8171 Chickadee Ct · Tittabawassee, MI 48623

$93,900

3 bd · 2.0 ba · 1,000 sqft · SingleFamily · 14 Days on market

Built 1972 Good condition Est $178k · 47% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

$99,900 Price reduce $20,000 79,900 Charming 3-bedroom, 2-bath home nestled in the well-established 55+ community of Falconview Estates. This beautifully maintained property features a covered carport, spacious covered back porch, and a convenient storage shed. Situated at the end of a quiet cul-de-sac on a generously sized lot, it offers both privacy and comfort. All appliances are included, making this home truly move-in ready. Please private message me for more information.

Key facts

• Quiet cul-de-sac
• Covered carport
• Generously sized lot

Tags

• COVERED CARPORT
• COVERED BACK PORCH
• STORAGE SHED
• QUIET CUL-DE-SAC
• GENEROUSLY SIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Freeland Community School District (suburban): math 54% / reading 61% proficiency, ranked #46 of 540 in MI (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 94 active listings in the ZIP; 154 units permitted in Saginaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $649 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Saginaw County population projected at -25% 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $93,900

Questions for the listing agent

1. Built in 1972 — 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: 1.97% ✓
• Cap rate: 16.66%
• Cash-on-cash: 37.03%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $178,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N 4th St	0.66mi	3/1.0	1,096 (+10%)	8mo	$195,000	$178	42
175 N Fourth St	0.67mi	3/1.0	1,120 (+12%)	12mo	$165,000	$147	35
335 N Third St	0.72mi	2/1.0 (-1)	912 (-9%)	10mo	$165,000	$181	35
175 N Third St	0.72mi	3/1.0	1,064 (+6%)	23mo	$105,000	$99	33

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: 32.9%
• Equity multiple: 2.39×
• Total profit: $36,491
• Equity at exit: $14,001

10-year hold

• IRR: 39.9%
• Equity multiple: 4.74×
• Total profit: $98,434
• Equity at exit: $8,119

Cash invested: $26,292 (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 48623

• Home prices YoY: -26.7%
• Active inventory: 94
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$492
• Tax est. 1.5%: −$117 /mo · $1,408/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $811

Break-even live

Break-even rent $821

Max offer price $93,900

Occupancy floor 51%

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: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $93,900 Active 14 DOM
2. 2026-06-17
   days on market $93,900 Active 13 DOM
3. 2026-06-16
   days on market $93,900 Active 12 DOM
4. 2026-06-15
   days on market $93,900 Active 11 DOM
5. 2026-06-14
   days on market $93,900 Active 9 DOM
6. 2026-06-12
   days on market $93,900 Active 8 DOM
7. 2026-06-09
   days on market $93,900 Active 5 DOM
8. 2026-06-08
   days on market $93,900 Active 4 DOM
9. 2026-06-07
   days on market $93,900 Active 3 DOM
10. 2026-06-05
    remarks 482-char remark
11. 2026-06-05
    listed $93,900 Active 1 DOM

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,182
• − Mortgage interest: −$5,260
• − Property taxes: −$1,408
• − Insurance: −$470
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$2,732
• Taxable income: $8,764
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $7,634/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This charming 3-bedroom, 2-bath home in Falconview Estates is move-in ready with a covered carport and spacious covered back porch. It offers a good condition with some minor repairs needed, and updates like fresh paint and modernizing the kitchen can significantly increase its value.

Repairs flagged

• Minor Carport roof — Some discoloration visible on the roof.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal.
• Resale Replace dated cabinetry and countertops in kitchen — Modernizing the kitchen can attract more buyers.
• Both Landscaping and lawn maintenance — A well-maintained yard can increase both resale and rental value.
• Both HVAC system maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more tenants and buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carport roof · Some discoloration visible on the roof.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal. ↑
• Resale Replace dated cabinetry and countertops in kitchen — Modernizing the kitchen can attract more buyers. ↑
• Both Landscaping and lawn maintenance — A well-maintained yard can increase both resale and rental value. ↑
• Both HVAC system maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more tenants and buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Freeland Community School District
• NCES district ID: 2615060
• Math proficiency: 54% ▼ -4.00%
• Reading proficiency: 61% ▼ -3.00%
• Median HH income: $70,875
• Composite: 50.98/100
• National rank: #1779
• State rank: #46 of 540 in MI

Livability — Tittabawassee

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

Census & demographics

• Census place: Freeland, MI
• Population (ZIP): 15,126

Population outlook (Saginaw County) Hauer SSP2

• Today (2025): 180,568 people
• By 2030: 172,302 · -4.6%
• By 2040: 153,919 · -14.8%
• By 2050: 135,519 · -24.9%
• By 2075: 97,199 · -46.2%
• By 2100: 65,037 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 5% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Saginaw

• 2024 margin: Toss-up / Even · D 47.7% · R 51.0% · Other 1.4%
• 2008→2024 swing: -20.6pp toward R · 2008: 17.3pp · 2024: -3.3pp
• All cycles: 2024: R+3.3 2020: D+0.3 2016: R+1.1 2012: D+11.9 2008: D+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.02%
• Current HPI: 213.8908
• 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

1 event — show timeline

• 2026-06-04 Listed $93,900 ForSaleByOwner.com