1017 Stocker Ave · Flint, MI 48503

$8,900

2 bd · 1.0 ba · 658 sqft · SingleFamily public records · 307 Days on market

Built 1927 3,920 sqft lot

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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
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

Key facts

• 3,920 sq ft lot
• Garage
• Built 1927

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding and other exterior materials; Block foundation
• Exterior features: Paved road access; Lot roughly 40 x 100 (0.09 acre)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $9k).
• Recommended offer: $8k (12.0% below list) — sets the bar for market timing.
• Cap rate 96.7% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 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 $62 of loan paydown is wiped out by about $267 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 31y ago; this cycle's ask has dropped $6k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $9k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1927 — 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 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?
6. 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?
7. 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?
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: 10.41% ✓
• Cap rate: 96.67%
• Cash-on-cash: 322.76%
• DSCR: 15.36
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $40,138
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Mann St	0.24mi	2/1.0	647 (-2%)	3mo	$35,000	$54	83
2913 Gibson St	0.13mi	2/1.0	680 (+3%)	6mo	$45,000	$66	83
2717 Gibson St	0.24mi	2/1.0	687 (+4%)	1mo	$50,000	$73	81
2805 Reynolds St	0.21mi	2/1.0	704 (+7%)	3mo	$35,000	$50	76
3310 Larchmont St	0.43mi	2/1.0	688 (+5%)	2mo	$18,000	$26	71
3317 Arlene Ave	0.29mi	2/1.0	600 (-9%)	1mo	$34,500	$58	71
3609 Larchmont St	0.52mi	2/1.0	650 (-1%)	7mo	$60,000	$92	68
3214 Clairmont St	0.37mi	2/1.0	720 (+9%)	4mo	$30,500	$42	63
1034 Meida St	0.60mi	2/1.0	624 (-5%)	1mo	$60,000	$96	63
2710 Reynolds St	0.26mi	2/1.0	751 (+14%)	5mo	$56,500	$75	60
3305 Larchmont St	0.46mi	2/1.0	736 (+12%)	5mo	$45,000	$61	54
959 Tacken St	0.48mi	2/1.0	748 (+14%)	4mo	$24,900	$33	51

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: —
• Equity multiple: 19.52×
• Total profit: $46,157
• Equity at exit: $1,327

10-year hold

• IRR: —
• Equity multiple: 48.15×
• Total profit: $117,500
• Equity at exit: $770

Cash invested: $2,492 (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: 0.8×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$47
• Tax est. 1.5%: −$11 /mo · $134/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $670

Break-even live

Break-even rent $78

Max offer price $8,900

Occupancy floor 23%

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: $2,225
• Closing costs: $267
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 Bradley Ave Unit 343 Sheffield Ave-Apt C Flint, MI	1.0	1.0	564	$900	$1.60	21d	1	0.62mi
343 Sheffield Apt. C Ave heuristic Flint, MI	1.0	1.0	564	$900	$1.60	25d	1	0.63mi

Listing history 50 events

1. 2026-06-18
   days on market $8,900 Active 307 DOM
2. 2026-06-17
   days on market $8,900 Active 306 DOM
3. 2026-06-16
   days on market $8,900 Active 305 DOM
4. 2026-06-15
   days on market $8,900 Active 304 DOM
5. 2026-06-14
   days on market $8,900 Active 302 DOM
6. 2026-06-13
   days on market $8,900 Active 301 DOM
7. 2026-06-10
   days on market $8,900 Active 299 DOM
8. 2026-06-09
   days on market $8,900 Active 298 DOM
9. 2026-06-08
   days on market $8,900 Active 297 DOM
10. 2026-06-07
    days on market $8,900 Active 296 DOM
11. 2026-06-05
    days on market $8,900 Active 293 DOM
12. 2026-06-03
    days on market $8,900 Active 292 DOM
13. 2026-06-02
    days on market $8,900 Active 291 DOM
14. 2026-06-01
    days on market $8,900 Active 290 DOM
15. 2026-05-31
    days on market $8,900 Active 289 DOM
16. 2026-05-30
    days on market $8,900 Active 288 DOM
17. 2025-09-24
    price $8,900 495-char remark

