540 Avon St · Lansing, MI 48910

$99,000

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 22 Days on market

Built 1921 4,660 sqft lot Est $197k · 50% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Welcome to 540 Avon in Lansing, this 3 bedroom home offers a great opportunity for both investors and future owner-occupants. Currently tenant-occupied at $1,400 per month plus utilities, the lease runs through August, providing immediate rental income with future flexibility. Recent updates include fresh paint, new carpet, LVP flooring, roof repair, garage repair with updated garage door, and bathroom improvements, making this property a solid addition to a portfolio or a great option for a future primary residence.

Key facts

• Recent updates
• Garage repair
• Fresh paint

Tags

• RECENT UPDATES
• FRESH PAINT
• NEW CARPET
• LVP FLOORING
• ROOF REPAIR
• GARAGE REPAIR

Property features AI

Finance

• Financial info: Currently used as an investment

Exterior

• Parking: Detached garage (2 garage spaces) with paved shared driveway
• Utilities: Public sewer
• Home design: Traditional style; Two levels; Entry on level 1; Built in 1921
• Construction: Vinyl siding
• Exterior features: Covered porch; City lot; Neighborhood view; Road frontage on a city street; Paved road

Interior

• Kitchen: Disposal; Water heater
• Bedrooms: 3 bedrooms (primary bedroom on entry level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: High speed internet; Laminate counters; Full basement
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$196,528) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Rents rising fast (+4.7%/yr); 177 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 31% of the median local income ($55k/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 $684 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y 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 $85k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — 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 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?
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: 1.45% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $196,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Shubel Ave	0.51mi	2/1.0 (-1)	1,401 (+1%)	2mo	$175,000	$125	67
1601 Coleman Ave	0.45mi	4/2.0 (+1)	1,340 (-3%)	0mo	$212,000	$158	64
1406 E Mount Hope Ave	0.68mi	3/1.5	1,432 (+4%)	2mo	$185,000	$129	59
129 E Elm St	0.58mi	4/2.0 (+1)	1,433 (+4%)	0mo	$159,900	$112	58
1022 S Grand Ave	0.59mi	3/1.0	1,478 (+7%)	4mo	$42,500	$29	58
1221 Pershing Dr	0.55mi	3/2.0	1,500 (+8%)	1mo	$246,000	$164	56
310 W Barnes Ave	0.56mi	3/2.0	1,270 (-8%)	3mo	$180,000	$142	54
2309 S Pennsylvania Ave	0.60mi	4/2.0 (+1)	1,308 (-6%)	0mo	$88,900	$68	53
2201 S Pennsylvania Ave	0.55mi	4/2.0 (+1)	1,286 (-7%)	1mo	$195,000	$152	53
1819 Alpha St	0.46mi	3/2.0	1,208 (-13%)	2mo	$175,000	$145	52
2211 Harding Ave	0.73mi	3/2.0	1,518 (+10%)	2mo	$232,000	$153	44
2418 Forest Ave	0.70mi	3/2.0	1,556 (+12%)	3mo	$145,000	$93	40

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,464
• Equity at exit: $14,761

10-year hold

• IRR: 17.0%
• Equity multiple: 2.53×
• Total profit: $42,332
• Equity at exit: $8,560

Cash invested: $27,720 (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 48910

• Rents YoY: 4.7%
• Active inventory: 177
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$519
• Tax from tax record: −$260 /mo · $3,119/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $312

