1527 Robertson Ave · Lansing, MI 48915

$64,900

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 29 Days on market

Built 1928 Good condition 9,148 sqft lot 2-car garage $64/sqft · 33% below area Est $96k · 33% under ↓ 28% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older ranch home has spacious livingroom and kitchen are, perfect for entertaining. Three (3) bedrooms and 1 full bath, full basement for extra storage. Large garage, perfect for workshop area.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 5.9% 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, 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.
• Zoned schools: Pattengill School (600 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.08% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.66%
• DSCR: 2.28
• GRM: 4.0

CMA / ARV

• ARV (median comp): $96,412
• List price: $64,900
• Delta: -32.69%
• 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
1420 Owen St	0.19mi	3/2.0	999 (-1%)	2mo	$199,000	$199	84
1418 Keeney Ct	0.22mi	3/1.0	990 (-2%)	4mo	$140,000	$141	83
1435 Lansing Ave	0.20mi	3/1.0	1,058 (+4%)	1mo	$124,000	$117	82
2029 Culver Ave	0.45mi	3/1.0	1,031 (+2%)	0mo	$105,000	$102	76
1522 Robertson Ave	0.03mi	3/1.0	866 (-14%)	4mo	$45,000	$52	71
1015 N Verlinden Ave	0.63mi	2/1.0 (-1)	1,022 (+1%)	2mo	$180,000	$176	62
1808 W Oakland Ave	0.72mi	2/1.0 (-1)	999 (-1%)	2mo	$104,900	$105	57
3021 N Grand River Ave	0.68mi	3/1.0	1,070 (+6%)	2mo	$153,000	$143	57
1624 W Willow St	0.37mi	2/1.0 (-1)	900 (-11%)	4mo	$87,000	$97	56
2104 Melvin Ct	0.53mi	3/1.0	1,150 (+14%)	0mo	$42,000	$37	52
916 Cleo St	0.66mi	3/1.5	1,124 (+11%)	3mo	$172,000	$153	46
2832 Mildred St	0.71mi	2/1.5 (-1)	944 (-7%)	4mo	$153,000	$162	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.95×
• Total profit: $17,255
• Equity at exit: $9,677

10-year hold

• IRR: 31.1%
• Equity multiple: 3.81×
• Total profit: $51,152
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 31 under contract
• Months of supply: 4.1 mo (24%/mo absorbed)
• Median asking: $99,900 ($93/sqft)
• Median days on market: 49 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48915

• Active inventory: 133
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$340
• Tax from tax record: −$263 /mo · $3,159/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $434

Break-even live

Break-even rent $798

Max offer price $64,900

Occupancy floor 63%

Sensitivity live

Price	-10% $661	-5% $639	+0% $434	+5% $416	+10% $397
Rent	-10% $327	-5% $381	+0% $434	+5% $487	+10% $540
Rate	-1.0pp $467	-0.5pp $450	base $434	+0.5pp $417	+1.0pp $400

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: $16,225
• Closing costs: $1,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	116d	1	0.19mi
1527 Owen St Lansing, MI	3.0	1.0	796	$1,399	$1.76	3d	1	0.30mi
1235 Glenn St Lansing, MI	3.0	1.0	875	$1,150	$1.31	5d	1	0.38mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	116d	1	0.55mi
919 Princeton Ave Lansing, MI	3.0	2.0	1119	$1,299	$1.16	5d	1	0.55mi
1010 N Pine St Unit B Lansing, MI	2.0	1.0	750	$1,100	$1.47	139d	1	0.67mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	139d	1	0.78mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	116d	1	0.82mi
117 E North St Unit A Lansing, MI	2.0	1.0	812	$1,050	$1.29	109d	1	0.88mi
506 N Sycamore St Lansing, MI	3.0	1.0	1114	$1,345	$1.21	5d	1	0.98mi
410 W Lapeer St Unit 1 Lansing, MI	2.0	1.0	800	$1,050	$1.31	116d	1	1.01mi
820 W Shiawassee St Unit B Lansing, MI	3.0	1.0	1232	$1,550	$1.26	5d	1	1.03mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	139d	1	1.07mi
533 Seymour Ave Unit 533N Lansing, MI	2.0	1.0	700	$1,095	$1.56	5d	1	1.08mi
220 W Lapeer St Unit 1 Lansing, MI	3.0	1.0	1100	$1,100	$1.00	5d	1	1.09mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	139d	1	1.16mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	139d	1	1.39mi
1109 W Washtenaw St Unit 5 Lansing, MI	2.0	1.0	755	$795	$1.05	139d	1	1.44mi
400 N Catherine St Lansing, MI	3.0	1.0	760	$1,395	$1.84	109d	1	1.45mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	994	$2,017	$2.03	0d	4	1.47mi
3006 Alfred Ave Lansing, MI	3.0	1.0	1032	$1,595	$1.55	0d	1	1.49mi

