503 East St · Three Rivers, MI 49093

$149,000

4 bd · 1.5 ba · 1,939 sqft · SingleFamily public records · 104 Days on market

Built 1900 8,712 sqft lot $77/sqft · 27% below area Est $168k · 11% 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 +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home. All kitchen appliances, washer/dryer are included! This home offers incredible potential for the right buyer willing to bring some TLC and vision. With its solid bones and distinctive features, it's an opportunity to restore and personalize a truly special property while preserving its historic character. Whether you're drawn to the warmth of the original woodwork, the generous living spaces, or the chance to breathe new life into a classic home, this property offers a rare opportunity to create something truly unique.

Key facts

• Wood floors
• Historic style home
• Original woodwork

Tags

• HISTORIC STYLE HOME
• ORIGINAL WOODWORK
• WOOD FLOORS
• DETAILED TRIM
• HIGH CEILINGS
• STAINED GLASS FEATURES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 5.2% in Three Rivers — 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 70/100 on livability (#306 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D, amenities F.
• Three Rivers Community Schools (town): math 37% / reading 45% proficiency, ranked #200 of 540 in MI (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 178 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 125 units permitted in St. Joseph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Joseph County population projected at -16% 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $149k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 14.03%
• Cash-on-cash: 27.64%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $167,641
• List price: $149,000
• Delta: -11.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Walnut St	0.13mi	4/2.0	2,002 (+3%)	5mo	$255,000	$127	82
606 Arizona Blvd	0.72mi	4/2.5	1,882 (-3%)	2mo	$289,900	$154	56
608 Arizona Blvd	0.72mi	4/2.5	1,909 (-2%)	7mo	$289,900	$152	54
105 Wood St	0.73mi	4/3.0	1,868 (-4%)	0mo	$70,000	$37	54
1212 Pine St	0.68mi	4/2.0	2,072 (+7%)	2mo	$284,900	$138	53
412 6th Ave	0.63mi	4/2.0	2,088 (+8%)	4mo	$216,000	$103	53
602 Arizona Blvd	0.71mi	4/2.5	1,882 (-3%)	7mo	$299,900	$159	52
604 Arizona Blvd	0.71mi	4/2.5	1,830 (-6%)	4mo	$284,900	$156	50
416 Tenth Ave	0.57mi	4/2.0	1,768 (-9%)	8mo	$175,000	$99	50
1006 N Main St	0.42mi	3/1.5 (-1)	1,692 (-13%)	10mo	$120,000	$71	46
610 Arizona Blvd	0.73mi	4/2.0	2,072 (+7%)	9mo	$294,900	$142	45
1210 Pine St	0.67mi	3/3.0 (-1)	2,129 (+10%)	4mo	$343,130	$161	38

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $37,028
• Equity at exit: $22,216

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $110,944
• Equity at exit: $12,883

Cash invested: $41,720 (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 49093

• Active inventory: 178
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,395 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $961

Break-even live

Break-even rent $1,179

Max offer price $149,000

Occupancy floor 55%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1645 Garfield Three Rivers, MI	4.0	2.5	1810	$2,395	$1.32	21d	1	0.97mi

Listing history 37 events

1. 2026-06-18
   days on market $149,000 Active 104 DOM
2. 2026-06-17
   days on market $149,000 Active 103 DOM
3. 2026-06-16
   days on market $149,000 Active 102 DOM
4. 2026-06-15
   days on market $149,000 Active 101 DOM
5. 2026-06-14
   days on market $149,000 Active 99 DOM
6. 2026-06-13
   days on market $149,000 Active 98 DOM
7. 2026-06-10
   days on market $149,000 Active 96 DOM
8. 2026-06-09
   days on market $149,000 Active 95 DOM
9. 2026-06-08
   days on market $149,000 Active 94 DOM
10. 2026-06-07
    days on market $149,000 Active 93 DOM
11. 2026-06-05
    days on market $149,000 Active 90 DOM
12. 2026-06-03
    days on market $149,000 Active 89 DOM
13. 2026-06-02
    days on market $149,000 Active 88 DOM
14. 2026-06-01
    days on market $149,000 Active 87 DOM
15. 2026-05-31
    days on market $149,000 Active 86 DOM
16. 2026-05-30
    days on market $149,000 Active 85 DOM
17. 2026-03-31
    status Active 1516-char remark

    Show marketing remark (1516 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home. All kitchen appliances, washer/dryer are included! This home offers incredible potential for the right buyer willing to bring some TLC and vision. With its solid bones and distinctive features, it's an opportunity to restore and personalize a truly special property while preserving its historic character. Whether you're drawn to the warmth of the original woodwork, the generous living spaces, or the chance to breathe new life into a classic home, this property offers a rare opportunity to create something truly unique.

