4600 Horton Rd · Jackson, MI 49201

$199,990

4 bd · 1.5 ba · 1,528 sqft · SingleFamily public records · 66 Days on market

Built 1978 0.39 ac lot $131/sqft · 25% below area Est $268k · 25% 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 +15.0/15.0
• Cash flow +7.9/30.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 4 bedroom, 1.5 bath home in Jackson offers 1,528 sq. ft. of comfortable living space on a spacious corner lot. Enjoy the peace of mind that comes with a solid foundation and a reliable roof, complemented by a newer well pump and water heater. The interior features a functional layout with essential appliances included: refrigerator, stove, microwave, and dishwasher. With no HOA to limit your lifestyle, this property provides a wonderful canvas for your personal touch.

Key facts

• Solid foundation
• Reliable roof
• Newer water heater

Tags

• SOLID FOUNDATION
• RELIABLE ROOF
• NEWER WELL PUMP
• NEWER WATER HEATER
• FUNCTIONAL LAYOUT
• ESSENTIAL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (18.5% below list).
• Recommended offer: $163k (18.6% below list) — sets the bar for cash-flow.

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); 362 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 66 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 19y ago; this cycle's ask has dropped $39k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $162,834 (18.6% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $268,213
• List price: $199,990
• Delta: -25.44%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3408 Hathaway Ln	0.59mi	3/1.5 (-1)	1,617 (+6%)	2mo	$285,000	$176	56
5647 Maple Dale Rd	0.27mi	3/2.0 (-1)	1,343 (-12%)	13mo	$210,000	$156	49

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: -18.0%
• Equity multiple: 0.34×
• Total profit: $-37,099
• Equity at exit: $29,819

10-year hold

• IRR: -2.1%
• Equity multiple: 0.82×
• Total profit: $-9,985
• Equity at exit: $17,291

Cash invested: $55,997 (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: 362
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$365 /mo · $4,382/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-210

Break-even live

Break-even rent $1,895

Max offer price $162,834

Occupancy floor —

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $199,990 Active 66 DOM
2. 2026-06-18
   days on market $199,990 Active 65 DOM
3. 2026-06-17
   days on market $199,990 Active 64 DOM
4. 2026-06-16
   days on market $199,990 Active 63 DOM
5. 2026-06-15
   days on market $199,990 Active 62 DOM
6. 2026-06-14
   days on market $199,990 Active 60 DOM
7. 2026-06-13
   pricedays on market $199,990 Active 59 DOM
8. 2026-06-10
   days on market $209,000 Active 57 DOM
9. 2026-06-09
   days on market $209,000 Active 56 DOM
10. 2026-06-08
    days on market $209,000 Active 55 DOM
11. 2026-06-07
    days on market $209,000 Active 54 DOM
12. 2026-06-03
    days on market $209,000 Active 50 DOM
13. 2026-06-02
    days on market $209,000 Active 49 DOM
14. 2026-06-01
    days on market $209,000 Active 48 DOM
15. 2026-05-31
    days on market $209,000 Active 47 DOM
16. 2026-05-30
    days on market $209,000 Active 46 DOM
17. 2026-05-05
    price $219,900 486-char remark

    Show marketing remark (486 chars)

    This charming 4 bedroom, 1.5 bath home in Jackson offers 1,528 sq. ft. of comfortable living space on a spacious corner lot. Enjoy the peace of mind that comes with a solid foundation and a reliable roof, complemented by a newer well pump and water heater. The interior features a functional layout with essential appliances included: refrigerator, stove, microwave, and dishwasher. With no HOA to limit your lifestyle, this property provides a wonderful canvas for your personal touch.

18. 2026-05-04
    price $219,900 486-char remark

    Show marketing remark (486 chars)

    This charming 4 bedroom, 1.5 bath home in Jackson offers 1,528 sq. ft. of comfortable living space on a spacious corner lot. Enjoy the peace of mind that comes with a solid foundation and a reliable roof, complemented by a newer well pump and water heater. The interior features a functional layout with essential appliances included: refrigerator, stove, microwave, and dishwasher. With no HOA to limit your lifestyle, this property provides a wonderful canvas for your personal touch.

19. 2026-04-27
    price $229,000 486-char remark

    Show marketing remark (486 chars)

    This charming 4 bedroom, 1.5 bath home in Jackson offers 1,528 sq. ft. of comfortable living space on a spacious corner lot. Enjoy the peace of mind that comes with a solid foundation and a reliable roof, complemented by a newer well pump and water heater. The interior features a functional layout with essential appliances included: refrigerator, stove, microwave, and dishwasher. With no HOA to limit your lifestyle, this property provides a wonderful canvas for your personal touch.

20. 2026-04-27
    price $229,000 486-char remark

    Show marketing remark (486 chars)

    This charming 4 bedroom, 1.5 bath home in Jackson offers 1,528 sq. ft. of comfortable living space on a spacious corner lot. Enjoy the peace of mind that comes with a solid foundation and a reliable roof, complemented by a newer well pump and water heater. The interior features a functional layout with essential appliances included: refrigerator, stove, microwave, and dishwasher. With no HOA to limit your lifestyle, this property provides a wonderful canvas for your personal touch.

