3903 Moonlight Ln · Delhi, MI 48842

$265,000

3 bd · 1.5 ba · 1,517 sqft · SingleFamily public records · 149 Days on market

Built 1983 0.34 ac lot $175/sqft · 46% above area Est $273k · at est.

---

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 +11.1/30.0
• ARV discount +8.8/15.0
• Rent growth +4.5/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3903 Moonlight Lane, a beautiful ranch home located in a quiet, mature neighborhood within the sought-after Holt Public Schools District. Situated across from a dead-end street with minimal traffic, this home offers peaceful front-porch views of an open field where deer and other wildlife are often seen. Inside, the home features three bedrooms and three full bathrooms, including a primary suite with a spacious closet and private en-suite. The main living area is filled with natural light from a large picture window and features a cozy gas fireplace. The family room flows into the dining area, which opens to the deck through sliding glass doorsperfect for everyday living and entertaining. The kitchen connects to the dining room and includes a convenient breakfast counter for casual meals or hosting. The finished basement adds valuable living space with a comfortable family room featuring custom built-ins, an additional room ideal for a home office or potential fourth bedroom, and a third full bathroommaking it perfect for guests, hobbies, or a private retreat. Outside, enjoy a large fenced-in yard with a spacious deck ideal for relaxing or entertaining. Recent updates within the last five years include all new flooring throughout (luxury plank vinyl, new carpet and padding, and tile), along with major mechanical upgrades such as a new furnace, hot water heater, gutters, and sump pumpall completed within the last three years. Reach out to Ryan to arrange a showing 517.881.1324

Key facts

• 0.34 acre lot
• Built 1983
• Listed 149 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.6% below list).
• Recommended offer: $218k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Holt Public Schools (suburban): math 28% / reading 46% proficiency, ranked #236 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holt Senior High School (math 47% / reading 77%, grade B-, #58 of 713 statewide, top 9%, 1,626 students, 45% FRL).
• Zoned-school proficiency averages 62% at this address vs 37% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Holt Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.0%/yr); 79 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $218,331 (17.6% 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 149 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $272,933
• List price: $265,000
• Delta: -2.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4113 Dell Rd	0.52mi	3/2.0	1,658 (+9%)	0mo	$320,000	$193	58
2703 Dellridge Dr	0.20mi	3/1.5	1,740 (+15%)	11mo	$232,500	$134	57
4084 N Pine Dell Dr	0.66mi	3/2.5	1,460 (-4%)	9mo	$262,500	$180	52
3976 Willoughby Rd	0.23mi	3/2.0	1,360 (-10%)	23mo	$249,900	$184	51
2280 Pine Tree Rd	0.67mi	4/1.5 (+1)	1,536 (+1%)	17mo	$250,000	$163	47
3993 Dell Rd	0.33mi	3/3.0	1,708 (+13%)	14mo	$300,000	$176	46
4103 N Pine Dell Dr	0.62mi	3/2.0	1,647 (+9%)	20mo	$244,000	$148	38
2251 Tiffany Ln	0.63mi	3/2.5	1,648 (+9%)	20mo	$275,000	$167	35
3903 Keller Rd	0.72mi	3/2.5	1,436 (-5%)	23mo	$275,000	$192	34

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: -13.7%
• Equity multiple: 0.49×
• Total profit: $-38,203
• Equity at exit: $39,512

10-year hold

• IRR: 1.7%
• Equity multiple: 1.14×
• Total profit: $10,586
• Equity at exit: $22,912

Cash invested: $74,200 (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 48842

• Rents YoY: 8.0%
• Active inventory: 79
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$332 /mo · $3,984/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-107

Break-even live

Break-even rent $2,319

Max offer price $246,047

Occupancy floor 100%

Sensitivity live

Price	-10% $43	-5% $-32	+0% $-107	+5% $-182	+10% $-257
Rent	-10% $-280	-5% $-194	+0% $-107	+5% $-21	+10% $65
Rate	-1.0pp $26	-0.5pp $-40	base $-107	+0.5pp $-176	+1.0pp $-246

