1045 S THOMPSON St · Jackson, MI 49203-

$70,314

4 bd · 2.0 ba · 1,820 sqft · SingleFamily · 1 Days on market

Built 1947 8,712 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Multiple offer deadline Monday 8/23 @ 6PM! This beautiful updated 4 Bedroom open ranch could be yours! Home has large rooms too. Updates incl: Updated kitchen with island, white cabinets-slow close doors & drawers, granite counter tops, Ceramic backsplash (2021), Roof (2020), Driveway (2021), A/C (2019), Hot water heater (2019), Furnace (2018), Sump Pump (2018), recessed lights in Kitchen, Living room and bedrooms, Newer flooring and carpet throughout, custom blinds - honeycomb t/o & vertical on door walls, Master bed w/ private full bath, vinyl windows, new doors throughout home. Basement has extra room for whatever you choose - 15x15 along with a half bath. Stainless kitchen appliances & washer/dryer - 3 yrs old & all included. Half of home on basement, 1/2 on a crawl, Extra fridge in garage stays, Nest thermostat and Ring doorbell stay! Immediate occupancy! School at end of street. Excludes: Freezer in garage, cameras (2) in children's room, personal decor in landscaped areas.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.5% vs local median 5.5% 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: 2 active listings in the ZIP; 317 units permitted in Jackson County in 2024 (103 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($486 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $160k (69%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,314

Questions for the listing agent

1. Built in 1947 — 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: 1.85% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 S Thompson St	0.04mi	3/1.0 (-1)	1,772 (-3%)	9mo	$238,500	$135	78
1102 S West Ave	0.28mi	3/1.5 (-1)	1,780 (-2%)	9mo	$190,000	$107	69
1207 W Morrell St	0.21mi	3/2.0 (-1)	1,954 (+7%)	6mo	$125,000	$64	68
1311 W Morrell St	0.22mi	3/2.0 (-1)	1,962 (+8%)	7mo	$200,000	$102	66
204 S Wisner St	0.65mi	3/2.0 (-1)	1,846 (+1%)	2mo	$219,900	$119	61
902 W Washington Ave	0.66mi	4/1.5	1,800 (-1%)	8mo	$152,000	$84	59
1201 4th St	0.58mi	4/1.5	1,920 (+6%)	5mo	$170,000	$89	57
739 Beverly Park Pl	0.65mi	3/1.5 (-1)	1,780 (-2%)	2mo	$192,500	$108	57
1238 Greenwood Ave	0.70mi	4/1.0	1,700 (-7%)	2mo	$115,000	$68	51
110 S Wisner St	0.68mi	4/2.0	1,670 (-8%)	9mo	$218,000	$131	47
722 W Morrell St	0.53mi	3/1.0 (-1)	1,615 (-11%)	7mo	$182,500	$113	42
1207 W Michigan Ave	0.72mi	4/2.0	1,562 (-14%)	5mo	$230,000	$147	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.18×
• Total profit: $42,871
• Equity at exit: $31,616

10-year hold

• IRR: 38.6%
• Equity multiple: 6.31×
• Total profit: $104,470
• Equity at exit: $48,724

Cash invested: $19,688 (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-

• Active inventory: 2
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$369
• Tax est. 1.5%: −$88 /mo · $1,055/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $540

Break-even live

Break-even rent $615

Max offer price $70,314

Occupancy floor 53%

Sensitivity live

Price	-10% $588	-5% $564	+0% $540	+5% $516	+10% $491
Rent	-10% $437	-5% $489	+0% $540	+5% $591	+10% $642
Rate	-1.0pp $575	-0.5pp $558	base $540	+0.5pp $522	+1.0pp $503

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: $17,578
• Closing costs: $2,109
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2021-10-08
   soldstatus $230,000
2. 2021-10-01
   soldstatus $230,000 Closed 1022-char remark

   Show marketing remark (1022 chars)

