Who Owns Lansing? 24 Entities Control 946 Rental Parcels

LANSING, Mich. — An analysis of the City of Lansing's 42,175-parcel tax assessment dataset reveals that 29.2% of residential parcels are non-owner-occupied, 10.4% of rental-proxy parcels are owned by someone in another state, and 24 mega-landlords (20+ parcels each) control 946 parcels. The largest single residential landlord in the city is SK Lansing LDHA, a private entity based in Southfield that holds 209 former public housing units acquired from the Lansing Housing Commission in 2017.

The parcel data is public. The City of Lansing publishes it through BS&A Online. Nobody had aggregated it at the owner level before.

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The Ownership Map

Of 38,474 residential parcels in the city, 26,257 (68.2%) have a mailing address matching the property address, a proxy for owner-occupancy. The remaining 11,246 (29.2%) are non-owner-occupied. Another 971 (2.5%) are institutional (Land Bank, City of Lansing, BWL). The Census ACS (2022) reports Lansing's renter rate at approximately 54% of occupied housing units; the parcel-based rate is lower because multi-family buildings (100+ unit complexes) count as single parcels.

Of the 11,246 non-owner-occupied parcels:

Owner Location	Parcels	% of Rental Proxy
Lansing / East Lansing	5,777	51.4%
Michigan (non-Lansing)	4,290	38.1%
Out of state	1,174	10.4%
Foreign / unknown	5	0.0%

California leads the out-of-state count with 308 parcels. Florida follows with 193, including 61 controlled by DWL Indus Realty LLC of Lake Mary, Florida. Texas (67), Arizona (64), Illinois (49), and Nevada (34) round out the top states.

Concentration at the Top

Twenty-four entities own 20 or more residential parcels each, totaling 946 parcels (8.3% of all rental-proxy housing). Broaden the threshold to 10+ parcels and 72 entities control 1,558 parcels (13.9%). Here are the largest:

Owner	Parcels	Location
SK Lansing LDHA	209	Southfield, MI
Dowrick, Todd	72	Lansing
LG Lansing + LG Park Place	68	Milford, MI
DWL Indus Realty + Indus Realty	63	Lake Mary, FL
Fox Land Holdings LLC	59	Lansing
New Leaf Management LLC	49	Lansing
Hamilton Rd Ltd	46	Okemos, MI
S & S Acquisitions Group LLC	41	Lansing
Bardaville Apartments LLC	40	Lansing
Spitzley, Michael	38	Fowler, MI
Yellow Dog Capital LLC	38	Haslett, MI
Alikheil, Rahim	24	Okemos, MI

SK Lansing's 209 parcels appear under eight name variants in the assessor data (e.g., "SK LANSING LMTD DIV HOUSING ASSOC," "SK LANSING LMTD DIV HOUS ASSOC LLC"). All share the same taxpayer address: 23075 Laurel Valley St, Southfield, MI 48034. These are the former Lansing Housing Commission scattered-site homes converted under HUD's RAD program in 2017. The population served is 88% female-headed households, 64% Black, 76% below 30% of Area Median Income.

The Eviction Overlay

Owning property is one thing. How landlords use the courts is another. MiCOURT state court searches for these same mega-landlords reveal eviction filing rates that, in several cases, exceed 100% of property count. This means some units face multiple eviction filings per year.

Landlord	City Parcels	MiCOURT Eviction Cases	Filing Rate
Alikheil, Rahim	24	45+	208%+
Dowrick, Todd	72	105+	165%+
Pretty Pink Houses	15+	19	127%
Bardaville Apartments	40	49+	125%+
Hamilton Rd Ltd	46	40+	108%+
LG Lansing LLC	47	49+	106%+
OPV Partners	36	38	105.6%
J&D Properties / Jimmerson	27	15	55.6%
Nwobu / Woelfel	40	~18	50.0%
DWL Indus / Indus Realty	63+	31	49%+
S&S Acquisitions	41	17	46.3%
Fox Land Holdings	59	19	32.2%
SK Lansing LDHA	209	29	13.9%
New Leaf Management	49	0	0%

For context, the Eviction Lab at Princeton University reports Ingham County's baseline eviction filing rate at 16.2% (2018). Eight of these mega-landlords exceed that rate. Six exceed 100%.

