1027 Cooper Ave · Lansing, MI 48910

$74,900

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 10 Days on market

Built 1923 4,835 sqft lot Est $76k · at est.

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +8.2/15.0
• 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 1027 Cooper Ave! Near MSU & Downtown! Cute to the Highest Power! Attached Garage! Fenced yard! Licensed Rental until Oct 2026. Vented for Electric Dryer in Garage & Bedroom. Must See! Taxes are non-homestead.

Key facts

• Attached garage
• Fenced yard
• Licensed rental

Tags

• ATTACHED GARAGE
• FENCED YARD
• LICENSED RENTAL
• VENTED FOR ELECTRIC DRYER

Property features AI

Finance

• Financial info: Current use: Rental

Exterior

• Parking: 1 garage space (not attached); Kitchen-level parking feature listed
• Utilities: Public sewer
• Home design: Ranch-style single-story home; Built in 1923; Property listed as updated/remodeled; Located on a city street in the Elmhurst subdivision
• Construction: Vinyl siding; One level
• Exterior features: Front yard fencing; Porch; Shingle roof; Paved road frontage

Interior

• Kitchen: Electric range; Free-standing refrigerator
• Bedrooms: Primary bedroom (approx. 15.0 x 9.2); Second bedroom (approx. 9.0 x 7.8); 2 bedrooms total
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No central cooling
• Interior features: Updated/remodeled interior; Crawl space basement; Total of 4 rooms
• Laundry & utility: Washer on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 10.6% 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, 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.
• Zoned schools: Cavanaugh School (315 students, 89% FRL); Attwood School (193 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 175 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 16y 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 $26k; list at $75k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1923 — 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: 1.46% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $76,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2313 S Rundle Ave	0.22mi	2/1.0	664 (+6%)	1mo	$118,500	$178	78
815 Smith Ave	0.27mi	2/1.0	664 (+6%)	2mo	$125,000	$188	74
2011 S Martin Luther King Jr Blvd	0.06mi	2/1.0	704 (+13%)	5mo	$65,000	$92	72
511 W Mount Hope Ave	0.39mi	2/1.0	600 (-4%)	6mo	$70,000	$117	70
1839 Fletcher St	0.17mi	2/2.0	682 (+9%)	4mo	$135,000	$198	69
2011 Osband Ave	0.34mi	2/1.0	668 (+7%)	6mo	$55,000	$82	67
612 W Mount Hope Ave	0.32mi	2/1.0	699 (+12%)	1mo	$51,000	$73	64
907 Lenore Ave	0.12mi	2/1.0	715 (+15%)	7mo	$62,000	$87	64
1116 Cooper Ave	0.11mi	1/1.0 (-1)	698 (+12%)	11mo	$85,000	$122	61
2110 Beal Ave	0.22mi	2/1.0	700 (+12%)	11mo	$114,500	$164	60
2018 Beal Ave	0.22mi	2/1.0	704 (+13%)	13mo	$85,000	$121	57
1208 Victor Ave	0.36mi	2/1.0	707 (+13%)	10mo	$115,000	$163	52

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: 8.2%
• Equity multiple: 1.33×
• Total profit: $6,859
• Equity at exit: $11,168

10-year hold

• IRR: 19.0%
• Equity multiple: 2.73×
• Total profit: $36,292
• Equity at exit: $6,476

Cash invested: $20,972 (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: 175
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$393
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $267

Break-even live

Break-even rent $757

Max offer price $74,900

Occupancy floor 71%

Sensitivity live

Price	-10% $310	-5% $288	+0% $267	+5% $246	+10% $225
Rent	-10% $181	-5% $224	+0% $267	+5% $310	+10% $354
Rate	-1.0pp $305	-0.5pp $286	base $267	+0.5pp $248	+1.0pp $228

