3588 Nash Dr · Napoleon, MI 49201

$19,000

3 bd · 1.0 ba · 1,464 sqft · SingleFamily · 94 Days on market

Built 1961 8,276 sqft lot $13/sqft · 95% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3588 Nash Drive - Investor ROI Potential This 3-bedroom, 1-bath home sits on a spacious corner lot with a fenced yard, offering strong fundamentals for appreciation. While the property is currently uninhabitable, upgraded electrical is already in place -- reducing one major cost item. Significant renovations are required, but this creates a clear value-add opportunity: investors can reposition the home for rental income or resale at a premium. The seller is motivated!

Key facts

• Fenced yard
• Upgraded electrical
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• UPGRADED ELECTRICAL
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (9.0% below list) — sets the bar for market timing.
• Cap rate 70.0% vs local median 1.6% in Napoleon — 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 59/100 on livability (#600 in MI) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Michigan Center School District (suburban): math 19% / reading 37% proficiency, ranked #387 of 540 in MI (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $131 of loan paydown is wiped out by about $570 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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.
• Current owner paid $10k; list at $19k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $17,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 7.59% ✓
• Cap rate: 70.00%
• Cash-on-cash: 227.51%
• DSCR: 11.12
• GRM: 1.1

CMA / ARV

• ARV (median comp): $378,259
• List price: $19,000
• Delta: -94.98%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.93×
• Total profit: $68,810
• Equity at exit: $2,833

10-year hold

• IRR: —
• Equity multiple: 34.35×
• Total profit: $177,436
• Equity at exit: $1,643

Cash invested: $5,320 (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 49201

• Rents YoY: 10.3%
• Active inventory: 362
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$100
• Tax est. 1.5%: −$24 /mo · $285/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $1,009

Break-even live

Break-even rent $166

Max offer price $19,000

Occupancy floor 25%

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: $4,750
• Closing costs: $570
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-09
   status $19,000 Pending 94 DOM
2. 2026-06-08
   days on market $19,000 Active 94 DOM
3. 2026-06-07
   days on market $19,000 Active 93 DOM
4. 2026-06-02
   days on market $19,000 Active 88 DOM
5. 2026-06-01
   days on market $19,000 Active 87 DOM
6. 2026-05-31
   days on market $19,000 Active 86 DOM
7. 2026-05-30
   days on market $19,000 Active 85 DOM
8. 2026-04-21
   status Active 472-char remark

   Show marketing remark (472 chars)

   3588 Nash Drive - Investor ROI Potential This 3-bedroom, 1-bath home sits on a spacious corner lot with a fenced yard, offering strong fundamentals for appreciation. While the property is currently uninhabitable, upgraded electrical is already in place -- reducing one major cost item. Significant renovations are required, but this creates a clear value-add opportunity: investors can reposition the home for rental income or resale at a premium. The seller is motivated!

9. 2026-04-20
   historical 472-char remark

   Show marketing remark (472 chars)

   3588 Nash Drive - Investor ROI Potential This 3-bedroom, 1-bath home sits on a spacious corner lot with a fenced yard, offering strong fundamentals for appreciation. While the property is currently uninhabitable, upgraded electrical is already in place -- reducing one major cost item. Significant renovations are required, but this creates a clear value-add opportunity: investors can reposition the home for rental income or resale at a premium. The seller is motivated!

10. 2026-03-06
    listed $19,000 Active 472-char remark

    Show marketing remark (472 chars)

    3588 Nash Drive - Investor ROI Potential This 3-bedroom, 1-bath home sits on a spacious corner lot with a fenced yard, offering strong fundamentals for appreciation. While the property is currently uninhabitable, upgraded electrical is already in place -- reducing one major cost item. Significant renovations are required, but this creates a clear value-add opportunity: investors can reposition the home for rental income or resale at a premium. The seller is motivated!

