1525 W Saginaw St · Lansing, MI 48915

$75,000

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 138 Days on market

Built 1920 4,356 sqft lot $60/sqft · 54% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

Key facts

• 4,356 sq ft lot
• Built 1920
• Listed 138 days

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$162,370) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: 67 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 350 units permitted in Ingham County in 2024 (186 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y ago; this cycle's ask has dropped $70k (48%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
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. 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.
8. 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.
9. 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: 2.08% ✓
• Cap rate: 17.72%
• Cash-on-cash: 40.83%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $162,370
• List price: $75,000
• Delta: -53.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1629 N Genesee Dr	0.09mi	3/2.0 (-1)	1,176 (-6%)	1mo	$213,800	$182	76
920 Clyde St	0.38mi	3/1.5 (-1)	1,204 (-4%)	2mo	$170,000	$141	68
1217 W Shiawassee St	0.34mi	3/1.5 (-1)	1,316 (+5%)	3mo	$147,000	$112	66
916 Cleo St	0.27mi	3/1.5 (-1)	1,124 (-10%)	0mo	$172,000	$153	64
502 N Butler Blvd	0.50mi	3/1.0 (-1)	1,176 (-6%)	1mo	$144,000	$122	61
1613 Drexel Rd	0.09mi	3/2.5 (-1)	1,428 (+14%)	1mo	$215,000	$151	60
1100 Comfort St	0.37mi	3/1.0 (-1)	1,108 (-11%)	2mo	$132,000	$119	57
1422 Comfort St	0.66mi	4/1.5	1,342 (+8%)	0mo	$160,000	$119	54
919 Princeton Ave	0.46mi	3/1.5 (-1)	1,119 (-10%)	2mo	$60,000	$54	53
1043 Ontario St	0.70mi	3/1.0 (-1)	1,152 (-8%)	2mo	$54,900	$48	48
905 N Sycamore St	0.64mi	3/1.5 (-1)	1,368 (+10%)	0mo	$130,000	$95	47
425 N Sycamore St	0.64mi	3/2.0 (-1)	1,109 (-11%)	2mo	$113,000	$102	41

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: 37.3%
• Equity multiple: 2.59×
• Total profit: $33,375
• Equity at exit: $11,183

10-year hold

• IRR: 43.9%
• Equity multiple: 5.18×
• Total profit: $87,752
• Equity at exit: $6,485

Cash invested: $21,000 (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: 67
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $714

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $766	-5% $740	+0% $714	+5% $689	+10% $663
Rent	-10% $591	-5% $653	+0% $714	+5% $776	+10% $838
Rate	-1.0pp $752	-0.5pp $734	base $714	+0.5pp $695	+1.0pp $675

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Princeton Ave Lansing, MI	3.0	1.5	1119	$1,475	$1.32	22d	1	0.46mi
712 N Sycamore St Lansing, MI	3.0	1.0	1100	$1,650	$1.50	22d	1	0.64mi
1012 Ontario St Lansing, MI	4.0	2.0	1320	$1,600	$1.21	22d	1	0.75mi
400 N Catherine St Lansing, MI	3.0	1.0	760	$1,395	$1.84	15d	1	0.84mi
1330 W Hillsdale St Lansing, MI	3.0	1.0	1008	$1,550	$1.54	45d	1	0.93mi
433 Seymour Ave Unit 3 Lansing, MI	3.0	1.0	1250	$1,395	$1.12	45d	1	0.95mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	45d	1	1.37mi

Listing history 50 events

1. 2026-06-18
   days on market $75,000 Active 138 DOM
2. 2026-06-17
   days on market $75,000 Active 137 DOM
3. 2026-06-16
   days on market $75,000 Active 136 DOM
4. 2026-06-15
   days on market $75,000 Active 135 DOM
5. 2026-06-14
   days on market $75,000 Active 133 DOM
6. 2026-06-13
   days on market $75,000 Active 132 DOM
7. 2026-06-10
   days on market $75,000 Active 130 DOM
8. 2026-06-09
   days on market $75,000 Active 129 DOM
9. 2026-06-08
   days on market $75,000 Active 128 DOM
10. 2026-06-07
    days on market $75,000 Active 127 DOM
11. 2026-06-05
    days on market $75,000 Active 124 DOM
12. 2026-06-03
    days on market $75,000 Active 123 DOM
13. 2026-06-02
    pricedays on market $75,000 Active 122 DOM
14. 2026-06-01
    days on market $85,000 Active 121 DOM
15. 2026-05-31
    days on market $85,000 Active 120 DOM
16. 2026-05-30
    days on market $85,000 Active 119 DOM
17. 2026-05-05
    price $85,000 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

