2212 Auburn Ave · Delhi, MI 48842

$209,000

4 bd · 2.0 ba · 1,874 sqft · SingleFamily public records · 3 Days on market

Built 1955 8,799 sqft lot Est $221k · 5% 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 +16.9/30.0
• ARV discount +10.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• Rent growth +4.5/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 4-bedroom home in the heart of Holt! Offering plenty of room for comfortable living, this home features a functional floor plan with generous living spaces, spacious bedrooms, and abundant natural light throughout. The garage provides convenient parking and additional storage space. Situated in a desirable location close to schools, parks, shopping, dining, and major highways, this property offers the perfect blend of comfort and convenience. Whether you're looking for extra space for a growing household, a home office, or entertaining guests, this home has the flexibility to fit your needs. Don't miss the opportunity to make this Holt home your own.

Key facts

• 8,799 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Lot about 0.2 acre (approx. 62 x 142)

Exterior

• Parking: Driveway; Garage (detached status not specified)
• Utilities: Public sewer
• Home design: Brick construction; One-and-one-half story; Built in 1955
• Construction: Brick exterior; Built in 1955
• Exterior features: Back yard fencing

Interior

• Kitchen: Kitchen (combo) approximately 17 x 8; Range; Refrigerator
• Bedrooms: 4 bedrooms (primary bedroom approx. 16 x 9.6; other bedrooms approx. 12 x 9 and 12 x 11)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Full basement; Range; Refrigerator
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Holt Public Schools (suburban): math 28% / reading 46% proficiency, ranked #236 of 540 in MI (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holt Senior High School (math 47% / reading 77%, grade B-, #58 of 713 statewide, top 9%, 1,626 students, 45% FRL).
• Zoned-school proficiency averages 62% at this address vs 37% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Holt Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.0%/yr); 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 + 8.0% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $37k; list at $209k implies a 465% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $209,000

Questions for the listing agent

1. Built in 1955 — 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. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $221,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4641 Tolland Ave	0.11mi	3/1.0 (-1)	1,864 (-0%)	3mo	$172,500	$93	83
2152 Auburn Ave	0.12mi	4/2.0	2,000 (+7%)	9mo	$235,000	$118	76
4694 Tolland Ave	0.19mi	3/2.0 (-1)	1,988 (+6%)	14mo	$245,500	$123	65
2245 Main St	0.26mi	4/2.0	2,140 (+14%)	1mo	$195,000	$91	64
2189 N Aurelius Rd	0.26mi	3/1.0 (-1)	1,702 (-9%)	7mo	$215,000	$126	58
4401 Keller Rd	0.47mi	4/2.0	2,032 (+8%)	15mo	$208,000	$102	52
2122 Cedar St	0.52mi	3/1.5 (-1)	2,060 (+10%)	2mo	$212,000	$103	50
2111 Cedar St	0.52mi	4/1.5	1,690 (-10%)	9mo	$130,000	$77	50
1968 Dean Ave	0.49mi	3/2.0 (-1)	1,656 (-12%)	6mo	$222,500	$134	48
2164 Bertha St	0.52mi	3/1.5 (-1)	2,026 (+8%)	13mo	$245,000	$121	45
2090 Coolridge Rd	0.72mi	4/2.0	2,017 (+8%)	14mo	$232,500	$115	42
4314 Ringneck Ln	0.73mi	3/2.5 (-1)	1,755 (-6%)	7mo	$339,900	$194	42

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-13,601
• Equity at exit: $31,163

10-year hold

• IRR: 9.3%
• Equity multiple: 1.88×
• Total profit: $51,788
• Equity at exit: $18,071

Cash invested: $58,520 (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 48842

• Rents YoY: 8.0%
• Active inventory: 79
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,159 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$385 /mo · $4,619/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $137

Break-even live

Break-even rent $1,985

Max offer price $209,000

Occupancy floor 89%

Sensitivity live

Price	-10% $256	-5% $197	+0% $137	+5% $78	+10% $19
Rent	-10% $-33	-5% $52	+0% $137	+5% $223	+10% $308
Rate	-1.0pp $243	-0.5pp $191	base $137	+0.5pp $83	+1.0pp $28

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Long Blvd Lansing, MI	1.0–3.0	1.0–1.5	1013	$1,495	$1.48	15d	21	1.07mi

Listing history 3 events

1. 2026-06-22
   days on market $209,000 Active 3 DOM
2. 2026-06-18
   remarks 674-char remark

   Show marketing remark (674 chars)

   Welcome to this 4-bedroom home in the heart of Holt! Offering plenty of room for comfortable living, this home features a functional floor plan with generous living spaces, spacious bedrooms, and abundant natural light throughout. The garage provides convenient parking and additional storage space. Situated in a desirable location close to schools, parks, shopping, dining, and major highways, this property offers the perfect blend of comfort and convenience. Whether you're looking for extra space for a growing household, a home office, or entertaining guests, this home has the flexibility to fit your needs. Don't miss the opportunity to make this Holt home your own.

3. 2026-06-18
   listed $209,000 Active 1 DOM

   Show marketing remark (674 chars)

   Welcome to this 4-bedroom home in the heart of Holt! Offering plenty of room for comfortable living, this home features a functional floor plan with generous living spaces, spacious bedrooms, and abundant natural light throughout. The garage provides convenient parking and additional storage space. Situated in a desirable location close to schools, parks, shopping, dining, and major highways, this property offers the perfect blend of comfort and convenience. Whether you're looking for extra space for a growing household, a home office, or entertaining guests, this home has the flexibility to fit your needs. Don't miss the opportunity to make this Holt home your own.

ⓘ 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: $4,619 · $385/mo
• Projected year-2 tax: $4,619 · $385/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: $25,905
• − Mortgage interest: −$11,707
• − Property taxes: −$4,619
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$6,080
• Taxable loss: −$1,691
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $2,054/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: Holt Public Schools
• NCES district ID: 2618480
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $57,705
• Composite: 32.68/100
• National rank: #5653
• State rank: #236 of 540 in MI

Livability — Delhi

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Holt, MI
• County: Ingham County · 237,052 people
• Metro: Lansing-East Lansing, MI
• Population (ZIP): 21,945
• Household income: $88,340
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 545.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 9% Hispanic / Latino 7% Black 6% Asian 5%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Romanian 7% Lithuanian 3% Iranian 2%
• Foreign-born: 6% · Vietnam, Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Vietnamese 1% Spanish 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: ▼ -184.41%
• Current HPI: 208.5101
• Rent YoY: ▲ 8.03%
• 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

+109.2% since first listed

5 events — show timeline

• 2026-06-18 Listed $209,000 REALCOMP
• 2026-06-18 Listed $209,000 Greater Lansing AoR
• 2012-01-31 Sold (MLS) $37,000 Greater Lansing AoR
• 2011-11-30 Listed $49,500 Greater Lansing AoR
• 1999-11-08 Sold (Public Records) $99,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,619 · +3.2% YoY. Source: county tax records.