521 W Ganson St · Jackson, MI 49201

$120,000

3 bd · 2.0 ba · 1,325 sqft · SingleFamily · 2 Days on market

Built 1910 8,712 sqft lot Est $140k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +12.3/30.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

City-certified and ready for its next owner! Whether you're looking to expand your investment portfolio or searching for a more affordable alternative to renting, this property offers opportunity and value. Featuring spacious living areas, convenient city location, and current city certification for added peace of mind. With rental rates continuing to rise, homeownership may cost less than you think. A great option for investors, first-time buyers, or anyone looking to build equity instead of paying rent.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1910

Tags

• CONVENIENT CITY LOCATION
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Natural gas available/connected; Electricity available; Cable connected
• Home design: Single family residence; Residential property; Other architectural style; Built in 1910
• Construction: Brick construction; Shingle roof; Full basement foundation
• Exterior features: Paved road access; 0.2 acre lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas available/connected; Electricity available
• Interior features: Eat-in kitchen; 9 total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-23 ($-274/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (9.4% below list).
• Recommended offer: $109k (9.4% below list) — sets the bar for 1% rule.

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); 375 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent is only 18% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,727 (9.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.91% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $140,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Oakhill Ave	0.08mi	3/1.0	1,238 (-7%)	1mo	$74,250	$60	81
330 N West Ave	0.38mi	4/1.5 (+1)	1,330 (+0%)	2mo	$125,500	$94	73
342 N Grinnell St	0.40mi	3/1.0	1,356 (+2%)	0mo	$169,900	$125	73
1002 W Ganson St	0.44mi	3/1.0	1,344 (+1%)	1mo	$118,000	$88	72
311 Hibbard Ave	0.47mi	3/1.5	1,350 (+2%)	1mo	$162,000	$120	72
319 W North St	0.37mi	3/1.0	1,252 (-6%)	3mo	$145,000	$116	67
841 Bennett St	0.30mi	4/1.0 (+1)	1,248 (-6%)	2mo	$75,000	$60	66
718 Center St	0.40mi	3/2.0	1,151 (-13%)	1mo	$135,000	$117	59
814 Wildwood Ave	0.43mi	3/1.5	1,481 (+12%)	1mo	$105,000	$71	58
808 Wildwood Ave	0.42mi	3/1.0	1,152 (-13%)	3mo	$135,000	$117	52
113 S Webster St	0.67mi	3/1.0	1,180 (-11%)	2mo	$125,000	$106	45
202 S West Ave	0.65mi	4/1.0 (+1)	1,446 (+9%)	1mo	$94,700	$65	45

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: -11.8%
• Equity multiple: 0.55×
• Total profit: $-15,106
• Equity at exit: $17,892

10-year hold

• IRR: 3.8%
• Equity multiple: 1.34×
• Total profit: $11,321
• Equity at exit: $10,375

Cash invested: $33,600 (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 49201

• Rents YoY: 10.3%
• Active inventory: 375
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$203 /mo · $2,430/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-23

Break-even live

Break-even rent $1,116

Max offer price $115,962

Occupancy floor 97%

Sensitivity live

Price	-10% $45	-5% $11	+0% $-23	+5% $-57	+10% $-91
Rent	-10% $-109	-5% $-66	+0% $-23	+5% $20	+10% $63
Rate	-1.0pp $38	-0.5pp $8	base $-23	+0.5pp $-54	+1.0pp $-86

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
653 Oakhill Ave Jackson, MI	2.0	1.0	900	$950	$1.06	45d	1	0.18mi
720 W Michigan Ave Jackson, MI	2.0	1.0	972	$900	$0.93	45d	1	0.49mi
159 W Pearl St Unit 202 Jackson, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.70mi
408 N Perrine St Jackson, MI	3.0	1.0	990	$1,350	$1.36	45d	1	1.01mi

Listing history 2 events

1. 2026-06-22
   remarks 510-char remark
2. 2026-06-22
   listed $120,000 Active 2 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: $2,430 · $203/mo
• Projected year-2 tax: $2,430 · $203/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: $13,047
• − Mortgage interest: −$6,722
• − Property taxes: −$2,430
• − Insurance: −$600
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,491
• Taxable loss: −$2,283
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $274/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

+0.0% since first listed

3 events — show timeline

• 2026-06-19 Listed $120,000 MiRealSource-MiMLS
• 2026-06-19 Listed $120,000 REALCOMP
• 2026-06-19 Listed $120,000 SW Michigan MLS

Property tax history

+4.9%/yr

Latest (2025): $2,430 · +2.3% YoY. Source: county tax records.