The most striking pattern is Todd Dowrick. He owns 72 parcels under his personal name (no LLC), has 119+ court cases across three district courts, and filed 41 evictions in 2025 alone. In the first six weeks of 2026, he filed 17 more. MiCOURT's 50-result-per-court cap means the true total is likely higher.

Pretty Pink Houses LLC is notable for a different reason: all 19 of its court cases are eviction filings. One hundred percent of its interaction with the court system is removing tenants from its properties.

Code Enforcement as a Second Signal

Three mega-landlords are also chronic code enforcement targets, independent of their eviction activity:

Landlord	Code Cases	Pattern	Period
DWL Indus / Indus Realty	19	Escalating. 1 case (Oct 2024), 11 (Nov 2025), 7 (Mar 2026). All open.	2024-2026
Jimmerson / J&D Properties	16	Chronic. Steady cadence over 15 years.	2010-2025
Spitzley	13	Chronic. 20 total "City of Lansing v Spitzley" cases.	2019-2025

Indus Realty's pattern is the most acute. The entity simultaneously holds 31 eviction filings against its tenants, 19 code enforcement cases filed by the City against it, and a four-year delinquent annual report on LARA (since February 2022). It is domiciled in Delaware with a Florida mailing address. Its MiCOURT filings are made under "Indus Realty LLC" and "DWL Indus Realty LLC" interchangeably. The person who signed its Certificate of Restoration on LARA in August 2025 is Sathish Venkataraman.

The Accountability Gap

When 1,174 residential parcels are held by out-of-state owners, the city's enforcement tools break down. An owner in Lake Mary, Florida, cannot be served standard process in Michigan district court. Code enforcement notices go to a mailbox in another state. Property tax correspondence goes to a post office in a different county from the tenants who live in these homes.

This is not an abstract concern. The Sycamore Townhomes case (Case 1:24-cv-00590, W.D. Michigan) and the Autumn Ridge/Evergreen Park acquisition both required federal court intervention precisely because the owners were out of state.

Lansing has no rental registry. There is no public database linking landlords to the total number of units they control. A single parcel can represent one house or 618 apartments. Until the city tracks who owns what at the unit level, the concentration documented here is a floor, not a ceiling.

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Methodology

Ownership analysis: City of Lansing Tax Parcel GeoJSON, BS&A Online UID 384, approximately 2025-2026 vintage, retrieved 2026-03-12. 43,017 features reduced to 42,175 unique parcels after deduplication by PARCELNO. Residential parcels selected by zoning code (R-1, R-2, R-3, MFR, MX-1, MX-2, R-MX, R-AR). Owner-occupied proxy: site address street number matches mailing address street number AND mailing city is Lansing or East Lansing. Non-owner-occupied: all residential parcels not meeting owner-occupied test. Institutional owners (Land Bank, City of Lansing, BWL, Housing Commission, Habitat) excluded. SK Lansing parcel count combines 8 name variants in the OWNERNME1 field, confirmed by shared taxpayer address.

Eviction analysis: MiCOURT state court database, 54A District Court (Lansing), 54B District Court (East Lansing), and 55th District Court (Mason), searched 2026-03-12 and 2026-03-13 by plaintiff name. MiCOURT caps search results at 50 per court; entities marked with "+" likely have additional cases beyond the cap. Filing rate = eviction filings / city parcels owned. Case types: LT = landlord-tenant, ON = ordinance violation, OI = ordinance infraction.

Baseline eviction rate: Eviction Lab, Princeton University, Ingham County 2018 filing rate (16.2%).

Census comparison: ACS 1-Year 2022, Table B25003 (Tenure), Lansing city.

HUD demographic data: HUD Picture of Subsidized Households, Lansing Housing Commission (HA001840), 2020-2025.

LARA corporate records: Michigan Business Registry, entity detail pages for named LLCs.

Federal court record: CourtListener Docket 68835351, Case 1:24-cv-00590, W.D. Michigan.