863 Tacken St · Flint, MI 48532

$18,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 290 Days on market

Built 1920 5,663 sqft lot ↓ 56% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Check out this cute ranch home

Key facts

• 5,663 sq ft lot
• Built 1920
• Listed 290 days

Property features AI

Finance

• Financial info: Annual tax approximate: $885
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl and wood siding
• Exterior features: Lot roughly 60 x 110; Subdivision: WEST COURT GARDENS; Located north of Joyner / south of W Kearsley

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 47.3% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $131 of loan paydown is wiped out by about $567 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 28y ago; this cycle's ask has dropped $20k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $16,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 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 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.54% ✓
• Cap rate: 47.29%
• Cash-on-cash: 146.43%
• DSCR: 7.52
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $51,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
959 Tacken St	0.20mi	2/1.0	748 (-4%)	4mo	$24,900	$33	80
988 Barney Ave	0.38mi	2/1.0	776 (-0%)	8mo	$34,000	$44	75
1574 Houran St	0.36mi	2/1.0	798 (+2%)	7mo	$30,000	$38	74
3705 Gratiot Ave	0.30mi	2/1.0	820 (+5%)	5mo	$74,200	$90	73
3722 Whitney Ave	0.54mi	2/1.0	789 (+1%)	7mo	$75,000	$95	67
1115 Barney Ave	0.52mi	3/1.0 (+1)	833 (+7%)	5mo	$43,500	$52	55
2710 Reynolds St	0.74mi	2/1.0	751 (-4%)	5mo	$56,500	$75	55
1326 Hughes Ave	0.73mi	2/1.0	814 (+4%)	6mo	$70,900	$87	54
2805 Reynolds St	0.71mi	2/1.0	704 (-10%)	3mo	$35,000	$50	48
2717 Gibson St	0.71mi	2/1.0	687 (-12%)	1mo	$50,000	$73	46
2913 Gibson St	0.61mi	2/1.0	680 (-13%)	6mo	$45,000	$66	45
2810 Gibson St	0.67mi	3/1.0 (+1)	892 (+14%)	1mo	$15,500	$17	39

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: —
• Equity multiple: 8.20×
• Total profit: $38,114
• Equity at exit: $2,818

10-year hold

• IRR: —
• Equity multiple: 17.32×
• Total profit: $86,341
• Equity at exit: $1,634

Cash invested: $5,292 (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 48532

• Home prices YoY: -28.9%
• Active inventory: 123
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$99
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $646

Break-even live

Break-even rent $230

Max offer price $18,900

Occupancy floor 33%

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: $4,725
• Closing costs: $567
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	20d	1	0.27mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.59mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	24d	1	0.64mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	20d	1	0.65mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.69mi
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	20d	1	0.70mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.81mi

Listing history 50 events

1. 2026-06-18
   days on market $18,900 Active 290 DOM
2. 2026-06-17
   days on market $18,900 Active 289 DOM
3. 2026-06-16
   days on market $18,900 Active 288 DOM
4. 2026-06-15
   days on market $18,900 Active 287 DOM
5. 2026-06-14
   days on market $18,900 Active 285 DOM
6. 2026-06-13
   days on market $18,900 Active 284 DOM
7. 2026-06-10
   days on market $18,900 Active 282 DOM
8. 2026-06-09
   days on market $18,900 Active 281 DOM
9. 2026-06-08
   days on market $18,900 Active 280 DOM
10. 2026-06-07
    days on market $18,900 Active 279 DOM
11. 2026-06-05
    days on market $18,900 Active 276 DOM
12. 2026-06-03
    days on market $18,900 Active 275 DOM
13. 2026-06-02
    days on market $18,900 Active 274 DOM
14. 2026-06-01
    days on market $18,900 Active 273 DOM
15. 2026-05-31
    days on market $18,900 Active 272 DOM
16. 2026-05-30
    days on market $18,900 Active 271 DOM
17. 2026-03-31
    price $18,900 30-char remark

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18. 2026-03-30
    price $18,900

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19. 2026-03-30
    price $19,600 30-char remark

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20. 2026-03-30
    price $19,600

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21. 2026-02-18
    price $19,900 30-char remark

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22. 2026-02-17
    price $19,900
23. 2026-01-12
    status Active

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24. 2026-01-12
    status Active 30-char remark

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25. 2025-11-25
    status Pending