18. 2026-05-05
    price $85,000 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

19. 2026-05-05
    price $85,000

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

20. 2026-04-14
    price $105,000 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

21. 2026-04-14
    price $105,000 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

22. 2026-04-14
    price $105,000

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

23. 2026-03-16
    price $125,000 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

24. 2026-03-16
    price $125,000 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

25. 2026-03-15
    price $125,000
26. 2026-01-31
    listed $145,000 Active 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

27. 2026-01-31
    listed $145,000 Active

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

28. 2026-01-31
    listed $145,000 Active 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

29. 2026-01-30
    historical $145,000 446-char remark

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

30. 2026-01-30
    historical $145,000

    Show marketing remark (446 chars)

    Investor special -- tenant-occupied single-family home with current rent of $850/month. Solid income in place. Classic home featuring a covered front porch and functional layout with spacious living and dining areas and three bedrooms. Property to be sold AS-IS. Tenant in place -- please do not disturb. Great opportunity for investors seeking a cash-flowing rental in a convenient West Lansing location near shopping, transit, and major routes.

31. 2024-04-08
    historical
32. 2024-04-08
    historical
33. 2023-12-18
    listed $160,000 Active
34. 2023-12-18
    listed $160,000 Active
35. 2022-12-29
    soldstatus $480,000
36. 2016-03-25
    soldstatus $12,500
37. 2016-03-25
    soldstatus $12,500
38. 2016-03-25
    soldstatus $12,500
39. 2016-03-25
    soldstatus $12,500
40. 2015-10-19
    listed $15,000
41. 2015-10-19
    listed $15,000
42. 2015-10-19
    listed $15,000
43. 2015-10-19
    listed $15,000
44. 2015-07-28
    historical
45. 2015-07-23
    historical
46. 2015-07-23
    historical
47. 2015-07-23
    historical
48. 2015-06-11
    listed $20,500
49. 2015-06-11
    listed $20,500
50. 2015-06-10
    listed $20,500

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $18,726
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,182
• Taxable income: $7,847
• Est. tax owed @ 24.0%: −$1,883
• After-tax cash flow: $6,690/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

+66.7% since first listed

36 events — show timeline

• 2026-05-05 Price Changed $85,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $85,000 REALCOMP
• 2026-05-05 Price Changed $85,000 SW Michigan MLS
• 2026-04-14 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $105,000 REALCOMP
• 2026-04-14 Price Changed $105,000 SW Michigan MLS
• 2026-03-16 Price Changed $125,000 MiRealSource-MiMLS
• 2026-03-16 Price Changed $125,000 REALCOMP
• 2026-03-15 Price Changed $125,000 SW Michigan MLS
• 2026-01-31 Listed $145,000 REALCOMP
• 2026-01-31 Listed $145,000 SW Michigan MLS
• 2026-01-31 Listed $145,000 MiRealSource-MiMLS
• 2026-01-30 Coming Soon $145,000 MiRealSource-MiMLS
• 2026-01-30 Coming Soon $145,000 SW Michigan MLS
• 2024-04-08 Listing Removed — MiRealSource-MiMLS
• 2024-04-08 Listing Removed — REALCOMP
• 2023-12-18 Listed $160,000 MiRealSource-MiMLS
• 2023-12-18 Listed $160,000 REALCOMP
• 2022-12-29 Sold (Public Records) $480,000 Public Records
• 2016-03-25 Sold (MLS) $12,500 MiRealSource-MiMLS
• 2016-03-25 Sold (MLS) $12,500 Greater Lansing AoR
• 2016-03-25 Sold (MLS) $12,500 REALCOMP
• 2016-03-25 Sold (MLS) $12,500 REALCOMP
• 2015-10-19 Listed $15,000 MiRealSource-MiMLS
• 2015-10-19 Listed $15,000 Greater Lansing AoR
• 2015-10-19 Listed $15,000 REALCOMP
• 2015-10-19 Listed $15,000 REALCOMP
• 2015-07-28 Listing Removed — MiRealSource-MiMLS
• 2015-07-23 Listing Removed — Greater Lansing AoR
• 2015-07-23 Listing Removed — REALCOMP
• 2015-07-23 Listing Removed — REALCOMP
• 2015-06-11 Listed $20,500 Greater Lansing AoR
• 2015-06-11 Listed $20,500 REALCOMP
• 2015-06-10 Listed $20,500 MiRealSource-MiMLS
• 2015-06-10 Listed $20,500 REALCOMP
• 2004-10-26 Sold (Public Records) $51,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $4,932 · +3.1% YoY. Source: county tax records.