3455 Acacia Blvd · Jackson, MI 49203

$174,900

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 48 Days on market

Built 1955 0.32 ac lot $188/sqft · at area comps Est $181k · at est.

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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 +12.9/30.0
• ARV discount +8.9/15.0
• Rent growth +4.4/5.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your opportunity to move to Summit Township - This 3 bedroom 1 bath bungalow offers a large open living room with updated flooring and paint, updated kitchen with appliance package included and door to your private deck, main floor primary bedroom, 2 additional bedrooms, main floor laundry, and updated full bath with custom tile shower/tub combo. Exterior features a 1 car detached garage, extra lot included in price, private wooded backyard perfect for summer nights! Don't miss this great opportunity!

Key facts

• Private deck
• Open living room
• Main floor laundry

Tags

• OPEN LIVING ROOM
• UPDATED KITCHEN
• PRIVATE DECK
• MAIN FLOOR LAUNDRY
• CUSTOM TILE SHOWER
• PRIVATE WOODED BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1955
• Construction: Vinyl siding; Shingle roof
• Exterior features: Paved road access; Lot approximately 0.32 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Six total rooms; Basement is slab
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-13 ($-156/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.7% below list).
• Recommended offer: $144k (17.7% 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 (+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 31% 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 $1k of loan paydown is wiped out by about $5k 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 48 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $175k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,937 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.82% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $180,513
• List price: $174,900
• Delta: -3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3440 Tracey Dr	0.11mi	3/1.0	926 (-0%)	13mo	$174,000	$188	84
3500 Harding Rd	0.13mi	3/1.0	880 (-5%)	12mo	$150,000	$170	76
3633 Roosevelt Cir	0.28mi	3/1.0	936 (+1%)	23mo	$206,400	$221	66
3539 Roosevelt Rd	0.15mi	3/1.0	999 (+8%)	22mo	$158,000	$158	62
1809 Park Rd	0.29mi	4/1.0 (+1)	972 (+5%)	15mo	$170,000	$175	61
1501 Park Road Rd	0.18mi	3/1.0	1,053 (+14%)	11mo	$190,000	$180	60
3638 Roosevelt Cir	0.31mi	3/1.0	1,040 (+12%)	15mo	$185,000	$178	53
2699 Kibby Rd	0.69mi	2/1.0 (-1)	888 (-4%)	10mo	$203,000	$229	47

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: -12.1%
• Equity multiple: 0.54×
• Total profit: $-22,309
• Equity at exit: $26,078

10-year hold

• IRR: 2.5%
• Equity multiple: 1.21×
• Total profit: $10,440
• Equity at exit: $15,122

Cash invested: $48,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-13

Break-even live

Break-even rent $1,456

Max offer price $172,601

Occupancy floor 96%

Sensitivity live

Price	-10% $86	-5% $36	+0% $-13	+5% $-63	+10% $-112
Rent	-10% $-127	-5% $-70	+0% $-13	+5% $44	+10% $101
Rate	-1.0pp $75	-0.5pp $31	base $-13	+0.5pp $-58	+1.0pp $-104

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $174,900 Active 48 DOM
2. 2026-06-18
   days on market $174,900 Active 47 DOM

   Show marketing remark (514 chars)

   Here's your opportunity to move to Summit Township - This 3 bedroom 1 bath bungalow offers a large open living room with updated flooring and paint, updated kitchen with appliance package included and door to your private deck, main floor primary bedroom, 2 additional bedrooms, main floor laundry, and updated full bath with custom tile shower/tub combo. Exterior features a 1 car detached garage, extra lot included in price, private wooded backyard perfect for summer nights! Don't miss this great opportunity!

