4300 Beach St · Akron, MI 48701

$39,900

2 bd · 1.0 ba · 745 sqft · SingleFamily public records · 60 Days on market

Built 1910 8,712 sqft lot $54/sqft · 38% below area Est $74k · 46% under ↓ 33% since listing

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Why this score? — see what drove the A- 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
• Appreciation +5.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 4300 Beach St, Akron, MI — a 2-bedroom, 1-bath fixer upper packed with potential and opportunity. Whether you’re looking for your first home, an investment property, or your next project, this one has the upside you’ve been searching for. With a spacious yard and solid potential, the right updates could create tons of equity. Ready for a new owner to add their own style and vision, this property could make a great personal residence, rental, or flip opportunity. Affordable opportunities like this don’t come around often — bring your ideas and unlock the potential of this Akron property.

Key facts

• 8,712 sq ft lot
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($823 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#398 in MI) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D+, employment D+.
• Akron-Fairgrove Schools (rural): math 35% / reading 35% proficiency, ranked #464 of 760 in MI (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 56 units permitted in Tuscola County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $634 of equity ($276 loan paydown + $358 appreciation (0.9% local appreciation)).
• Tuscola County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.9% 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 60 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1910 — 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 D-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. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.71%
• DSCR: 2.95
• GRM: 4.0

CMA / ARV

• ARV (median comp): $73,560
• List price: $39,900
• Delta: -45.76%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4297 Center St	0.15mi	2/1.0	850 (+14%)	10mo	$60,000	$71	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 3.37×
• Total profit: $26,459
• Equity at exit: $13,409

10-year hold

• IRR: 48.0%
• Equity multiple: 6.70×
• Total profit: $63,634
• Equity at exit: $17,656

Cash invested: $11,172 (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 48701

• Home prices YoY: 0.5%
• Active inventory: 6
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $823 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $407

Break-even live

Break-even rent $308

Max offer price $39,900

Occupancy floor 46%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $39,900 Active 60 DOM
2. 2026-06-18
   days on market $39,900 Active 59 DOM
3. 2026-06-17
   days on market $39,900 Active 58 DOM
4. 2026-06-16
   days on market $39,900 Active 57 DOM
5. 2026-06-15
   days on market $39,900 Active 56 DOM
6. 2026-06-14
   days on market $39,900 Active 54 DOM
7. 2026-06-12
   days on market $39,900 Active 53 DOM
8. 2026-06-09
   days on market $39,900 Active 50 DOM
9. 2026-06-08
   days on market $39,900 Active 49 DOM
10. 2026-06-07
    days on market $39,900 Active 48 DOM
11. 2026-06-02
    days on market $39,900 Active 43 DOM
12. 2026-06-01
    days on market $39,900 Active 42 DOM
13. 2026-05-31
    days on market $39,900 Active 41 DOM
14. 2026-05-30
    days on market $39,900 Active 40 DOM
15. 2026-05-02
    price $39,900 634-char remark

    Show marketing remark (634 chars)

    Welcome to 4300 Beach St, Akron, MI — a 2-bedroom, 1-bath fixer upper packed with potential and opportunity. Whether you’re looking for your first home, an investment property, or your next project, this one has the upside you’ve been searching for. With a spacious yard and solid potential, the right updates could create tons of equity. Ready for a new owner to add their own style and vision, this property could make a great personal residence, rental, or flip opportunity. Affordable opportunities like this don’t come around often — bring your ideas and unlock the potential of this Akron property.

16. 2026-05-01
    price $39,900 604-char remark

    Show marketing remark (604 chars)

    Welcome to 4300 Beach St, Akron, MI - a 2-bedroom, 1-bath fixer upper packed with potential and opportunity. Whether you're looking for your first home, an investment property, or your next project, this one has the upside you've been searching for. With a spacious yard and solid potential, the right updates could create tons of equity. Ready for a new owner to add their own style and vision, this property could make a great personal residence, rental, or flip opportunity. Affordable opportunities like this don't come around often - bring your ideas and unlock the potential of this Akron property.

17. 2026-04-24
    price $44,900 634-char remark

    Show marketing remark (634 chars)

    Welcome to 4300 Beach St, Akron, MI — a 2-bedroom, 1-bath fixer upper packed with potential and opportunity. Whether you’re looking for your first home, an investment property, or your next project, this one has the upside you’ve been searching for. With a spacious yard and solid potential, the right updates could create tons of equity. Ready for a new owner to add their own style and vision, this property could make a great personal residence, rental, or flip opportunity. Affordable opportunities like this don’t come around often — bring your ideas and unlock the potential of this Akron property.