11. 2026-03-06
    listed $19,000 Active 472-char remark

    Show marketing remark (472 chars)

    3588 Nash Drive - Investor ROI Potential This 3-bedroom, 1-bath home sits on a spacious corner lot with a fenced yard, offering strong fundamentals for appreciation. While the property is currently uninhabitable, upgraded electrical is already in place -- reducing one major cost item. Significant renovations are required, but this creates a clear value-add opportunity: investors can reposition the home for rental income or resale at a premium. The seller is motivated!

12. 2026-03-06
    listed $19,000 Active

    Show marketing remark (472 chars)

    3588 Nash Drive - Investor ROI Potential This 3-bedroom, 1-bath home sits on a spacious corner lot with a fenced yard, offering strong fundamentals for appreciation. While the property is currently uninhabitable, upgraded electrical is already in place -- reducing one major cost item. Significant renovations are required, but this creates a clear value-add opportunity: investors can reposition the home for rental income or resale at a premium. The seller is motivated!

13. 2026-02-12
    historical
14. 2026-01-15
    status Active
15. 2026-01-15
    status Active
16. 2025-12-23
    status Pending
17. 2025-12-23
    status Pending
18. 2025-12-23
    historical
19. 2025-12-12
    price $19,000
20. 2025-12-11
    price $19,000
21. 2025-12-11
    price $19,000
22. 2025-09-16
    price $23,000
23. 2025-09-16
    price $23,000
24. 2025-09-16
    price $23,000
25. 2025-08-11
    listed $25,000 Active
26. 2025-08-11
    listed $25,000 Active
27. 2010-06-14
    soldstatus $10,000
28. 2010-06-14
    soldstatus $10,000
29. 2010-05-27
    historical
30. 2010-05-10
    listed $10,345
31. 2010-05-10
    listed $10,345

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,316
• − Mortgage interest: −$1,064
• − Property taxes: −$285
• − Insurance: −$95
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$553
• Taxable income: $12,548
• Est. tax owed @ 24.0%: −$3,012
• After-tax cash flow: $9,092/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: Michigan Center School District
• NCES district ID: 2623790
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 37% ▼ -6.00%
• Median HH income: $46,224
• Composite: 24.11/100
• National rank: #7753
• State rank: #387 of 540 in MI

Livability — Napoleon

• Score: 59/100
• State rank: #600
• US rank: #19694

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 85,581 people
• City population: 243
• Metro: Jackson, MI
• Population (ZIP): 49,107
• Household income: $74,484
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 840.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -198.89%
• Current HPI: 185.3773
• Rent YoY: ▲ 10.32%
• 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

+83.7% since first listed

24 events — show timeline

• 2026-04-21 Relisted — REALCOMP
• 2026-04-20 Listing Removed — REALCOMP
• 2026-03-06 Listed $19,000 MiRealSource-MiMLS
• 2026-03-06 Listed $19,000 SW Michigan MLS
• 2026-03-06 Listed $19,000 REALCOMP
• 2026-02-12 Listing Removed — MiRealSource-MiMLS
• 2026-01-15 Relisted — REALCOMP
• 2026-01-15 Relisted — MiRealSource-MiMLS
• 2025-12-23 Pending — MiRealSource-MiMLS
• 2025-12-23 Pending — REALCOMP
• 2025-12-23 Listing Removed — REALCOMP
• 2025-12-12 Price Changed $19,000 MiRealSource-MiMLS
• 2025-12-11 Price Changed $19,000 REALCOMP
• 2025-12-11 Price Changed $19,000 SW Michigan MLS
• 2025-09-16 Price Changed $23,000 MiRealSource-MiMLS
• 2025-09-16 Price Changed $23,000 REALCOMP
• 2025-09-16 Price Changed $23,000 SW Michigan MLS
• 2025-08-11 Listed $25,000 REALCOMP
• 2025-08-11 Listed $25,000 MiRealSource-MiMLS
• 2010-06-14 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2010-06-14 Sold (MLS) $10,000 REALCOMP
• 2010-05-27 Listing Removed — MiRealSource-MiMLS
• 2010-05-10 Listed $10,345 MiRealSource-MiMLS
• 2010-05-10 Listed $10,345 REALCOMP

Property tax history

+9.1%/yr

Latest (2025): $1,198 · +3.7% YoY. Source: county tax records.