Break-even live

Break-even rent $1,038

Max offer price $99,000

Occupancy floor 73%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	13d	1	0.72mi
2528 Forest Ave Lansing, MI	4.0	1.0	1175	$1,699	$1.45	43d	1	0.77mi
1027 Climax St Lansing, MI	3.0	1.5	1298	$1,550	$1.19	13d	1	0.79mi
1100 Malcolm X St Unit B Lansing, MI	2.0	1.0	979	$1,050	$1.07	13d	1	0.84mi
605 S Grand Ave Unit 2 Lansing, MI	4.0	1.0	1200	$1,100	$0.92	43d	1	0.87mi
805 Bement St Unit Hosmer 507 Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.94mi
507 S Hosmer St Lansing, MI	2.0	1.0	1120	$1,075	$0.96	43d	1	0.96mi
910 Dakin St Lansing, MI	3.0	1.0	908	$1,295	$1.43	43d	1	0.99mi
1913 Stirling Ave Unit 1 Lansing, MI	2.0	2.0	1100	$1,200	$1.09	43d	1	1.05mi
401 S Washington Sq Unit 205 Lansing, MI	2.0	1.0	968	$1,355	$1.40	43d	1	1.07mi
401 S Washington Sq Unit 201 Lansing, MI	3.0	1.0	1254	$1,560	$1.24	43d	1	1.07mi
430 Dunlap St Lansing, MI	2.0	1.0	940	$1,450	$1.54	21d	1	1.10mi
208 S Bingham St Lansing, MI	4.0	1.0	1020	$1,500	$1.47	13d	1	1.24mi
409 Lathrop St Lansing, MI	2.0	1.0	1342	$1,500	$1.12	21d	1	1.32mi
113 Pere Marquette Dr Lansing, MI	1.0–2.0	1.0–2.0	1065	$2,250	$2.11	13d	9	1.32mi
1317 Lenore Ave Lansing, MI	2.0	1.5	1442	$850	$0.59	43d	1	1.34mi

Listing history 42 events

1. 2026-06-18
   days on market $99,000 Active 22 DOM
2. 2026-06-17
   days on market $99,000 Active 21 DOM
3. 2026-06-16
   days on market $99,000 Active 20 DOM
4. 2026-06-15
   days on market $99,000 Active 19 DOM
5. 2026-06-14
   days on market $99,000 Active 17 DOM
6. 2026-06-13
   days on market $99,000 Active 16 DOM
7. 2026-06-10
   days on market $99,000 Active 14 DOM
8. 2026-06-09
   days on market $99,000 Active 13 DOM
9. 2026-06-08
   days on market $99,000 Active 12 DOM
10. 2026-06-07
    days on market $99,000 Active 11 DOM
11. 2026-06-05
    days on market $99,000 Active 8 DOM
12. 2026-06-03
    days on market $99,000 Active 7 DOM
13. 2026-06-02
    days on market $99,000 Active 6 DOM
14. 2026-06-01
    days on market $99,000 Active 5 DOM
15. 2026-05-31
    days on market $99,000 Active 4 DOM
16. 2026-05-30
    days on market $99,000 Active 3 DOM
17. 2026-05-27
    listed $99,000 Active 522-char remark

    Show marketing remark (522 chars)

    Welcome to 540 Avon in Lansing, this 3 bedroom home offers a great opportunity for both investors and future owner-occupants. Currently tenant-occupied at $1,400 per month plus utilities, the lease runs through August, providing immediate rental income with future flexibility. Recent updates include fresh paint, new carpet, LVP flooring, roof repair, garage repair with updated garage door, and bathroom improvements, making this property a solid addition to a portfolio or a great option for a future primary residence.

18. 2026-05-27
    listed $99,000 Active

    Show marketing remark (522 chars)

    Welcome to 540 Avon in Lansing, this 3 bedroom home offers a great opportunity for both investors and future owner-occupants. Currently tenant-occupied at $1,400 per month plus utilities, the lease runs through August, providing immediate rental income with future flexibility. Recent updates include fresh paint, new carpet, LVP flooring, roof repair, garage repair with updated garage door, and bathroom improvements, making this property a solid addition to a portfolio or a great option for a future primary residence.

19. 2025-07-28
    historical $1,400
20. 2025-07-01
    price $1,400
21. 2025-06-28
    listed $1,350
22. 2024-01-13
    historical $1,350
23. 2024-01-09
    listed $1,350
24. 2023-11-20
    soldstatus $85,000
25. 2023-11-13
    soldstatus $85,000 468-char remark

    Show marketing remark (468 chars)

    Attention all Investors!! 3 bed 1 bath licensed rental. Tenant pays $1200 per month and all utilities. Please allow 24 hours notice prior to any showings. Pre-approval or proof of funds is required. Home is being professionally managed through Sustain Management and would be willing to continue with the new owners. The seller would desire to sell the following properties: 121 Smith Lansing, 540 Avon Lansing, and 523 Clifford Lansing as a package deal for $270,000.

