11186 Jerryson Dr · Delta, MI 48837

$170,000

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 13 Days on market

Built 1967 0.34 ac lot

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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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.8/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

Key facts

• Newer appliances
• Two-tier deck
• Updated kitchen

Tags

• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• MAPLE CABINETRY
• NEWER APPLIANCES
• REMODELED FULL BATH
• TWO-TIER DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (1.7% below list).
• Recommended offer: $167k (1.7% 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.
• Grand Ledge Public Schools (suburban): math 36% / reading 54% proficiency, ranked #131 of 540 in MI (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Delta Center Elementary School (math 39% / reading 47%, grade F, #540 of 1,397 statewide, top 39%, 501 students, 36% FRL); Kenneth T Beagle Middle School (math 39% / reading 65%, grade C+, #95 of 493 statewide, top 20%, 748 students, 30% FRL); Grand Ledge High School (math 34% / reading 63%, grade D, #180 of 713 statewide, top 25%, 1,650 students, 26% FRL).
• Market conditions: 97 active listings in the ZIP; solid renter incomes; 98 units permitted in Eaton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Eaton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,103 (1.7% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $377,784
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11305 Nixon Rd	0.22mi	3/1.0	1,461 (+2%)	1mo	$260,000	$178	86
11186 Jerryson Dr	0.00mi	3/1.0	1,225 (-14%)	1mo	$171,275	$140	75
6694 Castleton Dr	0.60mi	3/2.0	1,499 (+5%)	6mo	$439,900	$293	56
6701 Abbey Ln	0.36mi	3/2.0	1,499 (+5%)	22mo	$395,881	$264	53
6686 Castleton Dr	0.60mi	3/2.0	1,499 (+5%)	11mo	$422,000	$282	51

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-21,561
• Equity at exit: $25,348

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-10,907
• Equity at exit: $14,698

Cash invested: $47,600 (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 48837

• Active inventory: 97
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $93

Break-even live

Break-even rent $1,553

Max offer price $170,000

Occupancy floor 89%

Sensitivity live

Price	-10% $189	-5% $141	+0% $93	+5% $45	+10% $-3
Rent	-10% $-39	-5% $27	+0% $93	+5% $159	+10% $225
Rate	-1.0pp $179	-0.5pp $136	base $93	+0.5pp $49	+1.0pp $4

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-10
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

2. 2026-04-10
   status Pending

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

3. 2026-04-07
   status Active 543-char remark

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

4. 2026-04-07
   status Active

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

5. 2026-03-24
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

6. 2026-03-24
   status Pending

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

7. 2026-03-14
   listed $170,000 Active 543-char remark

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

8. 2026-03-14
   listed $170,000 Active

   Show marketing remark (543 chars)

   Ranch in desirable Delta Township! This charming 3-bedroom home features beautifully refinished hardwood floors, an updated kitchen with maple cabinetry and newer appliances, and a remodeled full bath. The bright living room offers abundant natural light, while the dining area opens to a spacious two-tier deck overlooking a large private backyard--perfect for entertaining or relaxing outdoors. Numerous updates throughout make this home a fantastic opportunity for buyers seeking comfort, value, and convenience near Grand Ledge and Lansing

9. 2022-08-29
   soldstatus $199,500
10. 2022-08-19
    soldstatus $199,500 618-char remark

    Show marketing remark (618 chars)

    Cute ranch in a great location in Delta Township sub. Owner has touched almost this entire home since purchasing it. Front door opens to the living area with refinished hardwood and replacement widows. Dining area around the corner with sliding door to the back deck. New Maple kitchen with newer appliances as well. Down the hall are three bedrooms and the full bath, remodeled as well. Garage off the kitchen for easy access. In the lower level is a family room, storage and a workshop area with the old cabinets. Two tier deck overlooking the large back yard. B-dry system installed. Lots of updates. Move in ready.

11. 2022-08-19
    soldstatus $199,500 Closed

    Show marketing remark (618 chars)

    Cute ranch in a great location in Delta Township sub. Owner has touched almost this entire home since purchasing it. Front door opens to the living area with refinished hardwood and replacement widows. Dining area around the corner with sliding door to the back deck. New Maple kitchen with newer appliances as well. Down the hall are three bedrooms and the full bath, remodeled as well. Garage off the kitchen for easy access. In the lower level is a family room, storage and a workshop area with the old cabinets. Two tier deck overlooking the large back yard. B-dry system installed. Lots of updates. Move in ready.