   Multiple offer deadline Monday 8/23 @ 6PM! This beautiful updated 4 Bedroom open ranch could be yours! Home has large rooms too. Updates incl: Updated kitchen with island, white cabinets-slow close doors & drawers, granite counter tops, Ceramic backsplash (2021), Roof (2020), Driveway (2021), A/C (2019), Hot water heater (2019), Furnace (2018), Sump Pump (2018), recessed lights in Kitchen, Living room and bedrooms, Newer flooring and carpet throughout, custom blinds - honeycomb t/o & vertical on door walls, Master bed w/ private full bath, vinyl windows, new doors throughout home. Basement has extra room for whatever you choose - 15x15 along with a half bath. Stainless kitchen appliances & washer/dryer - 3 yrs old & all included. Half of home on basement, 1/2 on a crawl, Extra fridge in garage stays, Nest thermostat and Ring doorbell stay! Immediate occupancy! School at end of street. Excludes: Freezer in garage, cameras (2) in children's room, personal decor in landscaped areas.

3. 2021-10-01
   soldstatus $230,000 1022-char remark

   Show marketing remark (1022 chars)

   Multiple offer deadline Monday 8/23 @ 6PM! This beautiful updated 4 Bedroom open ranch could be yours! Home has large rooms too. Updates incl: Updated kitchen with island, white cabinets-slow close doors & drawers, granite counter tops, Ceramic backsplash (2021), Roof (2020), Driveway (2021), A/C (2019), Hot water heater (2019), Furnace (2018), Sump Pump (2018), recessed lights in Kitchen, Living room and bedrooms, Newer flooring and carpet throughout, custom blinds - honeycomb t/o & vertical on door walls, Master bed w/ private full bath, vinyl windows, new doors throughout home. Basement has extra room for whatever you choose - 15x15 along with a half bath. Stainless kitchen appliances & washer/dryer - 3 yrs old & all included. Half of home on basement, 1/2 on a crawl, Extra fridge in garage stays, Nest thermostat and Ring doorbell stay! Immediate occupancy! School at end of street. Excludes: Freezer in garage, cameras (2) in children's room, personal decor in landscaped areas.

4. 2021-08-24
   status Pending 1022-char remark

   Show marketing remark (1022 chars)

   Multiple offer deadline Monday 8/23 @ 6PM! This beautiful updated 4 Bedroom open ranch could be yours! Home has large rooms too. Updates incl: Updated kitchen with island, white cabinets-slow close doors & drawers, granite counter tops, Ceramic backsplash (2021), Roof (2020), Driveway (2021), A/C (2019), Hot water heater (2019), Furnace (2018), Sump Pump (2018), recessed lights in Kitchen, Living room and bedrooms, Newer flooring and carpet throughout, custom blinds - honeycomb t/o & vertical on door walls, Master bed w/ private full bath, vinyl windows, new doors throughout home. Basement has extra room for whatever you choose - 15x15 along with a half bath. Stainless kitchen appliances & washer/dryer - 3 yrs old & all included. Half of home on basement, 1/2 on a crawl, Extra fridge in garage stays, Nest thermostat and Ring doorbell stay! Immediate occupancy! School at end of street. Excludes: Freezer in garage, cameras (2) in children's room, personal decor in landscaped areas.

5. 2021-08-19
   listed $230,000 Active 1022-char remark

   Show marketing remark (1022 chars)

   Multiple offer deadline Monday 8/23 @ 6PM! This beautiful updated 4 Bedroom open ranch could be yours! Home has large rooms too. Updates incl: Updated kitchen with island, white cabinets-slow close doors & drawers, granite counter tops, Ceramic backsplash (2021), Roof (2020), Driveway (2021), A/C (2019), Hot water heater (2019), Furnace (2018), Sump Pump (2018), recessed lights in Kitchen, Living room and bedrooms, Newer flooring and carpet throughout, custom blinds - honeycomb t/o & vertical on door walls, Master bed w/ private full bath, vinyl windows, new doors throughout home. Basement has extra room for whatever you choose - 15x15 along with a half bath. Stainless kitchen appliances & washer/dryer - 3 yrs old & all included. Half of home on basement, 1/2 on a crawl, Extra fridge in garage stays, Nest thermostat and Ring doorbell stay! Immediate occupancy! School at end of street. Excludes: Freezer in garage, cameras (2) in children's room, personal decor in landscaped areas.