26. 2023-11-13
    soldstatus $85,000 Closed

    Show marketing remark (468 chars)

    Attention all Investors!! 3 bed 1 bath licensed rental. Tenant pays $1200 per month and all utilities. Please allow 24 hours notice prior to any showings. Pre-approval or proof of funds is required. Home is being professionally managed through Sustain Management and would be willing to continue with the new owners. The seller would desire to sell the following properties: 121 Smith Lansing, 540 Avon Lansing, and 523 Clifford Lansing as a package deal for $270,000.

27. 2023-09-05
    status Pending
28. 2023-08-28
    listed $89,000 468-char remark

    Show marketing remark (468 chars)

    Attention all Investors!! 3 bed 1 bath licensed rental. Tenant pays $1200 per month and all utilities. Please allow 24 hours notice prior to any showings. Pre-approval or proof of funds is required. Home is being professionally managed through Sustain Management and would be willing to continue with the new owners. The seller would desire to sell the following properties: 121 Smith Lansing, 540 Avon Lansing, and 523 Clifford Lansing as a package deal for $270,000.

29. 2023-08-28
    listed $89,000 Active

    Show marketing remark (468 chars)

    Attention all Investors!! 3 bed 1 bath licensed rental. Tenant pays $1200 per month and all utilities. Please allow 24 hours notice prior to any showings. Pre-approval or proof of funds is required. Home is being professionally managed through Sustain Management and would be willing to continue with the new owners. The seller would desire to sell the following properties: 121 Smith Lansing, 540 Avon Lansing, and 523 Clifford Lansing as a package deal for $270,000.

30. 2023-01-04
    soldstatus $65,000
31. 2022-12-20
    status Pending
32. 2022-12-19
    soldstatus $65,000 Closed
33. 2022-12-19
    soldstatus $65,000
34. 2022-11-02
    listed $65,000 Active
35. 2022-11-02
    listed $65,000
36. 2022-10-07
    historical
37. 2022-09-12
    price $70,000
38. 2022-08-10
    listed $70,000
39. 2015-04-22
    soldstatus $16,750
40. 2015-04-22
    soldstatus $16,750
41. 2015-02-10
    listed $20,900
42. 2015-02-10
    listed $20,900

ⓘ 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: $3,119 · $260/mo
• Projected year-2 tax: $3,119 · $260/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 2/10 Low 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: $17,205
• − Mortgage interest: −$5,546
• − Property taxes: −$3,119
• − Insurance: −$495
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$2,880
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,169/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

+373.7% since first listed

26 events — show timeline

• 2026-05-27 Listed $99,000 REALCOMP
• 2026-05-27 Listed $99,000 Greater Lansing AoR
• 2025-07-28 Rental Removed $1,400 BUILDIUM
• 2025-07-01 Price Changed $1,400 BUILDIUM
• 2025-06-28 Listed for Rent $1,350 BUILDIUM
• 2024-01-13 Rental Removed $1,350 BUILDIUM
• 2024-01-09 Listed for Rent $1,350 BUILDIUM
• 2023-11-20 Sold (Public Records) $85,000 Public Records
• 2023-11-13 Sold (MLS) $85,000 Greater Lansing AoR
• 2023-11-13 Sold (MLS) $85,000 REALCOMP
• 2023-09-05 Pending — Greater Lansing AoR
• 2023-08-28 Listed $89,000 Greater Lansing AoR
• 2023-08-28 Listed $89,000 REALCOMP
• 2023-01-04 Sold (Public Records) $65,000 Public Records
• 2022-12-20 Pending — Greater Lansing AoR
• 2022-12-19 Sold (MLS) $65,000 REALCOMP
• 2022-12-19 Sold (MLS) $65,000 Greater Lansing AoR
• 2022-11-02 Listed $65,000 REALCOMP
• 2022-11-02 Listed $65,000 Greater Lansing AoR
• 2022-10-07 Listing Removed — REALCOMP
• 2022-09-12 Price Changed $70,000 Greater Lansing AoR
• 2022-08-10 Listed $70,000 REALCOMP
• 2015-04-22 Sold (MLS) $16,750 Greater Lansing AoR
• 2015-04-22 Sold (MLS) $16,750 REALCOMP
• 2015-02-10 Listed $20,900 Greater Lansing AoR
• 2015-02-10 Listed $20,900 REALCOMP

Property tax history

+6.9%/yr

Latest (2025): $3,119 · +3.0% YoY. Source: county tax records.