2316 Forest Ave · Lansing, MI 48910

$109,800

3 bd · 1.0 ba · 825 sqft · SingleFamily public records · 67 Days on market

Built 1923 5,227 sqft lot $133/sqft · 12% above area Est $155k · 29% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth -- fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within ??? new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity ??? for the first-time buyer, the seasoned collector of fine homes, or the astute investor ??? this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

Key facts

• 5,227 sq ft lot
• Built 1923
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 6.0% in Lansing — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+4.7%/yr); 177 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $759 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

• It's been on market 67 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $110k implies a 527% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,212 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 7.4

CMA / ARV

• ARV (median comp): $154,503
• List price: $109,800
• Delta: -28.93%
• 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
2305 Forest Ave	0.04mi	2/1.0 (-1)	888 (+8%)	4mo	$142,200	$160	78
613 Tisdale Ave	0.43mi	2/1.0 (-1)	800 (-3%)	1mo	$107,250	$134	69
555 Tisdale Ave	0.35mi	2/1.0 (-1)	879 (+6%)	2mo	$166,500	$189	66
328 W Greenlawn Ave	0.26mi	2/1.0 (-1)	753 (-9%)	3mo	$125,000	$166	65
108 Dunlap St	0.37mi	2/1.0 (-1)	720 (-13%)	0mo	$79,000	$110	56
3209 Stabler St	0.53mi	3/1.0	720 (-13%)	2mo	$89,000	$124	52
713 E Greenlawn Ave	0.53mi	3/1.0	939 (+14%)	0mo	$77,500	$83	52
3115 Tenny St	0.48mi	2/1.0 (-1)	720 (-13%)	0mo	$130,000	$181	51
1824 S Rundle Ave	0.66mi	3/1.0	915 (+11%)	0mo	$176,000	$192	50
630 E Greenlawn Ave	0.50mi	2/1.0 (-1)	717 (-13%)	1mo	$160,000	$223	49
2104 S Rundle Ave	0.58mi	3/2.0	939 (+14%)	2mo	$135,500	$144	45
900 W Mount Hope Ave	0.69mi	2/1.0 (-1)	748 (-9%)	3mo	$100,000	$134	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 · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-8,954
• Equity at exit: $16,372

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $10,200
• Equity at exit: $9,493

Cash invested: $30,744 (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 48910

• Rents YoY: 4.7%
• Active inventory: 177
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$576
• Tax from tax record: −$247 /mo · $2,963/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $104

Break-even live

Break-even rent $1,099

Max offer price $109,800

Occupancy floor 87%

Sensitivity live

Price	-10% $166	-5% $135	+0% $104	+5% $73	+10% $41
Rent	-10% $6	-5% $55	+0% $104	+5% $152	+10% $201
Rate	-1.0pp $159	-0.5pp $132	base $104	+0.5pp $75	+1.0pp $46

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: $27,450
• Closing costs: $3,294
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 E Willard Ave Unit 19 Lansing, MI	2.0	1.0	775	$1,000	$1.29	44d	1	0.31mi
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	44d	1	0.43mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	21d	1	0.50mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	44d	1	0.60mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	44d	1	0.71mi
1016 E Greenlawn Ave Unit 3 Lansing, MI	2.0	1.0	750	$925	$1.23	14d	1	0.78mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	44d	1	0.83mi
3515 Bergman Ave Lansing, MI	2.0	1.0	640	$1,195	$1.87	21d	1	0.84mi
3518 Davidson Dr Lansing, MI	2.0	2.0	850	$1,115	$1.31	44d	3	0.85mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	14d	1	1.08mi
3716 Homewood Ave Lansing, MI	2.0	1.0	692	$1,300	$1.88	21d	1	1.12mi
313 E Saint Joseph St Lansing, MI	2.0	1.0	475	$1,150	$2.42	14d	7	1.29mi
335 E Saint Joseph St Unit 6 Lansing, MI	2.0	1.0	700	$949	$1.36	44d	1	1.30mi
1815 Potomac Cir Lansing, MI	2.0	1.0	1002	$1,200	$1.20	14d	1	1.30mi
1223 Bensch St Lansing, MI	3.0	1.0	850	$1,200	$1.41	21d	1	1.34mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	21d	1	1.38mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	14d	4	1.39mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	14d	1	1.44mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	44d	1	1.49mi

Listing history 24 events

1. 2026-06-03
   status $109,800 Pending 67 DOM
2. 2026-06-02
   days on market $109,800 Active Under Contract 67 DOM
3. 2026-06-01
   days on market $109,800 Active Under Contract 66 DOM
4. 2026-05-31
   days on market $109,800 Active Under Contract 65 DOM
5. 2026-05-30
   days on market $109,800 Active Under Contract 64 DOM
6. 2026-05-14
   historical Active Under Contract 1561-char remark

