1008 Tacken St · Flint, MI 48532

$44,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 57 Days on market

Built 1927 3,920 sqft lot Est $48k · 8% under

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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
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This 2-story, 3 bed, 1 bath and half bath home offers solid rental potential or a perfect starter project. Convenient layout with good bones, just needs your finishing touch. Property is being sold as-is.

Key facts

• 3,920 sq ft lot
• Built 1927
• Listed 57 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; Built with conventional construction
• Exterior features: Paved road access; Lot dimensions approximately 50.67 x 79.89 (0.09 acres)

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 11.5% in Flint — 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 (#196 in MI, #4,946 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Flint School District (urban): math 7% / reading 13% proficiency, ranked #714 of 760 in MI (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 123 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Genesee County population projected at -27% 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $44k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 2.47% ✓
• Cap rate: 20.70%
• Cash-on-cash: 51.45%
• DSCR: 3.29
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $48,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 Houran St	0.18mi	3/1.0	941 (-2%)	7mo	$85,000	$90	82
3801 Augusta St	0.26mi	2/1.0 (-1)	949 (-1%)	3mo	$63,000	$66	79
3018 Fielding St	0.54mi	3/1.0	993 (+3%)	1mo	$21,000	$21	68
1202 Hughes Ave	0.61mi	2/1.0 (-1)	950 (-1%)	6mo	$20,000	$21	60
1205 Stocker Ave	0.53mi	3/1.5	1,024 (+7%)	5mo	$55,000	$54	57
1010 Hughes Ave	0.57mi	2/1.0 (-1)	996 (+4%)	6mo	$50,000	$50	57
2810 Gibson St	0.70mi	3/1.0	892 (-7%)	1mo	$15,500	$17	55
1115 Barney Ave	0.43mi	3/1.0	833 (-13%)	5mo	$43,500	$52	54
3205 Clairmont St	0.68mi	3/1.0	888 (-8%)	3mo	$42,000	$47	53
1114 Clancy Ave	0.71mi	2/1.0 (-1)	1,009 (+5%)	3mo	$36,000	$36	51
3522 Whitney Ave	0.41mi	3/1.5	1,100 (+15%)	8mo	$41,500	$38	48
3705 Gratiot Ave	0.53mi	2/1.0 (-1)	820 (-15%)	5mo	$74,200	$90	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 3.15×
• Total profit: $26,546
• Equity at exit: $6,561

10-year hold

• IRR: 54.9%
• Equity multiple: 6.40×
• Total profit: $66,568
• Equity at exit: $3,804

Cash invested: $12,320 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$231
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $528

Break-even live

Break-even rent $417

Max offer price $44,000

Occupancy floor 46%

Sensitivity live

Price	-10% $553	-5% $541	+0% $528	+5% $516	+10% $503
Rent	-10% $442	-5% $485	+0% $528	+5% $571	+10% $614
Rate	-1.0pp $550	-0.5pp $539	base $528	+0.5pp $517	+1.0pp $505

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	14d	1	0.37mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.43mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.44mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.53mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	0.89mi

Listing history 30 events

1. 2026-06-18
   days on market $44,000 Active 57 DOM
2. 2026-06-17
   days on market $44,000 Active 56 DOM
3. 2026-06-16
   days on market $44,000 Active 55 DOM
4. 2026-06-15
   days on market $44,000 Active 54 DOM
5. 2026-06-14
   days on market $44,000 Active 52 DOM
6. 2026-06-13
   days on market $44,000 Active 51 DOM
7. 2026-06-10
   days on market $44,000 Active 49 DOM
8. 2026-06-09
   days on market $44,000 Active 48 DOM
9. 2026-06-08
   days on market $44,000 Active 47 DOM
10. 2026-06-07
    days on market $44,000 Active 46 DOM
11. 2026-06-05
    days on market $44,000 Active 43 DOM
12. 2026-06-03
    days on market $44,000 Active 42 DOM
13. 2026-06-02
    days on market $44,000 Active 41 DOM
14. 2026-06-01
    days on market $44,000 Active 40 DOM
15. 2026-05-31
    days on market $44,000 Active 39 DOM
16. 2026-05-30
    days on market $44,000 Active 38 DOM
17. 2026-04-22
    listed $49,000 Active 234-char remark

    Show marketing remark (234 chars)

    Great investment opportunity! This 2-story, 3 bed, 1 bath and half bath home offers solid rental potential or a perfect starter project. Convenient layout with good bones, just needs your finishing touch. Property is being sold as-is.