6. 2021-08-19
   listed $230,000 1022-char remark

   Show marketing remark (1022 chars)

   Multiple offer deadline Monday 8/23 @ 6PM! This beautiful updated 4 Bedroom open ranch could be yours! Home has large rooms too. Updates incl: Updated kitchen with island, white cabinets-slow close doors & drawers, granite counter tops, Ceramic backsplash (2021), Roof (2020), Driveway (2021), A/C (2019), Hot water heater (2019), Furnace (2018), Sump Pump (2018), recessed lights in Kitchen, Living room and bedrooms, Newer flooring and carpet throughout, custom blinds - honeycomb t/o & vertical on door walls, Master bed w/ private full bath, vinyl windows, new doors throughout home. Basement has extra room for whatever you choose - 15x15 along with a half bath. Stainless kitchen appliances & washer/dryer - 3 yrs old & all included. Half of home on basement, 1/2 on a crawl, Extra fridge in garage stays, Nest thermostat and Ring doorbell stay! Immediate occupancy! School at end of street. Excludes: Freezer in garage, cameras (2) in children's room, personal decor in landscaped areas.

7. 2018-03-22
   soldstatus $180,000
8. 2018-03-16
   soldstatus $180,000
9. 2018-03-16
   soldstatus $180,000
10. 2018-01-17
    listed $189,900
11. 2018-01-17
    listed $189,900
12. 2017-09-19
    soldstatus $70,314 Sold
13. 2017-08-27
    listed $70,314
14. 2017-08-25
    historical
15. 2017-08-24
    status Pending
16. 2017-08-24
    status Pending
17. 2017-08-15
    price $76,500
18. 2017-08-15
    price $76,500
19. 2017-07-27
    price $81,900
20. 2017-07-26
    price $81,900
21. 2017-07-20
    price $84,400
22. 2017-07-19
    price $84,400
23. 2017-06-19
    listed $94,400 Active
24. 2017-06-19
    listed $94,400 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $15,581
• − Mortgage interest: −$3,939
• − Property taxes: −$1,055
• − Insurance: −$352
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,045
• Taxable income: $5,697
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $5,110/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+143.6% since first listed

24 events — show timeline

• 2021-10-08 Sold (Public Records) $230,000 Public Records
• 2021-10-01 Sold (MLS) $230,000 REALCOMP
• 2021-10-01 Sold (MLS) $230,000 MiRealSource-MiMLS
• 2021-08-24 Pending — MiRealSource-MiMLS
• 2021-08-19 Listed $230,000 REALCOMP
• 2021-08-19 Listed $230,000 MiRealSource-MiMLS
• 2018-03-22 Sold (Public Records) $180,000 Public Records
• 2018-03-16 Sold (MLS) $180,000 SW Michigan MLS
• 2018-03-16 Sold (MLS) $180,000 REALCOMP
• 2018-01-17 Listed $189,900 SW Michigan MLS
• 2018-01-17 Listed $189,900 REALCOMP
• 2017-09-19 Sold (MLS) $70,314 REALCOMP
• 2017-08-27 Listed $70,314 MiRealSource-MiMLS
• 2017-08-25 Listing Removed — MiRealSource-MiMLS
• 2017-08-24 Pending — MiRealSource-MiMLS
• 2017-08-24 Pending — REALCOMP
• 2017-08-15 Price Changed $76,500 MiRealSource-MiMLS
• 2017-08-15 Price Changed $76,500 REALCOMP
• 2017-07-27 Price Changed $81,900 MiRealSource-MiMLS
• 2017-07-26 Price Changed $81,900 REALCOMP
• 2017-07-20 Price Changed $84,400 MiRealSource-MiMLS
• 2017-07-19 Price Changed $84,400 REALCOMP
• 2017-06-19 Listed $94,400 MiRealSource-MiMLS
• 2017-06-19 Listed $94,400 REALCOMP

Property tax history

+9.2%/yr

Latest (2025): $4,596 · +2.0% YoY. Source: county tax records.