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public waterNatural gas for water heaterPublic sewer (assumed from public water and typical connections)
• Home design: Ranch-style single-family homeBuilt in 1928
• Construction: Aluminum siding constructionAsphalt roof1928 construction year
• Exterior features: Yard on a 0.21-acre lotAsphalt roofAluminum siding

Interior

• Kitchen: Kitchen (20 x 15) — flooring noted
• Bedrooms: Primary bedroom (14 x 14) with carpetingBedroom 2 (12 x 12) with carpetingBedroom 3 (12 x 12) with carpeting
• Flooring: Carpeting in bedrooms and bathroomFlooring noted in living room and kitchen
• Bathrooms: One full bathroom (10 x 9) with carpeting
• Heating & cooling: Forced air heating
• Interior features: Six total roomsFull basement
• Laundry & utility: Natural gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $64,900 Active 29 DOM
2. 2026-09-22
   days on market $64,900 Active 28 DOM
3. 2026-09-21
   days on market $64,900 Active 27 DOM
4. 2026-09-20
   days on market $64,900 Active 26 DOM
5. 2026-09-19
   days on market $64,900 Active 25 DOM
6. 2026-09-18
   days on market $64,900 Active 24 DOM
7. 2026-09-17
   days on market $64,900 Active 23 DOM
8. 2026-09-16
   days on market $64,900 Active 22 DOM
9. 2026-09-15
   days on market $64,900 Active 21 DOM
10. 2026-09-14
    days on market $64,900 Active 20 DOM
11. 2026-09-13
    days on market $64,900 Active 19 DOM
12. 2026-09-12
    days on market $64,900 Active 18 DOM
13. 2026-09-11
    days on market $64,900 Active 17 DOM
14. 2026-09-05
    days on market $64,900 Active 11 DOM
15. 2026-09-04
    days on market $64,900 Active 10 DOM
16. 2026-09-03
    days on market $64,900 Active 9 DOM
17. 2026-08-31
    days on market $64,900 Active 6 DOM
18. 2026-08-30
    days on market $64,900 Active 5 DOM
19. 2026-08-29
    days on market $64,900 Active 4 DOM
20. 2026-08-28
    days on market $64,900 Active 3 DOM
21. 2026-08-27
    days on marketlisting id $64,900 Active 2 DOM
22. 2026-07-18
    days on market $64,900 Active 138 DOM
23. 2026-07-16
    days on market $64,900 Active 136 DOM
24. 2026-07-16
    days on market $64,900 Active 135 DOM
25. 2026-07-14
    days on market $64,900 Active 134 DOM
26. 2026-07-14
    days on market $64,900 Active 133 DOM
27. 2026-07-12
    days on market $64,900 Active 132 DOM
28. 2026-07-11
    days on market $64,900 Active 131 DOM
29. 2026-07-10
    days on market $64,900 Active 130 DOM
30. 2026-07-09
    days on market $64,900 Active 129 DOM
31. 2026-07-08
    days on market $64,900 Active 128 DOM
32. 2026-07-07
    days on market $64,900 Active 127 DOM
33. 2026-07-06
    days on market $64,900 Active 126 DOM
34. 2026-07-05
    days on market $64,900 Active 125 DOM
35. 2026-07-04
    days on market $64,900 Active 124 DOM
36. 2026-07-03
    days on market $64,900 Active 123 DOM
37. 2026-07-02
    days on market $64,900 Active 122 DOM
38. 2026-07-01
    days on market $64,900 Active 121 DOM
39. 2026-07-01
    listing id $64,900 Active 120 DOM
40. 2026-06-30
    days on marketlisting id $64,900 Active 120 DOM
41. 2026-06-23
    days on market $64,900 Active 119 DOM
42. 2026-06-21
    days on market $64,900 Active 118 DOM
43. 2026-06-18
    days on market $64,900 Active 115 DOM
44. 2026-06-17
    days on market $64,900 Active 114 DOM
45. 2026-06-16
    days on market $64,900 Active 113 DOM
46. 2026-06-15
    days on market $64,900 Active 112 DOM
47. 2026-06-14
    days on market $64,900 Active 110 DOM
48. 2026-06-13
    pricedays on market $64,900 Active 109 DOM
49. 2026-06-10
    days on market $74,900 Active 107 DOM
50. 2026-06-09
    days on market $74,900 Active 106 DOM