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3879 Lone Pne Holt, MI	1.0–2.0	1.0–2.0	1148	$2,322	$2.02	23d	1	1.03mi
6158 N Aurelius Rd Lansing, MI	4.0	3.0	1641	$2,495	$1.52	23d	1	1.44mi
2030 N Cedar St Holt, MI	1.0–2.0	1.0–2.0	930	$1,679	$1.81	15d	6	1.44mi
4075 Holt Rd Holt, MI	1.0–3.0	1.0–2.0	1000	$1,239	$1.24	15d	1	1.48mi

Listing history 19 events

1. 2026-06-22
   days on market $265,000 Active 149 DOM
2. 2026-06-18
   days on market $265,000 Active 146 DOM
3. 2026-06-17
   days on market $265,000 Active 145 DOM
4. 2026-06-16
   days on market $265,000 Active 144 DOM
5. 2026-06-15
   days on market $265,000 Active 143 DOM
6. 2026-06-14
   days on market $265,000 Active 141 DOM
7. 2026-06-10
   days on market $265,000 Active 138 DOM
8. 2026-06-09
   days on market $265,000 Active 137 DOM
9. 2026-06-08
   days on market $265,000 Active 136 DOM
10. 2026-06-07
    days on market $265,000 Active 135 DOM
11. 2026-06-05
    days on market $265,000 Active 132 DOM
12. 2026-06-03
    days on market $265,000 Active 131 DOM
13. 2026-06-02
    days on market $265,000 Active 130 DOM
14. 2026-06-01
    days on market $265,000 Active 129 DOM
15. 2026-05-31
    days on market $265,000 Active 128 DOM
16. 2026-05-30
    days on market $265,000 Active 127 DOM
17. 2026-03-18
    soldstatus $265,000
18. 2026-03-12
    listed $265,000
19. 2026-01-23
    listed $265,000 Active 1511-char remark

    Show marketing remark (1511 chars)

    Welcome to 3903 Moonlight Lane, a beautiful ranch home located in a quiet, mature neighborhood within the sought-after Holt Public Schools District. Situated across from a dead-end street with minimal traffic, this home offers peaceful front-porch views of an open field where deer and other wildlife are often seen. Inside, the home features three bedrooms and three full bathrooms, including a primary suite with a spacious closet and private en-suite. The main living area is filled with natural light from a large picture window and features a cozy gas fireplace. The family room flows into the dining area, which opens to the deck through sliding glass doorsperfect for everyday living and entertaining. The kitchen connects to the dining room and includes a convenient breakfast counter for casual meals or hosting. The finished basement adds valuable living space with a comfortable family room featuring custom built-ins, an additional room ideal for a home office or potential fourth bedroom, and a third full bathroommaking it perfect for guests, hobbies, or a private retreat. Outside, enjoy a large fenced-in yard with a spacious deck ideal for relaxing or entertaining. Recent updates within the last five years include all new flooring throughout (luxury plank vinyl, new carpet and padding, and tile), along with major mechanical upgrades such as a new furnace, hot water heater, gutters, and sump pumpall completed within the last three years. Reach out to Ryan to arrange a showing 517.881.1324

ⓘ 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: $3,984 · $332/mo
• Projected year-2 tax: $4,032 · $336/mo
• Expected delta: +$49/yr (+$4/mo · 1.2%)

ⓘ 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: $26,200
• − Mortgage interest: −$14,844
• − Property taxes: −$3,984
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$7,709
• Taxable loss: −$5,854
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $118/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: Holt Public Schools
• NCES district ID: 2618480
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $57,705
• Composite: 32.68/100
• National rank: #5653
• State rank: #236 of 540 in MI

Livability — Delhi

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Holt, MI
• County: Ingham County · 237,052 people
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 21,945
• Household income: $88,340
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 545.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Hispanic / Latino 7% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Vietnam, Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Vietnamese 1% Spanish 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: ▼ -184.41%
• Current HPI: 208.5101
• Rent YoY: ▲ 8.03%
• 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

• 2026-03-18 Sold (Public Records) $265,000 Public Records
• 2026-03-12 Listed $265,000 Greater Lansing AoR
• 2026-01-23 Listed $265,000 ForSaleByOwner.com

Property tax history

+3.1%/yr

Latest (2025): $3,984 · +4.1% YoY. Source: county tax records.