1808 W Oakland Ave · Lansing, MI 48915

$104,900

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 9 Days on market

Built 1950 4,356 sqft lot Est $77k · 36% over

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1808 W. Oakland! Nestled in Lansing's desirable Old Oakland neighborhood, this charming 2-bedroom, 1-bath home blends character, comfort, and convenience. Hardwood floors flow throughout the main level, creating a warm and inviting atmosphere, while the beautifully tiled shower adds a stylish touch. The attached carport provides covered parking, and the finished basement offers valuable extra living spacea"perfect for entertaining, a home office, workout room, or rec area. Outside, you'll love the surprisingly large backyard, offering plenty of room for pets, gardening, summer bonfires, or simply relaxing outdoors. Major updates include a 2015 roof with a transferable lifetime warranty for added peace of mind. Enjoy a fantastic central location just minutes from downtown, shopping, dining, and only two blocks from the neighborhood Irish pub. Affordable, adorable, and move-in ready???this is one you won't want to miss!

Key facts

• 2015 roof
• Attached carport
• Large backyard

Tags

• HARDWOOD FLOORS
• TILED SHOWER
• ATTACHED CARPORT
• FINISHED BASEMENT
• LARGE BACKYARD
• 2015 ROOF

Property features AI

Exterior

• Parking: Attached carport (covered, no enclosed garage)
• Security: Security system; Smoke detector(s)
• Utilities: Public sewer
• Home design: Ranch-style single-story home; Built in 1950; Faces city street
• Construction: Aluminum siding; Aluminum roof; One level
• Exterior features: Covered patio/porch; Fenced yard; Curbs and sidewalks; Paved road frontage

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 2 bedrooms (Primary bedroom 12.5 x 9.3; Bedroom 2 9.8 x 9.5)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Full, partially finished basement; Security system; Smoke detector(s)
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $29 ($342/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 $96k (8.2% below list).
• Recommended offer: $96k (8.2% below list) — sets the bar for 1% rule.

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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $725 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $58k; list at $105k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,281 (8.2% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $77,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Comfort St	0.11mi	2/1.0	660 (0%)	13mo	$100,000	$152	84
819 Cawood St	0.04mi	2/1.0	726 (+10%)	4mo	$55,000	$76	79
1348 N Jenison Ave	0.50mi	2/1.0	672 (+2%)	3mo	$68,900	$103	71
2014 Hyland St	0.23mi	2/1.0	744 (+13%)	0mo	$152,500	$205	68
906 Stanley St	0.18mi	2/1.0	728 (+10%)	9mo	$161,000	$221	67
925 Cleo St	0.11mi	2/1.0	750 (+14%)	10mo	$71,000	$95	64
1218 Linwood St	0.50mi	2/1.0	672 (+2%)	16mo	$78,000	$116	61
751 Westmoreland Ave	0.21mi	2/1.0	757 (+15%)	6mo	$45,000	$59	60
515 N Grace St	0.72mi	2/1.0	640 (-3%)	6mo	$85,000	$133	57
1141 Cleo St	0.30mi	2/1.0	750 (+14%)	13mo	$124,000	$165	53
827 N Martin Luther King Jr Blvd	0.43mi	3/1.0 (+1)	720 (+9%)	13mo	$80,000	$111	49
517 N Rosemary St	0.66mi	2/1.0	600 (-9%)	14mo	$70,000	$117	43

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-15,163
• Equity at exit: $15,641

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-10,787
• Equity at exit: $9,070

Cash invested: $29,372 (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: 9.1×

Monthly cashflow live

• Estimated rent: $963 high
• Mortgage (P&I): −$550
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $29

Break-even live

Break-even rent $927

Max offer price $104,900

Occupancy floor 92%

Sensitivity live

Price	-10% $88	-5% $58	+0% $29	+5% $-1	+10% $-31
Rent	-10% $-48	-5% $-10	+0% $29	+5% $67	+10% $105
Rate	-1.0pp $81	-0.5pp $55	base $29	+0.5pp $1	+1.0pp $-26

