1114 Hamlin Pl · Jackson, MI 49201

$75,000

4 bd · 1.5 ba · 1,386 sqft · SingleFamily · 19 Days on market

Built 1910 5,096 sqft lot Est $139k · 46% under ↓ 39% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 2.5 story 4 bedroom home has lots of style and space. The covered front porch is nice for relaxing and opens to the open living room. The kitchen is spacious with lots of bright cabinetry and countertop space. There is a bonus bar counter area as well. The formal dining is gleaming with nice hardwood oak flooring. There is 1 bedroom on the main level and 3 spacious bedrooms on the second floor. There is a nice loft with skylights and nice privacy on the 3rd floor. The Property is owned by the US Dept of HUD. Case # 263-698476. IE. Subject to appraisal. Seller makes no representations or warranties as to property condition. HUD homes are sold ''AS-IS''. EHO. Seller may contribute up to 3% for buyer's closing costs, upon request. Home built prior to 1978 andSELLER HAS NO RECORDS OR REPORTS PERTAINING TO LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS.

Key facts

• Covered front porch
• Loft with skylights
• Bonus bar counter

Tags

• COVERED FRONT PORCH
• BONUS BAR COUNTER
• HARDWOOD OAK FLOORING
• LOFT WITH SKYLIGHTS
• PRIVACY ON THE 3RD FLOOR

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.4% in Jackson — 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 74/100 on livability (#197 in MI, #4,970 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, employment F.
• Jackson Public Schools (urban): math 15% / reading 28% proficiency, ranked #458 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+10.3%/yr); 362 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) 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.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 1.84% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.35%
• DSCR: 1.95
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Leroy St	0.32mi	4/1.0	1,450 (+5%)	2mo	$185,000	$128	74
613 Gilbert St	0.40mi	3/1.0 (-1)	1,392 (+0%)	3mo	$112,000	$80	71
510 Harris St	0.34mi	3/1.0 (-1)	1,455 (+5%)	1mo	$25,000	$17	68
409 Gilbert St	0.32mi	3/1.0 (-1)	1,476 (+6%)	4mo	$60,000	$41	64
839 N East Ave	0.53mi	4/2.0	1,304 (-6%)	1mo	$206,000	$158	63
208 Bates St	0.61mi	4/2.0	1,454 (+5%)	4mo	$145,500	$100	58
1704 Plymouth St	0.62mi	3/1.0 (-1)	1,344 (-3%)	5mo	$106,000	$79	55
503 Gilbert St	0.34mi	3/1.5 (-1)	1,200 (-13%)	3mo	$135,000	$113	54
530 N Pleasant St	0.73mi	3/1.0 (-1)	1,361 (-2%)	3mo	$140,000	$103	54
143 Bates St	0.62mi	4/2.0	1,259 (-9%)	2mo	$44,500	$35	52
1104 N Waterloo Ave	0.75mi	4/2.0	1,490 (+8%)	1mo	$189,900	$127	50
1915 E Ganson St	0.66mi	4/1.0	1,566 (+13%)	3mo	$97,000	$62	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.91×
• Total profit: $19,084
• Equity at exit: $11,183

10-year hold

• IRR: 32.6%
• Equity multiple: 4.86×
• Total profit: $81,046
• 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 49201

• Rents YoY: 10.3%
• Active inventory: 362
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$292 /mo · $3,508/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $374

Break-even live

Break-even rent $907

Max offer price $75,000

Occupancy floor 68%

Sensitivity live

Price	-10% $624	-5% $395	+0% $374	+5% $352	+10% $331
Rent	-10% $265	-5% $319	+0% $374	+5% $428	+10% $483
Rate	-1.0pp $411	-0.5pp $393	base $374	+0.5pp $354	+1.0pp $334

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	44d	1	0.34mi
2921 Woods Circle Dr Jackson, MI	1.0–3.0	1.0–2.0	872	$1,335	$1.53	44d	11	1.23mi

Listing history 5 events

1. 2026-03-09
   status Pending 868-char remark

   Show marketing remark (868 chars)

   Nice 2.5 story 4 bedroom home has lots of style and space. The covered front porch is nice for relaxing and opens to the open living room. The kitchen is spacious with lots of bright cabinetry and countertop space. There is a bonus bar counter area as well. The formal dining is gleaming with nice hardwood oak flooring. There is 1 bedroom on the main level and 3 spacious bedrooms on the second floor. There is a nice loft with skylights and nice privacy on the 3rd floor. The Property is owned by the US Dept of HUD. Case # 263-698476. IE. Subject to appraisal. Seller makes no representations or warranties as to property condition. HUD homes are sold ''AS-IS''. EHO. Seller may contribute up to 3% for buyer's closing costs, upon request. Home built prior to 1978 andSELLER HAS NO RECORDS OR REPORTS PERTAINING TO LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS.