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26. 2025-11-25
    status Pending 30-char remark

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27. 2025-10-10
    price $19,999 30-char remark

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28. 2025-10-10
    price $19,999

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29. 2025-10-09
    price $24,000 30-char remark

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30. 2025-10-09
    price $24,000

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31. 2025-10-09
    price $27,000 30-char remark

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32. 2025-10-08
    price $27,000
33. 2025-09-06
    price $29,000 30-char remark

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34. 2025-09-05
    price $29,000
35. 2025-07-15
    listed $39,000 Active

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36. 2025-07-15
    listed $39,000 Active 30-char remark

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37. 2010-12-06
    historical
38. 2005-02-15
    soldstatus $33,500
39. 2005-01-14
    soldstatus $33,500
40. 2005-01-14
    soldstatus $33,500
41. 2004-11-24
    historical
42. 2004-08-03
    listed $35,900
43. 2004-08-03
    listed $35,900
44. 2004-02-17
    listed $39,900
45. 2004-02-17
    listed $39,900
46. 2004-02-17
    historical
47. 2000-04-20
    soldstatus $33,900
48. 2000-04-20
    soldstatus $33,900
49. 2000-03-22
    historical
50. 1999-10-22
    listed $35,900

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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: $12,572
• − Mortgage interest: −$1,059
• − Property taxes: −$899
• − Insurance: −$94
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$550
• Taxable income: $7,959
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $5,839/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

-55.9% since first listed

43 events — show timeline

• 2026-03-31 Price Changed $18,900 MiRealSource-MiMLS
• 2026-03-30 Price Changed $18,900 REALCOMP
• 2026-03-30 Price Changed $19,600 MiRealSource-MiMLS
• 2026-03-30 Price Changed $19,600 REALCOMP
• 2026-02-18 Price Changed $19,900 MiRealSource-MiMLS
• 2026-02-17 Price Changed $19,900 REALCOMP
• 2026-01-12 Relisted — REALCOMP
• 2026-01-12 Relisted — MiRealSource-MiMLS
• 2025-11-25 Pending — REALCOMP
• 2025-11-25 Pending — MiRealSource-MiMLS
• 2025-10-10 Price Changed $19,999 MiRealSource-MiMLS
• 2025-10-10 Price Changed $19,999 REALCOMP
• 2025-10-09 Price Changed $24,000 MiRealSource-MiMLS
• 2025-10-09 Price Changed $24,000 REALCOMP
• 2025-10-09 Price Changed $27,000 MiRealSource-MiMLS
• 2025-10-08 Price Changed $27,000 REALCOMP
• 2025-09-06 Price Changed $29,000 MiRealSource-MiMLS
• 2025-09-05 Price Changed $29,000 REALCOMP
• 2025-07-15 Listed $39,000 REALCOMP
• 2025-07-15 Listed $39,000 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2005-02-15 Sold (Public Records) $33,500 Public Records
• 2005-01-14 Sold (MLS) $33,500 REALCOMP
• 2005-01-14 Sold (MLS) $33,500 MiRealSource-MiMLS
• 2004-11-24 Listing Removed — MiRealSource-MiMLS
• 2004-08-03 Listed $35,900 REALCOMP
• 2004-08-03 Listed $35,900 MiRealSource-MiMLS
• 2004-02-17 Listing Removed — MiRealSource-MiMLS
• 2004-02-17 Listed $39,900 MiRealSource-MiMLS
• 2004-02-17 Listed $39,900 REALCOMP
• 2000-04-20 Sold (MLS) $33,900 REALCOMP
• 2000-04-20 Sold (MLS) $33,900 MiRealSource-MiMLS
• 2000-03-22 Listing Removed — MiRealSource-MiMLS
• 1999-10-22 Listed $35,900 REALCOMP
• 1999-10-22 Listed $35,900 MiRealSource-MiMLS
• 1998-11-17 Listed $37,900 REALCOMP
• 1998-11-17 Listing Removed — REALCOMP
• 1998-11-17 Listed $37,900 MiRealSource-MiMLS
• 1998-11-17 Listing Removed — MiRealSource-MiMLS
• 1998-05-02 Listing Removed — REALCOMP
• 1998-05-02 Listing Removed — MiRealSource-MiMLS
• 1998-02-04 Listed $42,900 REALCOMP
• 1998-02-04 Listed $42,900 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $899 · +1.6% YoY. Source: county tax records.