1527 Robertson Ave · Lansing, MI 48915

$64,900

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 115 Days on market

Built 1928 9,147 sqft lot $64/sqft · 31% below area Est $94k · 31% under ↓ 17% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1527 Robertson Ave! Ranch style home with 3 bedrooms, enclosed front porch, rear porch, detached garage, basement and more! Conveniently located. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1801252

Key facts

• Basement
• Rear porch
• Conveniently located

Tags

• ENCLOSED FRONT PORCH
• REAR PORCH
• DETACHED GARAGE
• BASEMENT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $435 ($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: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 68 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 115 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $25k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.08% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.74%
• DSCR: 2.28
• GRM: 4.0

CMA / ARV

• ARV (median comp): $94,107
• List price: $64,900
• Delta: -31.04%
• 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
1418 Keeney Ct	0.22mi	3/1.0	990 (-2%)	1mo	$140,000	$141	85
1522 Robertson Ave	0.03mi	3/1.0	866 (-14%)	1mo	$45,000	$52	74
1130 Theodore St	0.33mi	2/1.0 (-1)	1,048 (+4%)	2mo	$112,000	$107	72
1441 Knollwood Ave	0.31mi	3/1.0	910 (-10%)	2mo	$46,000	$51	67
1043 Ontario St	0.20mi	3/1.0	1,152 (+14%)	2mo	$54,900	$48	66
1100 Comfort St	0.50mi	3/1.0	1,108 (+10%)	2mo	$132,000	$119	59
1624 W Willow St	0.37mi	2/1.0 (-1)	900 (-11%)	1mo	$87,000	$97	59
919 Princeton Ave	0.58mi	3/1.5	1,119 (+11%)	2mo	$60,000	$54	52
916 Cleo St	0.66mi	3/1.5	1,124 (+11%)	0mo	$172,000	$153	49
2832 Mildred St	0.71mi	2/1.5 (-1)	944 (-7%)	0mo	$153,000	$162	48
610 Bluff St	0.72mi	2/1.0 (-1)	936 (-8%)	1mo	$139,900	$149	48
925 N Pine St	0.72mi	2/1.5 (-1)	936 (-8%)	2mo	$154,000	$165	45

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $17,338
• Equity at exit: $9,677

10-year hold

• IRR: 31.2%
• Equity multiple: 3.82×
• Total profit: $51,332
• 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 →

ZIP-level market 48915

• Active inventory: 68
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$340
• Tax from tax record: −$263 /mo · $3,159/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $435

Break-even live

Break-even rent $798

Max offer price $64,900

Occupancy floor 63%

Sensitivity live

Price	-10% $662	-5% $640	+0% $435	+5% $417	+10% $399
Rent	-10% $329	-5% $382	+0% $435	+5% $489	+10% $542
Rate	-1.0pp $468	-0.5pp $452	base $435	+0.5pp $418	+1.0pp $401

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
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	21d	1	0.19mi
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	21d	1	0.55mi
1010 N Pine St Unit B Lansing, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.67mi
731 N Sycamore St Unit 1 Lansing, MI	2.0	1.0	950	$945	$0.99	44d	1	0.78mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	21d	1	0.82mi
117 E North St Unit A Lansing, MI	2.0	1.0	812	$1,050	$1.29	14d	1	0.88mi
410 W Lapeer St Unit 1 Lansing, MI	2.0	1.0	800	$1,050	$1.31	21d	1	1.01mi
524 N Walnut St Lansing, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	1.07mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	44d	1	1.16mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	44d	1	1.39mi
1109 W Washtenaw St Unit 5 Lansing, MI	2.0	1.0	755	$795	$1.05	44d	1	1.44mi
400 N Catherine St Lansing, MI	3.0	1.0	760	$1,395	$1.84	14d	1	1.45mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	14d	12	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $64,900 Active 115 DOM
2. 2026-06-17
   days on market $64,900 Active 114 DOM
3. 2026-06-16
   days on market $64,900 Active 113 DOM
4. 2026-06-15
   days on market $64,900 Active 112 DOM
5. 2026-06-14
   days on market $64,900 Active 110 DOM
6. 2026-06-13
   pricedays on market $64,900 Active 109 DOM
7. 2026-06-10
   days on market $74,900 Active 107 DOM
8. 2026-06-09
   days on market $74,900 Active 106 DOM
9. 2026-06-08
   days on market $74,900 Active 105 DOM
10. 2026-06-07
    days on market $74,900 Active 104 DOM
11. 2026-06-05
    days on market $74,900 Active 101 DOM
12. 2026-06-03
    days on market $74,900 Active 100 DOM
13. 2026-06-02
    days on market $74,900 Active 99 DOM
14. 2026-06-01
    days on market $74,900 Active 98 DOM
15. 2026-05-31
    days on market $74,900 Active 97 DOM
16. 2026-05-30
    days on market $74,900 Active 96 DOM
17. 2026-05-13
    price $74,900 762-char remark