ⓘ 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: $3,159 · $263/mo
• Projected year-2 tax: $3,159 · $263/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: $16,171
• − Mortgage interest: −$3,635
• − Property taxes: −$3,159
• − Insurance: −$324
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$1,888
• Taxable income: $4,577
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,109/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $5,060–$15,180 screening

This single-family home is in good condition with recent updates and a good curb appeal. It is ready for a new owner and would benefit from a fresh coat of paint and new windows to further enhance its value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be missing shingles and has visible damage.
• Major Windows (windows) — The windows appear to be broken or missing.
• Major Electrical (electrical) — The electrical panel appears to be exposed and in poor condition.
• Major Plumbing (plumbing) — The plumbing in the basement appears to be old and in poor condition.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition and in need of repair.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and value of the home. ↑
• Resale Replace any damaged windows — New windows can improve energy efficiency and increase the home's market value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Willow School High Jw Sexton High School F MI #611/713 Nat'l #14,291/17,239

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

B Composite livability gradescore 79/100

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 · 300,362 people
• City population: 161,269
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 9,428
• Household income: $54,465
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 4% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 54% Black 24% Two or more races 13% Hispanic / Latino 13%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 7% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% German/W. Germanic 1%

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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: ▼ -129.90%
• Current HPI: 177.0906
• Rent YoY: —
• Metro: Lansing-East Lansing, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public waterNatural gas for water heaterPublic sewer (assumed from public water and typical connections)
• Home design: Ranch-style single-family homeBuilt in 1928
• Construction: Aluminum siding constructionAsphalt roof1928 construction year
• Exterior features: Yard on a 0.21-acre lotAsphalt roofAluminum siding

Interior

• Kitchen: Kitchen (20 x 15) — flooring noted
• Bedrooms: Primary bedroom (14 x 14) with carpetingBedroom 2 (12 x 12) with carpetingBedroom 3 (12 x 12) with carpeting
• Flooring: Carpeting in bedrooms and bathroomFlooring noted in living room and kitchen
• Bathrooms: One full bathroom (10 x 9) with carpeting
• Heating & cooling: Forced air heating
• Interior features: Six total roomsFull basement
• Laundry & utility: Natural gas water heater

Price history

-28.3% since first listed

26 events — show timeline

• 2026-08-25 Listed $64,900 SW Michigan MLS
• 2026-08-25 Listed $64,900 REALCOMP
• 2026-08-25 Listed $64,900 MiRealSource-MiMLS
• 2026-07-18 Listing Removed — Greater Lansing AoR
• 2026-07-18 Listing Removed — REALCOMP
• 2026-06-30 Relisted — Greater Lansing AoR
• 2026-06-30 Listing Removed — Greater Lansing AoR
• 2026-06-30 Listing Removed — Greater Lansing AoR
• 2026-06-30 Listing Removed — Greater Lansing AoR
• 2026-06-29 Price Changed — Greater Lansing AoR
• 2026-06-29 Relisted — REALCOMP
• 2026-06-29 Price Changed — Greater Lansing AoR
• 2026-06-29 Relisted — Greater Lansing AoR
• 2026-06-22 Listing Removed — Greater Lansing AoR
• 2026-06-22 Listing Removed — REALCOMP
• 2026-06-10 Price Changed $64,900 REALCOMP
• 2026-06-10 Price Changed — Greater Lansing AoR
• 2026-05-13 Price Changed $74,900 REALCOMP
• 2026-05-13 Price Changed — Greater Lansing AoR
• 2026-04-01 Price Changed $79,900 REALCOMP
• 2026-04-01 Price Changed — Greater Lansing AoR
• 2026-02-23 Listed $89,900 REALCOMP
• 2026-02-22 Listed — Greater Lansing AoR
• 2021-04-05 Listing Removed — Greater Lansing AoR
• 2020-05-25 Listing Removed — REALCOMP
• 2020-04-30 Listed $90,500 REALCOMP

Property tax history

+8.0%/yr

Latest (2025): $3,159 · +3.0% YoY. Source: county tax records.