307 Douglas St · Jackson, MI 49203

$149,000

4 bd · 2.0 ba · 1,464 sqft · SingleFamily · 18 Days on market

Built 1920 8,712 sqft lot Est $148k · at est.

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.2/15.0
• 1% rule +6.5/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You must check out this stunning city house that features original wood trim, doors, and flooring. As you walk into the formal living room, you will enjoy the bright, clean space, a large Flex room, a formal dining room, a sunroom, and a large kitchen. There is a full bath on the main floor. Upstairs, you'll find four bedrooms and a bonus room for added living space. Full bath upstairs as well. Large walk-in storage closet in the hallway. Full basement with washer and dryer included. Comfortable open front porch. Two-car garage with workshop area and a lean-to for all your extra/toys. Seller is willing to leave all the furniture, including the piano. An extra furnace in the basement can be included. Located just south of downtown and near the Cascade and Sharp Parks. Easy bike ride to the Falling Water Trail.

Key facts

• Original wood trim
• Large flex room
• Formal dining room

Tags

• ORIGINAL WOOD TRIM
• LARGE FLEX ROOM
• FORMAL DINING ROOM
• SUNROOM
• LARGE KITCHEN
• BONUS ROOM

Property features AI

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Public water; Natural gas connected; Cable connected; High-speed internet available
• Home design: Traditional single-family residence; Living area listed as 1,464 sq ft
• Construction: Built in 1920; Aluminum siding; Asphalt/fiberglass shingle roof; Full Michigan basement
• Exterior features: Sidewalk; Paved road access; Lot approximately 0.2 acres

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bonus room
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; 11 total rooms; Screens, replacement and insulated windows with window treatments
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.6% 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 (+7.5%/yr); 172 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/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 $1k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $11k; list at $149k implies a 1255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 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?
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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $147,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Mound Ave	0.34mi	4/2.0	1,424 (-3%)	2mo	$132,500	$93	78
1003 Williams St	0.60mi	4/2.0	1,458 (-0%)	1mo	$65,000	$45	71
409 Garfield St	0.35mi	4/1.5	1,359 (-7%)	3mo	$170,000	$125	67
1235 Sheldon St	0.20mi	3/1.5 (-1)	1,296 (-12%)	3mo	$100,000	$77	62
1028 Woodbridge St	0.48mi	3/1.5 (-1)	1,388 (-5%)	1mo	$59,200	$43	61
1023 Maple Ave	0.58mi	3/1.0 (-1)	1,447 (-1%)	3mo	$10,600	$7	60
1013 Maple Ave	0.60mi	3/1.0 (-1)	1,435 (-2%)	1mo	$110,200	$77	59
732 W Morrell St	0.73mi	3/2.0 (-1)	1,423 (-3%)	3mo	$157,000	$110	54
1920 S West Ave	0.59mi	3/1.5 (-1)	1,557 (+6%)	3mo	$183,000	$118	53
740 Briarcliff Rd	0.54mi	3/1.0 (-1)	1,600 (+9%)	2mo	$191,000	$119	49
1505 Carl Breeding Way	0.73mi	4/2.0	1,607 (+10%)	2mo	$162,000	$101	48
911 4th St	0.63mi	3/1.5 (-1)	1,283 (-12%)	1mo	$170,000	$133	42

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 · 7.54% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.25×
• Total profit: $10,314
• Equity at exit: $22,216

10-year hold

• IRR: 19.0%
• Equity multiple: 2.91×
• Total profit: $79,719
• Equity at exit: $12,883

Cash invested: $41,720 (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 49203

• Home prices YoY: -31.7%
• Rents YoY: 7.5%
• Active inventory: 172
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $413

Break-even live

Break-even rent $1,197

Max offer price $149,000

Occupancy floor 71%

Sensitivity live

Price	-10% $497	-5% $455	+0% $413	+5% $370	+10% $328
Rent	-10% $277	-5% $345	+0% $413	+5% $480	+10% $548
Rate	-1.0pp $488	-0.5pp $450	base $413	+0.5pp $374	+1.0pp $335

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $149,000 Active 18 DOM
2. 2026-06-19
   days on market $149,000 Active 16 DOM
3. 2026-06-18
   days on market $149,000 Active 15 DOM
4. 2026-06-17
   days on market $149,000 Active 14 DOM
5. 2026-06-16
   days on market $149,000 Active 13 DOM
6. 2026-06-15
   days on market $149,000 Active 12 DOM
7. 2026-06-14
   days on market $149,000 Active 10 DOM
8. 2026-06-13
   days on market $149,000 Active 9 DOM
9. 2026-06-10
   days on market $149,000 Active 7 DOM
10. 2026-06-09
    days on market $149,000 Active 6 DOM
11. 2026-06-08
    days on market $149,000 Active 5 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $149,000 Active 4 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: $1,224 · $102/mo
• Projected year-2 tax: $1,759 · $147/mo
• Expected delta: +$535/yr (+$45/mo · 43.7%)

ⓘ 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: $20,627
• − Mortgage interest: −$8,346
• − Property taxes: −$1,224
• − Insurance: −$745
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,335
• Taxable income: $2,677
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $4,308/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): 36,474
• Household income: $56,201
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 1383.0

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 (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -98.09%
• Current HPI: 211.5474
• Rent YoY: ▲ 7.54%
• 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

+326.9% since first listed

15 events — show timeline

• 2026-06-02 Listed $149,000 SW Michigan MLS
• 2026-06-02 Listed $149,000 REALCOMP
• 2026-06-02 Listed $149,000 MiRealSource-MiMLS
• 2016-03-09 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2016-03-09 Sold (MLS) $11,000 REALCOMP
• 2016-02-18 Contingent — MiRealSource-MiMLS
• 2016-01-07 Listed $14,900 MiRealSource-MiMLS
• 2015-03-17 Listed $14,900 REALCOMP
• 2008-01-30 Sold (MLS) $30,000 REALCOMP
• 2008-01-30 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2008-01-30 Sold (MLS) $30,000 SW Michigan MLS
• 2007-12-18 Listing Removed — MiRealSource-MiMLS
• 2007-08-31 Listed $34,900 REALCOMP
• 2007-08-31 Listed $34,900 MiRealSource-MiMLS
• 2007-08-31 Listed $34,900 SW Michigan MLS

Property tax history

+0.7%/yr

Latest (2025): $1,224 · +2.0% YoY. Source: county tax records.