1710 Indiana Ave · Lansing, MI 48906

$99,900

3 bd · 1.0 ba · 898 sqft · SingleFamily public records · 22 Days on market

Built 1922 3,311 sqft lot Est $100k · at est.

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.4/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Skip the renovation headaches and step into a completely revitalized masterpiece. The updated kitchen serves up crisp cabinetry, warm butcher block counters, a tile backsplash, and a shiplap accent wall destined to be the stylish backdrop of your morning routine. Fresh luxury vinyl plank and plush carpeting flow seamlessly underfoot, perfectly paired with updated trim, fixtures, and vinyl replacement windows. A brilliant bonus alcove in the living room provides the ultimate flex space for a home office. After admiring the refreshed bathroom's sleek new vanity, step outside to discover your ultimate secret enjoyment: a private, wooded backyard backing directly into Bancroft Park. Consider this your personal gateway to an idyllic expanse of mature trees, winding trails, and a playground, effectively expanding your yard without increasing your mowing time. With possession available at close, the heavy lifting is done. The only thing left to update is your mailing address.

Key facts

• Winding trails
• Bonus alcove
• Updated kitchen

Tags

• UPDATED KITCHEN
• PRIVATE WOODED BACKYARD
• BONUS ALCOVE
• MATURE TREES
• WINDING TRAILS
• PLAYGROUND

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single-family residence; Built in 1922
• Construction: Vinyl siding
• Exterior features: Wooded lot; Paved road access; Public water

Interior

• Kitchen: Microwave
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: One full bathroom (primary bathroom listed)
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+10.5%/yr); 138 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $691 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 + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.41% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $99,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Massachusetts Ave	0.38mi	3/1.0	913 (+2%)	8mo	$86,000	$94	73
1016 Lake Lansing Rd	0.40mi	3/1.0	960 (+7%)	3mo	$74,000	$77	67
1520 Congress St	0.52mi	2/1.0 (-1)	902 (+0%)	4mo	$100,000	$111	67
1530 Ballard St	0.49mi	2/1.0 (-1)	864 (-4%)	2mo	$40,000	$46	64
1624 N High St	0.40mi	2/1.0 (-1)	832 (-7%)	4mo	$78,700	$95	61
2012 New York Ave	0.37mi	2/1.5 (-1)	972 (+8%)	2mo	$150,100	$154	60
928 Porter St	0.67mi	2/1.0 (-1)	915 (+2%)	8mo	$95,000	$104	54
1430 New York Ave	0.39mi	3/1.0	1,013 (+13%)	10mo	$119,900	$118	53
1919 N East St	0.64mi	2/1.0 (-1)	972 (+8%)	1mo	$125,000	$129	50
1310 N Foster Ave	0.74mi	3/1.5	980 (+9%)	9mo	$206,500	$211	41
1226 N Hayford Ave	0.73mi	3/1.0	1,008 (+12%)	6mo	$215,000	$213	40
816 E Harris St	0.71mi	4/1.0 (+1)	1,028 (+14%)	2mo	$55,850	$54	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.41×
• Total profit: $11,364
• Equity at exit: $14,895

10-year hold

• IRR: 23.0%
• Equity multiple: 3.50×
• Total profit: $69,954
• Equity at exit: $8,638

Cash invested: $27,972 (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 48906

• Rents YoY: 10.5%
• Active inventory: 138
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$524
• Tax from tax record: −$235 /mo · $2,819/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $314

Break-even live

Break-even rent $1,013

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $371	-5% $342	+0% $314	+5% $286	+10% $258
Rent	-10% $203	-5% $258	+0% $314	+5% $370	+10% $426
Rate	-1.0pp $364	-0.5pp $340	base $314	+0.5pp $288	+1.0pp $262

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1561 Massachusetts Ave Lansing, MI	3.0	2.0	1100	$1,400	$1.27	44d	1	0.27mi
1715 Peppertree Ln Lansing, MI	2.0–3.0	1.5	1120	$1,595	$1.42	44d	2	0.40mi
1228 N Fairview Ave Lansing, MI	3.0	2.0	1100	$1,700	$1.55	44d	1	0.64mi
824 Cleveland St Lansing, MI	2.0	1.0	839	$1,150	$1.37	21d	1	0.70mi
1245 Weber Dr Unit 2 Lansing, MI	2.0	1.0	700	$1,250	$1.79	44d	1	0.80mi
730 Johnson Ave Lansing, MI	2.0	1.0	840	$1,225	$1.46	44d	1	0.80mi
936 N Fairview Ave Lansing, MI	1.0–2.0	1.0	825	$1,245	$1.51	44d	2	0.82mi
2520 Lake Lansing Rd Lansing, MI	2.0	2.0	1049	$1,668	$1.59	14d	13	0.94mi
832 N Larch St Apt 3 Lansing, MI	2.0	1.0	890	$1,095	$1.23	44d	1	0.95mi
620 May St Lansing, MI	1.0–2.0	1.0–2.0	1126	$1,578	$1.40	14d	12	0.99mi
2417 Kerry St Unit 11 Lansing, MI	2.0	1.0	900	$1,000	$1.11	44d	1	1.00mi
2620 Senate Dr Lansing, MI	1.0–2.0	1.0–2.0	950	$1,800	$1.89	44d	1	1.04mi
117 E North St Unit A Lansing, MI	2.0	1.0	812	$1,050	$1.29	14d	1	1.06mi
1115 Chester Rd Unit Two Bedroom Lansing, MI	2.0	1.5	1100	$1,200	$1.09	44d	1	1.09mi
905 E Shiawassee St Unit 837-02 Lansing, MI	2.0	1.0	800	$750	$0.94	44d	1	1.15mi
905 E Shiawassee St Unit 837-01 Lansing, MI	2.0	1.0	800	$850	$1.06	44d	1	1.15mi
2937 Kenwick Cir Unit 2928 2931 2936 Lansing, MI	2.0	1.0	922	$999	$1.08	21d	1	1.19mi
414 N Hayford Ave Lansing, MI	3.0	1.0	990	$1,425	$1.44	44d	1	1.23mi
1629 E Michigan Ave Unit 306 Lansing, MI	2.0	1.0	901	$1,550	$1.72	44d	1	1.35mi
1502 S Shore Dr East Lansing, MI	3.0	1.0–2.0	689	$1,900	$2.76	14d	14	1.37mi
1705 Coolidge Rd East Lansing, MI	2.0	1.0	960	$1,200	$1.25	44d	1	1.38mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	14d	9	1.46mi
2222 E Michigan Ave Unit 411 Lansing, MI	2.0	2.0	900	$1,700	$1.89	21d	1	1.48mi
2222 E Michigan Ave Unit 206 Lansing, MI	2.0	2.0	900	$1,700	$1.89	44d	1	1.48mi
208 S Bingham St Lansing, MI	4.0	1.0	1020	$1,500	$1.47	14d	1	1.48mi