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1443 Roselawn Ave Lansing, MI	2.0	1.0	656	$750	$1.14	44d	1	0.65mi
927 W Shiawassee St Unit 10 Lansing, MI	1.0	1.0	700	$845	$1.21	44d	1	0.66mi
1010 N Pine St Unit B Lansing, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.85mi
504 W Lapeer St Apt A Lansing, MI	2.0	1.0	600	$895	$1.49	44d	1	0.90mi
1216 N Chestnut St Lansing, MI	1.0	1.0	562	$900	$1.60	14d	1	0.98mi
826 N Walnut St Lansing, MI	1.0	1.0	700	$700	$1.00	44d	2	0.99mi
316 W Saginaw St Unit 318 Lansing, MI	1.0	1.0	750	$950	$1.27	44d	1	1.01mi
917 Seymour Ave Unit 3 Lansing, MI	1.0	1.0	475	$800	$1.68	44d	1	1.04mi
307 N Walnut St Unit 307 Lansing, MI	1.0	1.0	550	$1,100	$2.00	44d	1	1.06mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	21d	1	1.08mi
427 Seymour Ave Unit 315 Lansing, MI	2.0	1.0	550	$1,300	$2.36	44d	1	1.08mi
427 Seymour Ave Unit 102 Lansing, MI	1.0	1.0	540	$850	$1.57	21d	1	1.08mi
427 Seymour Ave Unit 205 Lansing, MI	1.0	1.0	570	$1,100	$1.93	44d	1	1.08mi
220 W Lapeer St Unit 3 Lansing, MI	1.0	1.0	450	$850	$1.89	44d	1	1.10mi
801 N Capitol Ave Unit 1 Lansing, MI	1.0	1.0	550	$950	$1.73	44d	1	1.12mi
801 N Capitol Ave Unit 4 Lansing, MI	1.0	1.0	600	$1,000	$1.67	44d	1	1.12mi
3322 W Michigan Ave Unit 3 Lansing, MI	1.0	1.0	600	$850	$1.42	44d	1	1.15mi
1016 N Capitol Ave Unit 3 Lansing, MI	1.0	1.0	500	$800	$1.60	44d	1	1.16mi
1016 N Capitol Ave Unit 1 Lansing, MI	1.0	1.0	700	$850	$1.21	44d	1	1.16mi
1025 N Washington Ave Unit 9 Lansing, MI	1.0	1.0	670	$1,000	$1.49	44d	1	1.20mi
420 S Walnut St Lansing, MI	1.0	1.0	525	$875	$1.67	44d	1	1.33mi
515 S Chestnut St Lansing, MI	1.0	1.0	646	$942	$1.46	14d	8	1.37mi

Listing history 9 events

1. 2026-06-15
   status $104,900 Pending 9 DOM
2. 2026-06-15
   days on market $104,900 Active 9 DOM
3. 2026-06-14
   days on market $104,900 Active 7 DOM
4. 2026-06-13
   days on market $104,900 Active 6 DOM
5. 2026-06-10
   days on market $104,900 Active 4 DOM
6. 2026-06-09
   days on market $104,900 Active 3 DOM
7. 2026-06-08
   days on market $104,900 Active 2 DOM
8. 2026-06-07
   remarks 682-char remark
9. 2026-06-07
   listed $104,900 Active 1 DOM

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $1,659 · $138/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) · 72% 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: $11,554
• − Mortgage interest: −$5,876
• − Property taxes: −$1,659
• − Insurance: −$524
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$3,052
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $680/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

+80.9% since first listed

7 events — show timeline

• 2026-06-05 Listed $104,900 REALCOMP
• 2026-06-05 Listed $104,900 Greater Lansing AoR
• 2018-06-05 Listing Removed — REALCOMP
• 2018-06-05 Listing Removed — Greater Lansing AoR
• 2017-11-14 Listed $59,900 REALCOMP
• 2017-11-14 Listed $59,900 Greater Lansing AoR
• 2002-10-30 Sold (Public Records) $58,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,659 · +2.9% YoY. Source: county tax records.