18. 2026-04-22
    listed $49,000 Active

    Show marketing remark (234 chars)

    Great investment opportunity! This 2-story, 3 bed, 1 bath and half bath home offers solid rental potential or a perfect starter project. Convenient layout with good bones, just needs your finishing touch. Property is being sold as-is.

19. 2014-05-20
    soldstatus $15,000
20. 2014-04-28
    soldstatus $15,000 236-char remark

    Show marketing remark (236 chars)

    Charming investment property with 2-story, 3 bedrooms, newer windows, beautiful enclosed porch area, basement and storage shed. Property occupied by tenant paying a rent for $500/month. MAKE AN OFFER, BEST DEAL INCLUDE ANOTHER 5 HOUSES.

21. 2014-04-28
    soldstatus $15,000

    Show marketing remark (236 chars)

    Charming investment property with 2-story, 3 bedrooms, newer windows, beautiful enclosed porch area, basement and storage shed. Property occupied by tenant paying a rent for $500/month. MAKE AN OFFER, BEST DEAL INCLUDE ANOTHER 5 HOUSES.

22. 2014-04-24
    historical
23. 2014-03-31
    listed $16,500 236-char remark

    Show marketing remark (236 chars)

    Charming investment property with 2-story, 3 bedrooms, newer windows, beautiful enclosed porch area, basement and storage shed. Property occupied by tenant paying a rent for $500/month. MAKE AN OFFER, BEST DEAL INCLUDE ANOTHER 5 HOUSES.

24. 2014-03-31
    listed $16,500

    Show marketing remark (236 chars)

    Charming investment property with 2-story, 3 bedrooms, newer windows, beautiful enclosed porch area, basement and storage shed. Property occupied by tenant paying a rent for $500/month. MAKE AN OFFER, BEST DEAL INCLUDE ANOTHER 5 HOUSES.

25. 2010-01-19
    soldstatus $12,000
26. 2010-01-18
    soldstatus $12,000
27. 2010-01-18
    soldstatus $12,000
28. 2009-11-16
    listed $14,900
29. 2009-11-13
    listed $14,900
30. 2009-11-13
    listed $14,900

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,034
• − Mortgage interest: −$2,465
• − Property taxes: −$969
• − Insurance: −$220
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,280
• Taxable income: $6,015
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $4,895/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: Flint School District
• NCES district ID: 2614520
• Math proficiency: 7% ▬ 0.00%
• Reading proficiency: 13% ▲ 3.00%
• Median HH income: $25,954
• Composite: 10.97/100
• National rank: #14642
• State rank: #714 of 760 in MI

Livability — Flint

• Score: 74/100
• State rank: #196
• US rank: #4946

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flint, MI
• City population: 93,814
• Population (ZIP): 19,750

Population outlook (Genesee County) Hauer SSP2

• Today (2025): 381,312 people
• By 2030: 362,731 · -4.9%
• By 2040: 321,550 · -15.7%
• By 2050: 279,212 · -26.8%
• By 2075: 193,336 · -49.3%
• By 2100: 128,118 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Arabic 3% Spanish 1%

Political lean MEDSL · Genesee

• 2024 margin: Toss-up / Even · D 51.4% · R 47.2% · Other 1.4%
• 2008→2024 swing: -28.3pp toward R · 2008: 32.5pp · 2024: 4.2pp
• All cycles: 2024: D+4.2 2020: D+9.3 2016: D+9.5 2012: D+28.2 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.08%
• Current HPI: 202.407
• 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

+228.9% since first listed

14 events — show timeline

• 2026-04-22 Listed $49,000 REALCOMP
• 2026-04-22 Listed $49,000 MiRealSource-MiMLS
• 2014-05-20 Sold (Public Records) $15,000 Public Records
• 2014-04-28 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2014-04-28 Sold (MLS) $15,000 REALCOMP
• 2014-04-24 Listing Removed — MiRealSource-MiMLS
• 2014-03-31 Listed $16,500 MiRealSource-MiMLS
• 2014-03-31 Listed $16,500 REALCOMP
• 2010-01-19 Sold (MLS) $12,000 REALCOMP
• 2010-01-18 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2010-01-18 Sold (MLS) $12,000 REALCOMP
• 2009-11-16 Listed $14,900 REALCOMP
• 2009-11-13 Listed $14,900 MiRealSource-MiMLS
• 2009-11-13 Listed $14,900 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $969 · +1.6% YoY. Source: county tax records.