Listing history 14 events

1. 2026-06-13
   status $99,900 Pending 22 DOM
2. 2026-06-10
   days on market $99,900 Active 22 DOM
3. 2026-06-09
   days on market $99,900 Active 21 DOM
4. 2026-06-08
   days on market $99,900 Active 20 DOM
5. 2026-06-07
   days on market $99,900 Active 19 DOM
6. 2026-06-05
   pricedays on market $99,900 Active 16 DOM
7. 2026-06-03
   days on market $109,900 Active 15 DOM
8. 2026-06-02
   days on market $109,900 Active 14 DOM
9. 2026-06-01
   days on market $109,900 Active 13 DOM
10. 2026-05-31
    days on market $109,900 Active 12 DOM
11. 2026-05-30
    days on market $109,900 Active 11 DOM
12. 2026-05-19
    listed $109,900 Active

    Show marketing remark (983 chars)

    Skip the renovation headaches and step into a completely revitalized masterpiece. The updated kitchen serves up crisp cabinetry, warm butcher block counters, a tile backsplash, and a shiplap accent wall destined to be the stylish backdrop of your morning routine. Fresh luxury vinyl plank and plush carpeting flow seamlessly underfoot, perfectly paired with updated trim, fixtures, and vinyl replacement windows. A brilliant bonus alcove in the living room provides the ultimate flex space for a home office. After admiring the refreshed bathroom's sleek new vanity, step outside to discover your ultimate secret enjoyment: a private, wooded backyard backing directly into Bancroft Park. Consider this your personal gateway to an idyllic expanse of mature trees, winding trails, and a playground, effectively expanding your yard without increasing your mowing time. With possession available at close, the heavy lifting is done. The only thing left to update is your mailing address.

13. 2026-05-19
    listed $109,900 Active 983-char remark

    Show marketing remark (983 chars)

    Skip the renovation headaches and step into a completely revitalized masterpiece. The updated kitchen serves up crisp cabinetry, warm butcher block counters, a tile backsplash, and a shiplap accent wall destined to be the stylish backdrop of your morning routine. Fresh luxury vinyl plank and plush carpeting flow seamlessly underfoot, perfectly paired with updated trim, fixtures, and vinyl replacement windows. A brilliant bonus alcove in the living room provides the ultimate flex space for a home office. After admiring the refreshed bathroom's sleek new vanity, step outside to discover your ultimate secret enjoyment: a private, wooded backyard backing directly into Bancroft Park. Consider this your personal gateway to an idyllic expanse of mature trees, winding trails, and a playground, effectively expanding your yard without increasing your mowing time. With possession available at close, the heavy lifting is done. The only thing left to update is your mailing address.

14. 2026-05-19
    listed $109,900 Active 983-char remark

    Show marketing remark (983 chars)

    Skip the renovation headaches and step into a completely revitalized masterpiece. The updated kitchen serves up crisp cabinetry, warm butcher block counters, a tile backsplash, and a shiplap accent wall destined to be the stylish backdrop of your morning routine. Fresh luxury vinyl plank and plush carpeting flow seamlessly underfoot, perfectly paired with updated trim, fixtures, and vinyl replacement windows. A brilliant bonus alcove in the living room provides the ultimate flex space for a home office. After admiring the refreshed bathroom's sleek new vanity, step outside to discover your ultimate secret enjoyment: a private, wooded backyard backing directly into Bancroft Park. Consider this your personal gateway to an idyllic expanse of mature trees, winding trails, and a playground, effectively expanding your yard without increasing your mowing time. With possession available at close, the heavy lifting is done. The only thing left to update is your mailing address.

ⓘ 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: $2,819 · $235/mo
• Projected year-2 tax: $2,819 · $235/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 · 15 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: $16,930
• − Mortgage interest: −$5,596
• − Property taxes: −$2,819
• − Insurance: −$500
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$2,906
• Taxable income: $2,401
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,193/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): 25,901
• Household income: $64,315
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 851.0

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 0.56)
• Race & ethnicity: White 64% Black 15% Two or more races 12% Hispanic / Latino 12% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -135.54%
• Current HPI: 228.7023
• Rent YoY: ▲ 10.50%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $109,900 MiRealSource-MiMLS
• 2026-05-19 Listed $109,900 REALCOMP
• 2026-05-19 Listed $109,900 SW Michigan MLS

Property tax history

+7.5%/yr

Latest (2025): $2,819 · -18.0% YoY. Source: county tax records.