21. 2026-04-14
    listed $238,900 Active 486-char remark

    Show marketing remark (486 chars)

    This charming 4 bedroom, 1.5 bath home in Jackson offers 1,528 sq. ft. of comfortable living space on a spacious corner lot. Enjoy the peace of mind that comes with a solid foundation and a reliable roof, complemented by a newer well pump and water heater. The interior features a functional layout with essential appliances included: refrigerator, stove, microwave, and dishwasher. With no HOA to limit your lifestyle, this property provides a wonderful canvas for your personal touch.

22. 2026-04-14
    listed $238,900 Active 486-char remark

    Show marketing remark (486 chars)

    This charming 4 bedroom, 1.5 bath home in Jackson offers 1,528 sq. ft. of comfortable living space on a spacious corner lot. Enjoy the peace of mind that comes with a solid foundation and a reliable roof, complemented by a newer well pump and water heater. The interior features a functional layout with essential appliances included: refrigerator, stove, microwave, and dishwasher. With no HOA to limit your lifestyle, this property provides a wonderful canvas for your personal touch.

23. 2021-07-23
    historical
24. 2021-07-23
    historical
25. 2020-09-02
    soldstatus $187,000
26. 2020-08-27
    soldstatus $187,000 Sold
27. 2020-08-27
    soldstatus $187,000 Closed
28. 2020-07-17
    historical Keep Showing-Contgcy Appl
29. 2020-07-17
    historical Contingent - Continue To Show
30. 2020-06-28
    listed $184,900 Active
31. 2020-06-28
    listed $184,900 Active
32. 2020-01-13
    historical
33. 2020-01-13
    historical
34. 2019-12-12
    historical
35. 2019-12-12
    listed $169,900 Active
36. 2019-12-12
    listed $169,900
37. 2019-12-12
    listed $169,900 Active
38. 2019-12-12
    historical
39. 2019-11-24
    price $174,900
40. 2019-11-23
    price $174,900
41. 2019-09-30
    price $180,000
42. 2019-09-30
    price $180,000
43. 2019-08-26
    listed $187,500 Active
44. 2019-08-26
    listed $174,900
45. 2019-08-26
    listed $187,500 Active
46. 2007-03-30
    soldstatus $169,900
47. 2007-03-30
    listed $169,900
48. 2007-03-13
    soldstatus $169,900
49. 2007-03-13
    soldstatus $169,900
50. 2007-03-13
    soldstatus $169,900

ⓘ 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: $4,382 · $365/mo
• Projected year-2 tax: $4,382 · $365/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 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $19,548
• − Mortgage interest: −$11,203
• − Property taxes: −$4,382
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,818
• Taxable loss: −$5,982
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $-1,088/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

• 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

+29.4% since first listed

37 events — show timeline

• 2026-05-05 Price Changed $219,900 MiRealSource-MiMLS
• 2026-05-04 Price Changed $219,900 REALCOMP
• 2026-04-27 Price Changed $229,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $229,000 REALCOMP
• 2026-04-14 Listed $238,900 REALCOMP
• 2026-04-14 Listed $238,900 MiRealSource-MiMLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2021-07-23 Listing Removed — SW Michigan MLS
• 2020-09-02 Sold (Public Records) $187,000 Public Records
• 2020-08-27 Sold (MLS) $187,000 MiRealSource-MiMLS
• 2020-08-27 Sold (MLS) $187,000 REALCOMP
• 2020-07-17 Contingent — MiRealSource-MiMLS
• 2020-07-17 Contingent — REALCOMP
• 2020-06-28 Listed $184,900 MiRealSource-MiMLS
• 2020-06-28 Listed $184,900 REALCOMP
• 2020-01-13 Listing Removed — REALCOMP
• 2020-01-13 Listing Removed — MiRealSource-MiMLS
• 2019-12-12 Listing Removed — REALCOMP
• 2019-12-12 Listing Removed — MiRealSource-MiMLS
• 2019-12-12 Listed $169,900 MiRealSource-MiMLS
• 2019-12-12 Listed $169,900 SW Michigan MLS
• 2019-12-12 Listed $169,900 REALCOMP
• 2019-11-24 Price Changed $174,900 MiRealSource-MiMLS
• 2019-11-23 Price Changed $174,900 REALCOMP
• 2019-09-30 Price Changed $180,000 MiRealSource-MiMLS
• 2019-09-30 Price Changed $180,000 REALCOMP
• 2019-08-26 Listed $187,500 MiRealSource-MiMLS
• 2019-08-26 Listed $174,900 SW Michigan MLS
• 2019-08-26 Listed $187,500 REALCOMP
• 2007-03-30 Listed $169,900 Greater Lansing AoR
• 2007-03-30 Sold (MLS) $169,900 Greater Lansing AoR
• 2007-03-13 Sold (MLS) $169,900 REALCOMP
• 2007-03-13 Sold (MLS) $169,900 MiRealSource-MiMLS
• 2007-03-13 Sold (MLS) $169,900 SW Michigan MLS
• 2007-02-01 Listed $169,900 REALCOMP
• 2007-02-01 Listed $169,900 MiRealSource-MiMLS
• 2007-02-01 Listed $169,900 SW Michigan MLS

Property tax history

+8.1%/yr

Latest (2025): $4,382 · +5.6% YoY. Source: county tax records.