Considering selling my Jackson County Mi property to an investor - feedback?

Question

I’m a homeowner in Henrietta Township (Pleasant Lake / Jackson County MI) and I’m debating selling directly to an investor instead of relisting again.

Property: 104 Clyde James Dr, Pleasant Lake MI

Ranch home approx 1,688 sq ft

2 bed / 2 bath

Well & septic (septic about 2 yrs old)

The house is livable but is a work in progress and would likely need additional updating and finishing work. I would prefer not to complete repairs and instead sell as-is.

I’m curious what investors would realistically look to pay for something like this in my area, and whether listing again vs direct sale makes more sense.

If anyone actively buying in Jackson County is interested, feel free to message me as well.

Landon Mickelberry · Answer

Hey @Richard Knox, appreciate you sharing the details - that helps a lot.

If I were evaluating this strictly as a long-term rental, I’d back into the number from rent and financing. Assuming ~$1,300/month rent and targeting around $200/month in cash flow with 20% down financing, most investors would likely need to be somewhere around ~$105k–$115k all-in (purchase + any additional work) for the deal to pencil.

That doesn’t mean the property isn’t worth more - it just means rental investors typically buy based on yield, not retail value.

So the real decision for you becomes: • Sell to an investor at a discounted price for speed and simplicity, or • Relist / improve it and try to capture retail value from an owner-occupant.

If you don’t want to manage repairs or showings, an investor sale can make sense - just expect the pricing to reflect return requirements.

Attached is my calculator for this just to show you the math along with comps.

Richard Knox · Answer

Photos are available upon request. I am trying to figure out whether it makes more sense to finish repairs & relist or sell as-is to an investor and be done with it. If anyone wants to walk thru to help give an opinion on the value because I honestly dont know what a realistic price range would be for Jackson County, just ask.

Considering selling my Jackson County Mi property to an investor - feedback?

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