3. 2026-06-18
   price $174,900 Active 46 DOM

   Show marketing remark (514 chars)

   Here's your opportunity to move to Summit Township - This 3 bedroom 1 bath bungalow offers a large open living room with updated flooring and paint, updated kitchen with appliance package included and door to your private deck, main floor primary bedroom, 2 additional bedrooms, main floor laundry, and updated full bath with custom tile shower/tub combo. Exterior features a 1 car detached garage, extra lot included in price, private wooded backyard perfect for summer nights! Don't miss this great opportunity!

4. 2026-06-17
   days on market $179,900 Active 46 DOM
5. 2026-06-16
   days on market $179,900 Active 45 DOM
6. 2026-06-15
   days on market $179,900 Active 44 DOM
7. 2026-06-14
   days on market $179,900 Active 42 DOM
8. 2026-06-13
   days on market $179,900 Active 41 DOM
9. 2026-06-10
   days on market $179,900 Active 39 DOM
10. 2026-06-09
    days on market $179,900 Active 38 DOM
11. 2026-06-08
    days on market $179,900 Active 37 DOM
12. 2026-06-07
    days on market $179,900 Active 36 DOM
13. 2026-06-03
    days on market $179,900 Active 32 DOM
14. 2026-06-02
    days on market $179,900 Active 31 DOM
15. 2026-06-01
    days on market $179,900 Active 30 DOM
16. 2026-05-31
    days on market $179,900 Active 29 DOM
17. 2026-05-30
    days on market $179,900 Active 28 DOM
18. 2026-05-02
    listed $184,900 Active 513-char remark

    Show marketing remark (514 chars)

    Here's your opportunity to move to Summit Township - This 3 bedroom 1 bath bungalow offers a large open living room with updated flooring and paint, updated kitchen with appliance package included and door to your private deck, main floor primary bedroom, 2 additional bedrooms, main floor laundry, and updated full bath with custom tile shower/tub combo. Exterior features a 1 car detached garage, extra lot included in price, private wooded backyard perfect for summer nights! Don't miss this great opportunity!

19. 2026-05-02
    listed $184,900 Active 514-char remark

    Show marketing remark (514 chars)

    Here's your opportunity to move to Summit Township - This 3 bedroom 1 bath bungalow offers a large open living room with updated flooring and paint, updated kitchen with appliance package included and door to your private deck, main floor primary bedroom, 2 additional bedrooms, main floor laundry, and updated full bath with custom tile shower/tub combo. Exterior features a 1 car detached garage, extra lot included in price, private wooded backyard perfect for summer nights! Don't miss this great opportunity!

20. 2026-05-02
    listed $184,900 Active

    Show marketing remark (514 chars)

    Here's your opportunity to move to Summit Township - This 3 bedroom 1 bath bungalow offers a large open living room with updated flooring and paint, updated kitchen with appliance package included and door to your private deck, main floor primary bedroom, 2 additional bedrooms, main floor laundry, and updated full bath with custom tile shower/tub combo. Exterior features a 1 car detached garage, extra lot included in price, private wooded backyard perfect for summer nights! Don't miss this great opportunity!

21. 2026-02-09
    historical
22. 2026-02-09
    historical
23. 2025-12-19
    price $178,900
24. 2025-12-19
    price $178,900
25. 2025-08-15
    price $182,000
26. 2025-08-15
    price $182,000
27. 2025-08-11
    listed $189,000 Active
28. 2025-08-11
    historical
29. 2025-08-08
    listed $189,000 Active
30. 2025-08-08
    listed $189,000 Active
31. 2018-12-19
    soldstatus $112,000
32. 2018-12-14
    soldstatus $112,000
33. 2018-12-14
    soldstatus $112,000
34. 2018-12-14
    soldstatus $112,000 Closed
35. 2018-11-12
    historical Keep Showing-Contgcy Appl
36. 2018-11-04
    price $109,000
37. 2018-10-18
    listed $109,000
38. 2018-10-18
    listed $109,000
39. 2018-10-18
    listed $116,000 Active
40. 2014-09-04
    soldstatus $62,700
41. 2014-08-29
    soldstatus $62,700
42. 2014-08-29
    soldstatus $62,700
43. 2014-08-29
    soldstatus $62,700
44. 2014-07-08
    historical
45. 2014-05-16
    listed $64,900
46. 2014-05-16
    listed $64,900
47. 2014-05-16
    listed $64,900
48. 2014-05-06
    historical
49. 2014-05-06
    historical
50. 2014-03-04
    listed $67,000