18. 2026-03-27
    historical 1516-char remark

    Show marketing remark (1516 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home. All kitchen appliances, washer/dryer are included! This home offers incredible potential for the right buyer willing to bring some TLC and vision. With its solid bones and distinctive features, it's an opportunity to restore and personalize a truly special property while preserving its historic character. Whether you're drawn to the warmth of the original woodwork, the generous living spaces, or the chance to breathe new life into a classic home, this property offers a rare opportunity to create something truly unique.

19. 2026-03-10
    status Active 990-char remark

    Show marketing remark (990 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home.

20. 2026-03-10
    status Active 1516-char remark

    Show marketing remark (990 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home.

21. 2026-03-10
    historical 1516-char remark

    Show marketing remark (990 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home.

22. 2026-03-10
    historical 990-char remark

    Show marketing remark (990 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home.

23. 2026-03-06
    listed $149,000 Active 1516-char remark

    Show marketing remark (990 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home.

24. 2026-03-06
    listed $149,000 Active 990-char remark

    Show marketing remark (990 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home.

25. 2026-03-06
    listed $149,000 Active

    Show marketing remark (990 chars)

    Step back in time with this charming historic-style home in the heart of Three Rivers, filled with character you simply don't find in newer homes. From the moment you enter, you'll notice the beautiful original woodwork, wood floors, detailed trim, and craftsmanship that showcase the home's timeless appeal. You will fall in love with the high ceilings throughout and the stained glass features in the dining area! Rich wood accents, classic architectural details, and spacious rooms provide the perfect foundation for someone who appreciates historic charm. Situated on a cozy corner lot, this home is within walking distance to schools, parks, downtown restaurants, shopping & more. With 4 bedrooms and almost 1600 sqft, this home has a versatile layout to accommodate a variety of family needs. The spacious main level bedroom and laundry room are a bonus! You will enjoy the fenced back yard (with play structure), which also leads you to the garage. .. just steps from the home.

26. 2014-09-24
    historical
27. 2012-09-14
    soldstatus $29,900
28. 2012-09-14
    soldstatus $29,900
29. 2012-06-09
    listed $31,500
30. 2012-06-09
    listed $31,500
31. 2009-07-02
    soldstatus $89,900
32. 2009-07-02
    soldstatus $89,900
33. 2008-09-13
    listed $89,900
34. 2008-09-13
    listed $89,900
35. 2008-06-25
    historical
36. 2007-05-10
    listed $102,000
37. 2007-05-10
    listed $102,000

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,674 · $139/mo
• Expected delta: +$621/yr (+$52/mo · 59.0%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,740
• − Mortgage interest: −$8,346
• − Property taxes: −$1,053
• − Insurance: −$745
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$4,335
• Taxable income: $9,663
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $9,211/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: Three Rivers Community Schools
• NCES district ID: 2633840
• Math proficiency: 37% ▲ 1.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $46,576
• Composite: 34.97/100
• National rank: #5058
• State rank: #200 of 540 in MI

Livability — Three Rivers

• Score: 70/100
• State rank: #306
• US rank: #7604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Three Rivers, MI
• Population (ZIP): 18,439

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 58,726 people
• By 2030: 57,030 · -2.9%
• By 2040: 53,266 · -9.3%
• By 2050: 49,343 · -16.0%
• By 2075: 40,441 · -31.1%
• By 2100: 31,981 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 5% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 11% Iranian 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.2% · Other 1.5%
• 2008→2024 swing: -31.8pp toward R · 2008: -2.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+31.7 2016: R+31.0 2012: R+12.3 2008: R+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.07%
• Current HPI: 226.5079
• 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

+46.1% since first listed

21 events — show timeline

• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-10 Relisted — MiRealSource-MiMLS
• 2026-03-10 Relisted — REALCOMP
• 2026-03-10 Listing Removed — MiRealSource-MiMLS
• 2026-03-10 Listing Removed — REALCOMP
• 2026-03-06 Listed $149,000 SW Michigan MLS
• 2026-03-06 Listed $149,000 MiRealSource-MiMLS
• 2026-03-06 Listed $149,000 REALCOMP
• 2014-09-24 Listing Removed — SW Michigan MLS
• 2012-09-14 Sold (MLS) $29,900 REALCOMP
• 2012-09-14 Sold (MLS) $29,900 SW Michigan MLS
• 2012-06-09 Listed $31,500 REALCOMP
• 2012-06-09 Listed $31,500 SW Michigan MLS
• 2009-07-02 Sold (MLS) $89,900 REALCOMP
• 2009-07-02 Sold (MLS) $89,900 SW Michigan MLS
• 2008-09-13 Listed $89,900 REALCOMP
• 2008-09-13 Listed $89,900 SW Michigan MLS
• 2008-06-25 Listing Removed — REALCOMP
• 2007-05-10 Listed $102,000 REALCOMP
• 2007-05-10 Listed $102,000 SW Michigan MLS

Property tax history

+2.2%/yr

Latest (2025): $1,053 · -32.2% YoY. Source: county tax records.