2026-06-17
   days on market $30,000 Active 41 DOM
4. 2026-06-16
   days on market $30,000 Active 40 DOM
5. 2026-06-15
   days on market $30,000 Active 39 DOM
6. 2026-06-14
   days on market $30,000 Active 37 DOM
7. 2026-06-13
   days on market $30,000 Active 36 DOM
8. 2026-06-10
   days on market $30,000 Active 34 DOM
9. 2026-06-09
   days on market $30,000 Active 33 DOM
10. 2026-06-09
    price $30,000 Active 32 DOM
11. 2026-06-08
    days on market $45,000 Active 32 DOM

    Show marketing remark (155 chars)

    Investment opportunity with tons of potential! Property needs repairs and updates. Sold as-is. Ideal for investors or buyers looking to build sweat equity.

12. 2026-06-07
    days on market $45,000 Active 31 DOM
13. 2026-06-05
    days on market $45,000 Active 28 DOM
14. 2026-06-03
    days on market $45,000 Active 27 DOM
15. 2026-06-02
    days on market $45,000 Active 26 DOM
16. 2026-06-01
    days on market $45,000 Active 25 DOM
17. 2026-05-31
    days on market $45,000 Active 24 DOM
18. 2026-05-30
    days on market $45,000 Active 23 DOM
19. 2026-05-07
    listed $45,000 Active 155-char remark

    Show marketing remark (155 chars)

    Investment opportunity with tons of potential! Property needs repairs and updates. Sold as-is. Ideal for investors or buyers looking to build sweat equity.

20. 2026-05-07
    listed $45,000 Active 155-char remark

    Show marketing remark (155 chars)

    Investment opportunity with tons of potential! Property needs repairs and updates. Sold as-is. Ideal for investors or buyers looking to build sweat equity.

21. 2026-05-07
    listed $45,000 Active

    Show marketing remark (155 chars)

    Investment opportunity with tons of potential! Property needs repairs and updates. Sold as-is. Ideal for investors or buyers looking to build sweat equity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $18,183
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$873
• Taxable income: $12,120
• Est. tax owed @ 24.0%: −$2,909
• After-tax cash flow: $8,967/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: Vandercook Lake Public Schools
• NCES district ID: 2634650
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 27% ▲ 1.00%
• Median HH income: $44,708
• Composite: 17.77/100
• National rank: #9015
• State rank: #461 of 540 in MI

Livability — Vandercook Lake

• Score: 67/100
• State rank: #407
• US rank: #11117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vandercook Lake, MI
• County: Jackson County · 85,581 people
• 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

-33.3% since first listed

6 events — show timeline

• 2026-06-08 Price Changed $30,000 MiRealSource-MiMLS
• 2026-06-08 Price Changed $30,000 REALCOMP
• 2026-06-08 Price Changed $30,000 SW Michigan MLS
• 2026-05-07 Listed $45,000 SW Michigan MLS
• 2026-05-07 Listed $45,000 REALCOMP
• 2026-05-07 Listed $45,000 MiRealSource-MiMLS

Property tax history

+5.2%/yr

Latest (2025): $2,132 · +31.5% YoY. Source: county tax records.