    Show marketing remark (759 chars)

    Welcome to 1527 Robertson Ave! Ranch style home with 3 bedrooms, enclosed front porch, rear porch, detached garage, basement and more! Conveniently located. All offers must be submitted by the Buyer's agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES.NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent.res.net/Offers.aspx?-1801252

18. 2026-05-13
    price $74,900 759-char remark

    Show marketing remark (759 chars)

    Welcome to 1527 Robertson Ave! Ranch style home with 3 bedrooms, enclosed front porch, rear porch, detached garage, basement and more! Conveniently located. All offers must be submitted by the Buyer's agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES.NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent.res.net/Offers.aspx?-1801252

19. 2026-04-01
    price $79,900 762-char remark

    Show marketing remark (759 chars)

    Welcome to 1527 Robertson Ave! Ranch style home with 3 bedrooms, enclosed front porch, rear porch, detached garage, basement and more! Conveniently located. All offers must be submitted by the Buyer's agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES.NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent.res.net/Offers.aspx?-1801252

20. 2026-04-01
    price $79,900 759-char remark

    Show marketing remark (759 chars)

    Welcome to 1527 Robertson Ave! Ranch style home with 3 bedrooms, enclosed front porch, rear porch, detached garage, basement and more! Conveniently located. All offers must be submitted by the Buyer's agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES.NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent.res.net/Offers.aspx?-1801252

21. 2026-02-23
    listed $89,900 Active 762-char remark

    Show marketing remark (762 chars)

    Welcome to 1527 Robertson Ave! Ranch style home with 3 bedrooms, enclosed front porch, rear porch, detached garage, basement and more! Conveniently located. All offers must be submitted by the Buyer's agent via the RES. NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES. NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent. res.net/Offers. aspx?-1801252

22. 2026-02-22
    listed $89,900 Active 759-char remark

    Show marketing remark (759 chars)

    Welcome to 1527 Robertson Ave! Ranch style home with 3 bedrooms, enclosed front porch, rear porch, detached garage, basement and more! Conveniently located. All offers must be submitted by the Buyer's agent via the RES.NET Agent Portal. If your offer is accepted, you agree to be responsible for an offer submission technology fee of $225.00. The fee will be collected and disbursed by the settlement agent and disbursed at the closing and settlement of the transaction. To submit your buyer's offer, simply click the link below. If you already have a RES.NET Agent account, you will be prompted to log in. If not, you will be prompted to create an account. To begin, click or paste this link into your web browser: https://agent.res.net/Offers.aspx?-1801252

23. 2021-04-05
    historical
24. 2020-05-25
    historical
25. 2020-04-30
    listed $90,500
26. 2020-04-30
    listed $90,500 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,191
• − Mortgage interest: −$3,635
• − Property taxes: −$3,159
• − Insurance: −$324
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$1,888
• Taxable income: $4,593
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,121/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): 9,428
• Household income: $54,465
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 307.0

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 0.64)
• 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%

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

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

-17.2% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $74,900 REALCOMP
• 2026-05-13 Price Changed $74,900 Greater Lansing AoR
• 2026-04-01 Price Changed $79,900 REALCOMP
• 2026-04-01 Price Changed $79,900 Greater Lansing AoR
• 2026-02-23 Listed $89,900 REALCOMP
• 2026-02-22 Listed $89,900 Greater Lansing AoR
• 2021-04-05 Listing Removed — Greater Lansing AoR
• 2020-05-25 Listing Removed — REALCOMP
• 2020-04-30 Listed $90,500 REALCOMP
• 2020-04-30 Listed $90,500 Greater Lansing AoR

Property tax history

+8.0%/yr

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