12. 2022-07-25
    status Pending
13. 2022-06-22
    listed $195,000 618-char remark

    Show marketing remark (618 chars)

    Cute ranch in a great location in Delta Township sub. Owner has touched almost this entire home since purchasing it. Front door opens to the living area with refinished hardwood and replacement widows. Dining area around the corner with sliding door to the back deck. New Maple kitchen with newer appliances as well. Down the hall are three bedrooms and the full bath, remodeled as well. Garage off the kitchen for easy access. In the lower level is a family room, storage and a workshop area with the old cabinets. Two tier deck overlooking the large back yard. B-dry system installed. Lots of updates. Move in ready.

14. 2022-06-22
    listed $195,000 Active

    Show marketing remark (618 chars)

    Cute ranch in a great location in Delta Township sub. Owner has touched almost this entire home since purchasing it. Front door opens to the living area with refinished hardwood and replacement widows. Dining area around the corner with sliding door to the back deck. New Maple kitchen with newer appliances as well. Down the hall are three bedrooms and the full bath, remodeled as well. Garage off the kitchen for easy access. In the lower level is a family room, storage and a workshop area with the old cabinets. Two tier deck overlooking the large back yard. B-dry system installed. Lots of updates. Move in ready.

15. 2014-05-01
    soldstatus $106,000
16. 2014-04-28
    soldstatus $106,000
17. 2013-11-19
    listed $109,900

ⓘ 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: $3,176 · $265/mo
• Projected year-2 tax: $3,176 · $265/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,052
• − Mortgage interest: −$9,523
• − Property taxes: −$3,176
• − Insurance: −$850
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$4,945
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,513/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: Grand Ledge Public Schools
• NCES district ID: 2616410
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $62,300
• Composite: 39.74/100
• National rank: #3893
• State rank: #131 of 540 in MI

Livability — Delta

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

Census & demographics

• County: Eaton County · 52,430 people
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 19,947
• Household income: $96,517
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 305.0

Population outlook (Eaton County) Hauer SSP2

• Today (2025): 110,811 people
• By 2030: 110,598 · -0.2%
• By 2040: 108,304 · -2.3%
• By 2050: 104,961 · -5.3%
• By 2075: 97,197 · -12.3%
• By 2100: 85,150 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 4%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Eaton

• 2024 margin: Toss-up / Even · D 47.6% · R 50.8% · Other 1.6%
• 2008→2024 swing: -11.6pp toward R · 2008: 8.4pp · 2024: -3.1pp
• All cycles: 2024: R+3.1 2020: R+0.8 2016: R+5.5 2012: D+3.1 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.22%
• Current HPI: 208.1861
• 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

+54.7% since first listed

17 events — show timeline

• 2026-04-10 Pending — REALCOMP
• 2026-04-10 Pending — Greater Lansing AoR
• 2026-04-07 Relisted — REALCOMP
• 2026-04-07 Relisted — Greater Lansing AoR
• 2026-03-24 Pending — REALCOMP
• 2026-03-24 Pending — Greater Lansing AoR
• 2026-03-14 Listed $170,000 Greater Lansing AoR
• 2026-03-14 Listed $170,000 REALCOMP
• 2022-08-29 Sold (Public Records) $199,500 Public Records
• 2022-08-19 Sold (MLS) $199,500 Greater Lansing AoR
• 2022-08-19 Sold (MLS) $199,500 REALCOMP
• 2022-07-25 Pending — Greater Lansing AoR
• 2022-06-22 Listed $195,000 Greater Lansing AoR
• 2022-06-22 Listed $195,000 REALCOMP
• 2014-05-01 Sold (Public Records) $106,000 Public Records
• 2014-04-28 Sold (MLS) $106,000 Greater Lansing AoR
• 2013-11-19 Listed $109,900 Greater Lansing AoR

Property tax history

+8.4%/yr

Latest (2025): $3,176 · -31.0% YoY. Source: county tax records.