2. 2026-03-09
   status Pending

   Show marketing remark (868 chars)

   Nice 2.5 story 4 bedroom home has lots of style and space. The covered front porch is nice for relaxing and opens to the open living room. The kitchen is spacious with lots of bright cabinetry and countertop space. There is a bonus bar counter area as well. The formal dining is gleaming with nice hardwood oak flooring. There is 1 bedroom on the main level and 3 spacious bedrooms on the second floor. There is a nice loft with skylights and nice privacy on the 3rd floor. The Property is owned by the US Dept of HUD. Case # 263-698476. IE. Subject to appraisal. Seller makes no representations or warranties as to property condition. HUD homes are sold ''AS-IS''. EHO. Seller may contribute up to 3% for buyer's closing costs, upon request. Home built prior to 1978 andSELLER HAS NO RECORDS OR REPORTS PERTAINING TO LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS.

3. 2026-02-18
   listed $75,000 Active 868-char remark

   Show marketing remark (868 chars)

   Nice 2.5 story 4 bedroom home has lots of style and space. The covered front porch is nice for relaxing and opens to the open living room. The kitchen is spacious with lots of bright cabinetry and countertop space. There is a bonus bar counter area as well. The formal dining is gleaming with nice hardwood oak flooring. There is 1 bedroom on the main level and 3 spacious bedrooms on the second floor. There is a nice loft with skylights and nice privacy on the 3rd floor. The Property is owned by the US Dept of HUD. Case # 263-698476. IE. Subject to appraisal. Seller makes no representations or warranties as to property condition. HUD homes are sold ''AS-IS''. EHO. Seller may contribute up to 3% for buyer's closing costs, upon request. Home built prior to 1978 andSELLER HAS NO RECORDS OR REPORTS PERTAINING TO LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS.

4. 2026-02-18
   listed $75,000 Active

   Show marketing remark (868 chars)

   Nice 2.5 story 4 bedroom home has lots of style and space. The covered front porch is nice for relaxing and opens to the open living room. The kitchen is spacious with lots of bright cabinetry and countertop space. There is a bonus bar counter area as well. The formal dining is gleaming with nice hardwood oak flooring. There is 1 bedroom on the main level and 3 spacious bedrooms on the second floor. There is a nice loft with skylights and nice privacy on the 3rd floor. The Property is owned by the US Dept of HUD. Case # 263-698476. IE. Subject to appraisal. Seller makes no representations or warranties as to property condition. HUD homes are sold ''AS-IS''. EHO. Seller may contribute up to 3% for buyer's closing costs, upon request. Home built prior to 1978 andSELLER HAS NO RECORDS OR REPORTS PERTAINING TO LEAD-BASED PAINT AND/OR LEAD-BASED PAINT HAZARDS.

5. 2023-02-16
   soldstatus $122,000

ⓘ 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: $3,508 · $292/mo
• Projected year-2 tax: $3,508 · $292/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,565
• − Mortgage interest: −$4,201
• − Property taxes: −$3,508
• − Insurance: −$375
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,182
• Taxable income: $3,649
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $3,608/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: Jackson Public Schools
• NCES district ID: 2619620
• Math proficiency: 15% ▼ -6.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $38,344
• Composite: 17.99/100
• National rank: #8986
• State rank: #458 of 540 in MI

Livability — Jackson

• Score: 74/100
• State rank: #197
• US rank: #4970

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MI
• County: Jackson County · 85,581 people
• City population: 85,581
• 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

-38.5% since first listed

5 events — show timeline

• 2026-03-09 Pending — REALCOMP
• 2026-03-09 Pending — Greater Lansing AoR
• 2026-02-18 Listed $75,000 Greater Lansing AoR
• 2026-02-18 Listed $75,000 REALCOMP
• 2023-02-16 Sold (Public Records) $122,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,508 · +2.0% YoY. Source: county tax records.