870 Tacken St · Flint, MI 48532

$39,000

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 322 Days on market

Built 1928 4,356 sqft lot ↓ 43% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

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Key facts

• 4,356 sq ft lot
• Built 1928
• Listed 322 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Two lots (see description)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $270 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $40k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $39k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.01% ✓
• Cap rate: 24.43%
• Cash-on-cash: 64.76%
• DSCR: 3.88
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $80,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 W Court	0.14mi	3/2.0	1,305 (-5%)	7mo	$16,500	$13	80
945 Salisbury Ave	0.20mi	3/2.0	1,550 (+13%)	4mo	$95,000	$61	66
3414 Van Buren Ave	0.35mi	3/1.0	1,470 (+7%)	6mo	$28,000	$19	62
3631 Ridgecliffe Dr	0.40mi	3/1.5	1,260 (-8%)	6mo	$173,000	$137	61
3360 Beecher Rd	0.73mi	3/1.0	1,351 (-1%)	0mo	$66,000	$49	59
1318 Mann Ave	0.63mi	3/1.5	1,412 (+3%)	7mo	$89,900	$64	58
2830 Reynolds St	0.68mi	2/2.0 (-1)	1,344 (-2%)	5mo	$31,500	$23	56
3405 Sherwood Dr	0.57mi	3/1.5	1,500 (+10%)	4mo	$88,000	$59	52
1202 Knapp Ave	0.63mi	3/1.0	1,255 (-8%)	3mo	$49,900	$40	50
1409 Stocker Ave	0.71mi	2/1.0 (-1)	1,290 (-6%)	1mo	$50,250	$39	48
3709 Brentwood Dr	0.49mi	3/1.0	1,176 (-14%)	3mo	$130,000	$111	47
2710 Mansfield Ave	0.67mi	3/1.0	1,200 (-12%)	4mo	$115,000	$96	41

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: 64.0%
• Equity multiple: 3.86×
• Total profit: $31,276
• Equity at exit: $5,815

10-year hold

• IRR: 68.4%
• Equity multiple: 7.94×
• Total profit: $75,812
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$205
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $589

Break-even live

Break-even rent $428

Max offer price $39,000

Occupancy floor 45%

Sensitivity live

Price	-10% $611	-5% $600	+0% $589	+5% $578	+10% $567
Rent	-10% $497	-5% $543	+0% $589	+5% $636	+10% $682
Rate	-1.0pp $609	-0.5pp $599	base $589	+0.5pp $579	+1.0pp $569

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.32mi
3713 Gratiot Ave Flint, MI	4.0	1.0	1400	$1,400	$1.00	22d	1	0.36mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.62mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	0.73mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.74mi
2198 Utley Rd Flint, MI	3.0	2.0	1400	$1,400	$1.00	44d	1	0.88mi
2610 Swayze St Flint, MI	3.0	1.5	1194	$950	$0.80	22d	1	0.89mi
1410 Bradley Ave Flint, MI	3.0	1.5	1160	$995	$0.86	22d	1	0.93mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	22d	1	1.01mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.06mi

Listing history 34 events

1. 2026-06-05
   statusdays on market $39,000 Pending 322 DOM
2. 2026-06-03
   days on market $39,000 Active 321 DOM
3. 2026-06-02
   days on market $39,000 Active 320 DOM
4. 2026-06-01
   days on market $39,000 Active 319 DOM
5. 2026-05-31
   days on market $39,000 Active 318 DOM
6. 2026-05-30
   days on market $39,000 Active 317 DOM
7. 2026-04-17
   price $39,000 1-char remark

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8. 2026-04-17
   price $39,000

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9. 2026-04-16
   price $39,900 1-char remark

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10. 2026-04-16
    price $39,900

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11. 2026-04-15
    price $42,567 1-char remark

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12. 2026-04-14
    price $42,567
13. 2026-03-31
    price $44,567 1-char remark

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14. 2026-03-30
    price $44,567

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15. 2026-03-30
    price $50,777 1-char remark

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16. 2026-03-30
    price $50,777

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17. 2026-03-16
    price $52,345 1-char remark

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18. 2026-03-16
    price $52,345

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19. 2026-02-14
    price $54,000 1-char remark

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20. 2026-02-13
    price $54,000
21. 2025-10-22
    price $54,890 1-char remark

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22. 2025-10-21
    price $54,890
23. 2025-09-05
    price $59,900 1-char remark

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24. 2025-09-05
    price $59,900

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25. 2025-07-17
    listed $78,900 Active

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26. 2025-07-17
    listed $78,900 Active 1-char remark

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27. 2019-02-05
    soldstatus $21,000
28. 2019-01-28
    soldstatus $21,000 Sold 210-char remark

    Show marketing remark (210 chars)

    MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence.

29. 2019-01-28
    soldstatus $21,000 Closed

    Show marketing remark (210 chars)

    MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence.

30. 2018-12-21
    status Pending

    Show marketing remark (210 chars)

    MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence.

31. 2018-12-21
    status Pending 210-char remark

    Show marketing remark (210 chars)

    MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence.

32. 2018-11-28
    listed $23,000 Active 210-char remark

    Show marketing remark (210 chars)

    MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence.

33. 2018-11-28
    listed $23,000 Active

    Show marketing remark (210 chars)

    MLS Data such as bedrooms, bathrooms, number of rooms, room sizes, etc are all estimated as Listing Broker has not been inside of home and does not guarantee it is accurate, buyer to do their own due diligence.

34. 2005-12-14
    soldstatus $69,000

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,408 · $117/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 · 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: $14,088
• − Mortgage interest: −$2,185
• − Property taxes: −$1,408
• − Insurance: −$195
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$1,135
• Taxable income: $6,912
• Est. tax owed @ 24.0%: −$1,659
• After-tax cash flow: $5,413/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

-43.5% since first listed

28 events — show timeline

• 2026-04-17 Price Changed $39,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $39,000 REALCOMP
• 2026-04-16 Price Changed $39,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $39,900 REALCOMP
• 2026-04-15 Price Changed $42,567 MiRealSource-MiMLS
• 2026-04-14 Price Changed $42,567 REALCOMP
• 2026-03-31 Price Changed $44,567 MiRealSource-MiMLS
• 2026-03-30 Price Changed $44,567 REALCOMP
• 2026-03-30 Price Changed $50,777 MiRealSource-MiMLS
• 2026-03-30 Price Changed $50,777 REALCOMP
• 2026-03-16 Price Changed $52,345 MiRealSource-MiMLS
• 2026-03-16 Price Changed $52,345 REALCOMP
• 2026-02-14 Price Changed $54,000 MiRealSource-MiMLS
• 2026-02-13 Price Changed $54,000 REALCOMP
• 2025-10-22 Price Changed $54,890 MiRealSource-MiMLS
• 2025-10-21 Price Changed $54,890 REALCOMP
• 2025-09-05 Price Changed $59,900 MiRealSource-MiMLS
• 2025-09-05 Price Changed $59,900 REALCOMP
• 2025-07-17 Listed $78,900 REALCOMP
• 2025-07-17 Listed $78,900 MiRealSource-MiMLS
• 2019-02-05 Sold (Public Records) $21,000 Public Records
• 2019-01-28 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2019-01-28 Sold (MLS) $21,000 REALCOMP
• 2018-12-21 Pending — MiRealSource-MiMLS
• 2018-12-21 Pending — REALCOMP
• 2018-11-28 Listed $23,000 MiRealSource-MiMLS
• 2018-11-28 Listed $23,000 REALCOMP
• 2005-12-14 Sold (Public Records) $69,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,408 · +1.8% YoY. Source: county tax records.