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1828 Davis Ave Lansing, MI	2.0	1.0	700	$1,150	$1.64	45d	1	0.48mi
915 Loa St Lansing, MI	2.0	1.0	674	$999	$1.48	45d	1	0.60mi
3031 S Washington Ave Lansing, MI	1.0–2.0	1.0	725	$1,100	$1.52	45d	1	0.69mi
920 S Washington Ave Lansing, MI	1.0–2.0	1.0–2.0	900	$1,250	$1.39	15d	1	1.16mi
3334 Pleasant Grove Rd Unit 19 Lansing, MI	2.0	1.0	700	$999	$1.43	15d	1	1.18mi
855 S Washington Ave Lansing, MI	1.0	1.0	576	$1,245	$2.16	23d	3	1.25mi
855 S Washington Ave Lansing, MI	1.0	1.0	576	$1,245	$2.16	45d	9	1.25mi
825 S Washington Ave Apt 103 Lansing, MI	1.0	1.0	520	$1,095	$2.11	45d	1	1.27mi
3515 Bergman Ave Lansing, MI	2.0	1.0	640	$1,195	$1.87	23d	1	1.28mi
3533 Bergman Ave Lansing, MI	2.0	1.0	500	$900	$1.80	23d	1	1.29mi
2114 Ferrol St Unit 1 Lansing, MI	2.0	1.0	700	$950	$1.36	23d	1	1.30mi
3529 Bergman Ave Unit Bergman 3533 Lansing, MI	2.0	1.0	500	$900	$1.80	23d	1	1.30mi
515 S Chestnut St Lansing, MI	1.0	1.0	646	$942	$1.46	15d	8	1.31mi
1001 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$850	$1.10	15d	4	1.32mi
3606 Pleasant Grove Rd Lansing, MI	1.0–2.0	1.0	812	$1,100	$1.35	45d	1	1.33mi
911 W Cavanaugh Rd Lansing, MI	1.0–2.0	1.0	775	$1,000	$1.29	23d	1	1.35mi
420 S Walnut St Lansing, MI	1.0	1.0	525	$875	$1.67	45d	1	1.39mi
313 E Saint Joseph St Lansing, MI	2.0	1.0	475	$1,150	$2.42	15d	7	1.45mi
335 E Saint Joseph St Unit 6 Lansing, MI	2.0	1.0	700	$949	$1.36	45d	1	1.47mi
1424 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$915	$1.31	45d	1	1.48mi
1420 S Pennsylvania Ave Lansing, MI	1.0	1.0	700	$750	$1.07	23d	3	1.49mi
3313 W Mt Hope Ave Lansing, MI	2.0	1.0–2.0	869	$1,296	$1.49	15d	6	1.50mi

Listing history 8 events

1. 2026-06-21
   days on market $74,900 Active 10 DOM
2. 2026-06-18
   days on market $74,900 Active 7 DOM
3. 2026-06-17
   days on market $74,900 Active 6 DOM
4. 2026-06-16
   days on market $74,900 Active 5 DOM
5. 2026-06-15
   days on market $74,900 Active 4 DOM
6. 2026-06-14
   days on market $74,900 Active 2 DOM
7. 2026-06-13
   remarks 223-char remark
8. 2026-06-13
   listed $74,900 Active 1 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/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 ≥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: $13,143
• − Mortgage interest: −$4,196
• − Property taxes: −$2,090
• − Insurance: −$374
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,179
• Taxable income: $2,202
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $2,677/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

+87.7% since first listed

20 events — show timeline

• 2026-06-11 Listed $74,900 REALCOMP
• 2026-06-11 Listed $74,900 Greater Lansing AoR
• 2019-10-17 Listing Removed — REALCOMP
• 2019-10-17 Listing Removed — Greater Lansing AoR
• 2019-07-31 Listed $54,900 REALCOMP
• 2019-07-31 Listed $54,900 Greater Lansing AoR
• 2019-05-23 Sold (MLS) $26,000 Greater Lansing AoR
• 2019-05-23 Sold (MLS) $26,000 REALCOMP
• 2019-04-09 Listed $32,900 Greater Lansing AoR
• 2019-04-09 Listed $32,900 REALCOMP
• 2017-10-27 Listing Removed — Greater Lansing AoR
• 2017-10-27 Listing Removed — REALCOMP
• 2017-10-04 Listing Removed — REALCOMP
• 2017-10-04 Listing Removed — Greater Lansing AoR
• 2017-10-04 Listed $32,500 Greater Lansing AoR
• 2017-10-04 Listed $32,500 REALCOMP
• 2017-04-05 Listed $32,500 REALCOMP
• 2017-04-05 Listed $32,500 Greater Lansing AoR
• 2010-06-07 Listing Removed — Greater Lansing AoR
• 2010-04-26 Listed $39,900 Greater Lansing AoR

Property tax history

+4.9%/yr

Latest (2025): $2,090 · +3.0% YoY. Source: county tax records.