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $2,307 · $192/mo
• Expected delta: +$386/yr (+$32/mo · 20.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $17,272
• − Mortgage interest: −$9,797
• − Property taxes: −$1,921
• − Insurance: −$874
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$5,088
• Taxable loss: −$3,171
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $605/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

• 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

+274.1% since first listed

45 events — show timeline

• 2026-06-18 Price Changed $174,900 MiRealSource-MiMLS
• 2026-06-18 Price Changed $174,900 REALCOMP
• 2026-06-18 Price Changed $174,900 SW Michigan MLS
• 2026-05-28 Price Changed $179,900 MiRealSource-MiMLS
• 2026-05-27 Price Changed $179,900 REALCOMP
• 2026-05-27 Price Changed $179,900 SW Michigan MLS
• 2026-05-02 Listed $184,900 SW Michigan MLS
• 2026-05-02 Listed $184,900 REALCOMP
• 2026-05-02 Listed $184,900 MiRealSource-MiMLS
• 2026-02-09 Listing Removed — REALCOMP
• 2026-02-09 Listing Removed — Greater Lansing AoR
• 2025-12-19 Price Changed $178,900 REALCOMP
• 2025-12-19 Price Changed $178,900 Greater Lansing AoR
• 2025-08-15 Price Changed $182,000 REALCOMP
• 2025-08-15 Price Changed $182,000 Greater Lansing AoR
• 2025-08-11 Listed $189,000 REALCOMP
• 2025-08-11 Listing Removed — REALCOMP
• 2025-08-08 Listed $189,000 REALCOMP
• 2025-08-08 Listed $189,000 Greater Lansing AoR
• 2018-12-19 Sold (Public Records) $112,000 Public Records
• 2018-12-14 Sold (MLS) $112,000 MiRealSource-MiMLS
• 2018-12-14 Sold (MLS) $112,000 SW Michigan MLS
• 2018-12-14 Sold (MLS) $112,000 REALCOMP
• 2018-11-12 Contingent — MiRealSource-MiMLS
• 2018-11-04 Price Changed $109,000 MiRealSource-MiMLS
• 2018-10-18 Listed $116,000 MiRealSource-MiMLS
• 2018-10-18 Listed $109,000 SW Michigan MLS
• 2018-10-18 Listed $109,000 REALCOMP
• 2014-09-04 Sold (Public Records) $62,700 Public Records
• 2014-08-29 Sold (MLS) $62,700 MiRealSource-MiMLS
• 2014-08-29 Sold (MLS) $62,700 REALCOMP
• 2014-08-29 Sold (MLS) $62,700 SW Michigan MLS
• 2014-07-08 Listing Removed — MiRealSource-MiMLS
• 2014-05-16 Listed $64,900 MiRealSource-MiMLS
• 2014-05-16 Listed $64,900 REALCOMP
• 2014-05-16 Listed $64,900 SW Michigan MLS
• 2014-05-06 Listing Removed — REALCOMP
• 2014-05-06 Listing Removed — MiRealSource-MiMLS
• 2014-03-04 Listed $67,000 REALCOMP
• 2014-03-04 Listed $67,000 MiRealSource-MiMLS
• 2010-10-19 Sold (Public Records) $53,000 Public Records
• 2010-09-09 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2010-08-07 Listing Removed — MiRealSource-MiMLS
• 2010-05-07 Listed $54,900 MiRealSource-MiMLS
• 2009-10-14 Sold (Public Records) $46,750 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,921 · -19.1% YoY. Source: county tax records.