   Show marketing remark (1582 chars)

   A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

7. 2026-05-14
   historical Active Under Contract 1582-char remark

   Show marketing remark (1582 chars)

   A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

8. 2026-05-08
   price $109,800 1561-char remark

   Show marketing remark (1582 chars)

   A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

9. 2026-05-08
   price $109,800 1582-char remark

   Show marketing remark (1582 chars)

   A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

10. 2026-04-10
    status Active 1561-char remark

    Show marketing remark (1582 chars)

    A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

11. 2026-04-10
    status Active 1582-char remark

    Show marketing remark (1582 chars)

    A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

12. 2026-03-30
    historical Active Under Contract 1561-char remark

    Show marketing remark (1582 chars)

    A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

13. 2026-03-30
    historical Active Under Contract 1582-char remark

    Show marketing remark (1582 chars)

    A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

14. 2026-03-27
    listed $119,800 Active 1561-char remark

    Show marketing remark (1582 chars)

    A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

15. 2026-03-27
    listed $119,800 Active 1582-char remark

    Show marketing remark (1582 chars)

    A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

16. 2026-03-24
    historical $119,800 1582-char remark

    Show marketing remark (1582 chars)

    A Masterfully Restored Bungalow of Enduring Character A rare offering for the discerning buyer, this impeccably renovated three-bedroom residence presents the timeless appeal of classic bungalow architecture seamlessly married with the refinement of comprehensive modern upgrades. Upon entry, one is welcomed by an atmosphere of effortless warmth — fresh, luminous interiors dressed in new wide-plank flooring and a curated palette that honors the home's architectural heritage while embracing contemporary sensibility. The newly appointed kitchen, featuring custom cabinetry of clean, considered design, invites both quiet morning rituals and intimate gatherings alike. The fully reimagined bathroom offers a serene, spa-like aesthetic in keeping with the home's elevated standard of finish. The residence has been thoughtfully reengineered from within — new plumbing, updated electrical systems, a new furnace, and a new water heater collectively ensure a foundation of absolute confidence and ease for its next steward. Upper-level bedrooms, carpeted in soft, new textile, offer restful retreats of quiet comfort. Externally, fresh siding presents a composed and polished street presence, while a roof renewed just four years prior speaks to the property's conscientious stewardship. A turnkey acquisition of uncommon integrity — for the first-time buyer, the seasoned collector of fine homes, or the astute investor — this residence represents an exceptional opportunity that the market will not long afford. Private viewings available upon request.

17. 2018-11-21
    soldstatus $17,500
18. 2018-11-21
    soldstatus $17,500
19. 2018-10-19
    listed $19,900
20. 2018-10-19
    listed $19,900
21. 2013-07-12
    historical
22. 2013-05-13
    listed $11,000
23. 2012-10-16
    historical
24. 2012-09-11
    listed $14,900

ⓘ 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: $2,963 · $247/mo
• Projected year-2 tax: $2,963 · $247/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) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $14,766
• − Mortgage interest: −$6,151
• − Property taxes: −$2,963
• − Insurance: −$549
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,194
• Taxable loss: −$453
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $1,352/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): 32,800
• Household income: $54,712
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1305.0

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 0.62)
• Race & ethnicity: White 58% Black 16% Hispanic / Latino 12% Two or more races 12% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 9% Cuban 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Other Indo-European 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: ▼ -211.82%
• Current HPI: 196.8087
• Rent YoY: ▲ 4.71%
• 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

+636.9% since first listed

19 events — show timeline

• 2026-05-14 Contingent — REALCOMP
• 2026-05-14 Contingent — Greater Lansing AoR
• 2026-05-08 Price Changed $109,800 REALCOMP
• 2026-05-08 Price Changed $109,800 Greater Lansing AoR
• 2026-04-10 Relisted — REALCOMP
• 2026-04-10 Relisted — Greater Lansing AoR
• 2026-03-30 Contingent — REALCOMP
• 2026-03-30 Contingent — Greater Lansing AoR
• 2026-03-27 Listed $119,800 REALCOMP
• 2026-03-27 Listed $119,800 Greater Lansing AoR
• 2026-03-24 Coming Soon $119,800 Greater Lansing AoR
• 2018-11-21 Sold (MLS) $17,500 Greater Lansing AoR
• 2018-11-21 Sold (MLS) $17,500 REALCOMP
• 2018-10-19 Listed $19,900 Greater Lansing AoR
• 2018-10-19 Listed $19,900 REALCOMP
• 2013-07-12 Listing Removed — Greater Lansing AoR
• 2013-05-13 Listed $11,000 Greater Lansing AoR
• 2012-10-16 Listing Removed — Greater Lansing AoR
• 2012-09-11 Listed $14,900 Greater Lansing AoR

Property tax history

+5.6%/yr

Latest (2025): $2,963 · -29.1% YoY. Source: county tax records.