1621 Stocker Ave · Flint, MI 48503

$61,000

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 7 Days on market

Built 1953 5,227 sqft lot Est $50k · 21% over

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Why this score? — see what drove the C+ 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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy home with detached garage! New slab in the backyard and privacy fence. Roof was replaced in 2024! Updated bathroom, conveniently located by shopping, restaurants and freeway, a well-maintained home ready for its next owners, Schedule your showing today!

Key facts

• New slab
• Privacy fence
• Updated bathroom

Tags

• DETACHED GARAGE
• NEW SLAB
• PRIVACY FENCE
• UPDATED BATHROOM
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage (approximately 1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof; Block foundation; Built with aluminum siding
• Exterior features: Porch; Fenced front and back yards; Paved road access

Interior

• Kitchen: Includes dishwasher, gas oven, refrigerator
• Bedrooms: 5 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Free-standing gas oven; Free-standing refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $61k).
• Cap rate 15.8% 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: Rents rising fast (+12.3%/yr); 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 31% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $422 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 34y 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 $35k; list at $61k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,000

Questions for the listing agent

1. Built in 1953 — 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. 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?
4. 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?
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: 1.88% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.94%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $50,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Clairmont St	0.03mi	3/1.0	888 (-8%)	3mo	$42,000	$47	82
3018 Fielding St	0.46mi	3/1.0	993 (+3%)	1mo	$21,000	$21	73
1205 Stocker Ave	0.27mi	3/1.5	1,024 (+6%)	5mo	$55,000	$54	71
2729 Chicago Blvd	0.34mi	3/1.0	895 (-8%)	2mo	$88,000	$98	70
3801 Augusta St	0.44mi	2/1.0 (-1)	949 (-2%)	3mo	$63,000	$66	69
1114 Clancy Ave	0.37mi	2/1.0 (-1)	1,009 (+4%)	3mo	$36,000	$36	68
2810 Gibson St	0.50mi	3/1.0	892 (-8%)	1mo	$15,500	$17	63
924 Hammond Ave	0.65mi	3/1.0	948 (-2%)	5mo	$51,000	$54	62
1115 Barney Ave	0.32mi	3/1.0	833 (-14%)	5mo	$43,500	$52	58
2621 Swayze St	0.49mi	2/1.0 (-1)	1,043 (+8%)	3mo	$76,950	$74	57
2429 Brown St	0.67mi	2/1.0 (-1)	933 (-4%)	4mo	$8,500	$9	54
1555 Bradley Ave	0.44mi	3/1.0	1,107 (+14%)	3mo	$45,000	$41	53

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.58×
• Total profit: $26,963
• Equity at exit: $9,095

10-year hold

• IRR: 44.3%
• Equity multiple: 6.31×
• Total profit: $90,770
• Equity at exit: $5,274

Cash invested: $17,080 (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 48503

• Home prices YoY: -27.7%
• Rents YoY: 12.3%
• Active inventory: 135
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$320
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $483

Break-even live

Break-even rent $536

Max offer price $61,000

Occupancy floor 53%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	13d	1	0.31mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	13d	1	0.39mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	13d	1	0.45mi
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	21d	1	0.67mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	21d	1	1.00mi

Listing history 26 events

1. 2026-06-02
   status $61,000 Pending 7 DOM
2. 2026-06-01
   days on market $61,000 Active 7 DOM
3. 2026-05-31
   days on market $61,000 Active 6 DOM
4. 2026-05-30
   days on market $61,000 Active 5 DOM
5. 2026-05-25
   listed $61,000 Active

   Show marketing remark (258 chars)

   Cozy home with detached garage! New slab in the backyard and privacy fence. Roof was replaced in 2024! Updated bathroom, conveniently located by shopping, restaurants and freeway, a well-maintained home ready for its next owners, Schedule your showing today!

6. 2026-05-25
   listed $61,000 Active 258-char remark

   Show marketing remark (258 chars)

   Cozy home with detached garage! New slab in the backyard and privacy fence. Roof was replaced in 2024! Updated bathroom, conveniently located by shopping, restaurants and freeway, a well-maintained home ready for its next owners, Schedule your showing today!

7. 2018-08-17
   soldstatus $35,000
8. 2018-08-06
   soldstatus $35,000 Sold 436-char remark

   Show marketing remark (436 chars)

   Charming well maintained 3 bedroom ranch home with a 1 car detached garage, covered porch and a cement patio area for all your entertaining needs. New floor covering and paint in bath and New outdoor carpet on front and side porches. Located near all conveniences with easy access to I 75 and I 69 for commuters. Nothing to do but move in and make it home! Information deemed reliable but not guaranteed. Buyer to verify all information

9. 2018-08-06
   soldstatus $35,000 Closed

   Show marketing remark (436 chars)