18. 2026-04-23
    price $44,900 604-char remark

    Show marketing remark (604 chars)

    Welcome to 4300 Beach St, Akron, MI - a 2-bedroom, 1-bath fixer upper packed with potential and opportunity. Whether you're looking for your first home, an investment property, or your next project, this one has the upside you've been searching for. With a spacious yard and solid potential, the right updates could create tons of equity. Ready for a new owner to add their own style and vision, this property could make a great personal residence, rental, or flip opportunity. Affordable opportunities like this don't come around often - bring your ideas and unlock the potential of this Akron property.

19. 2026-04-18
    listed $49,900 Active 634-char remark

    Show marketing remark (604 chars)

    Welcome to 4300 Beach St, Akron, MI - a 2-bedroom, 1-bath fixer upper packed with potential and opportunity. Whether you're looking for your first home, an investment property, or your next project, this one has the upside you've been searching for. With a spacious yard and solid potential, the right updates could create tons of equity. Ready for a new owner to add their own style and vision, this property could make a great personal residence, rental, or flip opportunity. Affordable opportunities like this don't come around often - bring your ideas and unlock the potential of this Akron property.

20. 2026-04-18
    listed $49,900 Active 604-char remark

    Show marketing remark (604 chars)

    Welcome to 4300 Beach St, Akron, MI - a 2-bedroom, 1-bath fixer upper packed with potential and opportunity. Whether you're looking for your first home, an investment property, or your next project, this one has the upside you've been searching for. With a spacious yard and solid potential, the right updates could create tons of equity. Ready for a new owner to add their own style and vision, this property could make a great personal residence, rental, or flip opportunity. Affordable opportunities like this don't come around often - bring your ideas and unlock the potential of this Akron property.

21. 2006-01-12
    historical
22. 2006-01-05
    listed $55,500
23. 2005-09-25
    historical
24. 2005-03-25
    listed $56,900
25. 2004-09-10
    historical
26. 2004-03-10
    listed $60,900
27. 2003-10-12
    historical
28. 2003-07-12
    listed $59,900

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$204/yr (+$17/mo · 99.0%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,874
• − Mortgage interest: −$2,235
• − Property taxes: −$206
• − Insurance: −$200
• − Repairs & maintenance: −$790
• − Management: −$790
• − Depreciation: −$1,161
• Taxable income: $4,493
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $3,806/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: Akron-Fairgrove Schools
• NCES district ID: 2602010
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $40,975
• Composite: 32.12/100
• National rank: #10981
• State rank: #464 of 760 in MI

Livability — Akron

• Score: 67/100
• State rank: #398
• US rank: #10776

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, MI
• Population (ZIP): 1,364

Population outlook (Tuscola County) Hauer SSP2

• Today (2025): 49,930 people
• By 2030: 47,294 · -5.3%
• By 2040: 41,504 · -16.9%
• By 2050: 35,560 · -28.8%
• By 2075: 24,455 · -51.0%
• By 2100: 16,507 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Native American 5% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Tuscola

• 2024 margin: Solid R (+43.0) · D 27.9% · R 70.9% · Other 1.3%
• 2008→2024 swing: -42.1pp toward R · 2008: -0.8pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+39.3 2016: R+38.0 2012: R+10.8 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.90%
• Current HPI: 186.291
• 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

-33.4% since first listed

14 events — show timeline

• 2026-05-02 Price Changed $39,900 MiRealSource-MiMLS
• 2026-05-01 Price Changed $39,900 REALCOMP
• 2026-04-24 Price Changed $44,900 MiRealSource-MiMLS
• 2026-04-23 Price Changed $44,900 REALCOMP
• 2026-04-18 Listed $49,900 REALCOMP
• 2026-04-18 Listed $49,900 MiRealSource-MiMLS
• 2006-01-12 Listing Removed — REALCOMP
• 2006-01-05 Listed $55,500 REALCOMP
• 2005-09-25 Listing Removed — REALCOMP
• 2005-03-25 Listed $56,900 REALCOMP
• 2004-09-10 Listing Removed — MiRealSource-MiMLS
• 2004-03-10 Listed $60,900 MiRealSource-MiMLS
• 2003-10-12 Listing Removed — REALCOMP
• 2003-07-12 Listed $59,900 REALCOMP

Property tax history

-5.9%/yr

Latest (2025): $206 · -45.3% YoY. Source: county tax records.