   Charming well maintained 3 bedroom ranch home with a 1 car detached garage, covered porch and a cement patio area for all your entertaining needs. New floor covering and paint in bath and New outdoor carpet on front and side porches. Located near all conveniences with easy access to I 75 and I 69 for commuters. Nothing to do but move in and make it home! Information deemed reliable but not guaranteed. Buyer to verify all information

10. 2018-07-12
    status Pending
11. 2018-07-09
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Charming well maintained 3 bedroom ranch home with a 1 car detached garage, covered porch and a cement patio area for all your entertaining needs. New floor covering and paint in bath and New outdoor carpet on front and side porches. Located near all conveniences with easy access to I 75 and I 69 for commuters. Nothing to do but move in and make it home! Information deemed reliable but not guaranteed. Buyer to verify all information

12. 2018-06-23
    price $35,000
13. 2018-06-22
    price $35,000 436-char remark

    Show marketing remark (436 chars)

    Charming well maintained 3 bedroom ranch home with a 1 car detached garage, covered porch and a cement patio area for all your entertaining needs. New floor covering and paint in bath and New outdoor carpet on front and side porches. Located near all conveniences with easy access to I 75 and I 69 for commuters. Nothing to do but move in and make it home! Information deemed reliable but not guaranteed. Buyer to verify all information

14. 2018-06-08
    listed $39,900 Active 436-char remark

    Show marketing remark (436 chars)

    Charming well maintained 3 bedroom ranch home with a 1 car detached garage, covered porch and a cement patio area for all your entertaining needs. New floor covering and paint in bath and New outdoor carpet on front and side porches. Located near all conveniences with easy access to I 75 and I 69 for commuters. Nothing to do but move in and make it home! Information deemed reliable but not guaranteed. Buyer to verify all information

15. 2018-06-08
    listed $39,900 Active

    Show marketing remark (436 chars)

    Charming well maintained 3 bedroom ranch home with a 1 car detached garage, covered porch and a cement patio area for all your entertaining needs. New floor covering and paint in bath and New outdoor carpet on front and side porches. Located near all conveniences with easy access to I 75 and I 69 for commuters. Nothing to do but move in and make it home! Information deemed reliable but not guaranteed. Buyer to verify all information

16. 2002-01-29
    soldstatus $63,500
17. 2002-01-18
    soldstatus $63,316
18. 2002-01-18
    soldstatus $63,316
19. 2001-12-05
    historical
20. 2001-09-24
    listed $64,900
21. 2001-09-24
    listed $64,900
22. 1993-09-07
    soldstatus $29,000
23. 1993-09-07
    soldstatus $29,000
24. 1993-07-29
    historical
25. 1992-11-12
    listed $31,900
26. 1992-11-12
    listed $31,900

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $939 · $78/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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: $13,770
• − Mortgage interest: −$3,417
• − Property taxes: −$938
• − Insurance: −$305
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,775
• Taxable income: $5,132
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,565/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
• County: Genesee County · 221,329 people
• City population: 93,814
• Metro: Flint, MI
• Population (ZIP): 22,347
• Household income: $44,411
• Rent vs Own: 49.3% rent · 50.7% own
• Severe rent burden: 1293.0

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 0.56)
• Race & ethnicity: Black 55% White 36% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Arabic 4% Spanish 1% Chinese 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: ▼ -49.84%
• Current HPI: 130.1152
• Rent YoY: ▲ 12.35%
• Metro: Flint, MI
• 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

+91.2% since first listed

22 events — show timeline

• 2026-05-25 Listed $61,000 REALCOMP
• 2026-05-25 Listed $61,000 MiRealSource-MiMLS
• 2018-08-17 Sold (Public Records) $35,000 Public Records
• 2018-08-06 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2018-08-06 Sold (MLS) $35,000 REALCOMP
• 2018-07-12 Pending — MiRealSource-MiMLS
• 2018-07-09 Pending — REALCOMP
• 2018-06-23 Price Changed $35,000 MiRealSource-MiMLS
• 2018-06-22 Price Changed $35,000 REALCOMP
• 2018-06-08 Listed $39,900 MiRealSource-MiMLS
• 2018-06-08 Listed $39,900 REALCOMP
• 2002-01-29 Sold (Public Records) $63,500 Public Records
• 2002-01-18 Sold (MLS) $63,316 MiRealSource-MiMLS
• 2002-01-18 Sold (MLS) $63,316 REALCOMP
• 2001-12-05 Listing Removed — MiRealSource-MiMLS
• 2001-09-24 Listed $64,900 MiRealSource-MiMLS
• 2001-09-24 Listed $64,900 REALCOMP
• 1993-09-07 Sold (MLS) $29,000 MiRealSource-MiMLS
• 1993-09-07 Sold (MLS) $29,000 REALCOMP
• 1993-07-29 Listing Removed — MiRealSource-MiMLS
• 1992-11-12 Listed $31,900 MiRealSource-MiMLS
• 1992-11-12 Listed $31,900 REALCOMP

Property tax history

+1.8%/yr

Latest (2025): $938 · +1.6% YoY. Source: county tax records.