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

18. 2025-09-24
    price $8,900

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

19. 2025-09-10
    price $9,500 495-char remark

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

20. 2025-09-10
    price $9,500

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

21. 2025-09-04
    price $9,900 495-char remark

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

22. 2025-09-04
    price $9,900

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

23. 2025-09-01
    price $10,900 495-char remark

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

24. 2025-09-01
    price $10,900

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

25. 2025-08-23
    price $11,900 495-char remark

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

26. 2025-08-22
    price $11,900
27. 2025-08-20
    price $12,900 495-char remark

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

28. 2025-08-20
    price $12,900

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

29. 2025-08-15
    listed $14,900 Active 495-char remark

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

30. 2025-08-15
    listed $14,900 Active

    Show marketing remark (495 chars)

    Affordable Fixer-Upper with Great Potential! Here's your chance to own a home at an unbeatable price. While the property needs some work, it offers incredible value and the opportunity to make it your own. A small fire occurred at the front of the house, but with some repairs and updates, this could become a great home or investment. The house still contains belongings from the previous owner and is being sold as-is. If you're looking for a project with great upside, this is the one! batvai

31. 2025-07-24
    historical
32. 2025-07-24
    historical
33. 2025-01-31
    price $14,900
34. 2025-01-31
    price $14,900
35. 2025-01-10
    price $15,400
36. 2025-01-09
    price $15,400
37. 2024-12-08
    price $15,900
38. 2024-12-08
    price $15,900
39. 2024-10-28
    price $16,400
40. 2024-10-28
    price $16,400
41. 2024-10-21
    price $16,900
42. 2024-10-21
    price $16,900
43. 2024-10-14
    price $17,400
44. 2024-10-14
    price $17,400
45. 2024-10-01
    price $17,900
46. 2024-10-01
    price $17,900
47. 2024-09-17
    price $18,200
48. 2024-09-17
    price $18,200
49. 2024-08-30
    price $18,700
50. 2024-08-30
    price $18,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $11,116
• − Mortgage interest: −$499
• − Property taxes: −$134
• − Insurance: −$44
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$259
• Taxable income: $8,402
• Est. tax owed @ 24.0%: −$2,016
• After-tax cash flow: $6,027/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

-69.8% since first listed

56 events — show timeline

• 2025-09-24 Price Changed $8,900 MiRealSource-MiMLS
• 2025-09-24 Price Changed $8,900 REALCOMP
• 2025-09-10 Price Changed $9,500 MiRealSource-MiMLS
• 2025-09-10 Price Changed $9,500 REALCOMP
• 2025-09-04 Price Changed $9,900 MiRealSource-MiMLS
• 2025-09-04 Price Changed $9,900 REALCOMP
• 2025-09-01 Price Changed $10,900 MiRealSource-MiMLS
• 2025-09-01 Price Changed $10,900 REALCOMP
• 2025-08-23 Price Changed $11,900 MiRealSource-MiMLS
• 2025-08-22 Price Changed $11,900 REALCOMP
• 2025-08-20 Price Changed $12,900 MiRealSource-MiMLS
• 2025-08-20 Price Changed $12,900 REALCOMP
• 2025-08-15 Listed $14,900 REALCOMP
• 2025-08-15 Listed $14,900 MiRealSource-MiMLS
• 2025-07-24 Listing Removed — MiRealSource-MiMLS
• 2025-07-24 Listing Removed — REALCOMP
• 2025-01-31 Price Changed $14,900 MiRealSource-MiMLS
• 2025-01-31 Price Changed $14,900 REALCOMP
• 2025-01-10 Price Changed $15,400 MiRealSource-MiMLS
• 2025-01-09 Price Changed $15,400 REALCOMP
• 2024-12-08 Price Changed $15,900 MiRealSource-MiMLS
• 2024-12-08 Price Changed $15,900 REALCOMP
• 2024-10-28 Price Changed $16,400 MiRealSource-MiMLS
• 2024-10-28 Price Changed $16,400 REALCOMP
• 2024-10-21 Price Changed $16,900 MiRealSource-MiMLS
• 2024-10-21 Price Changed $16,900 REALCOMP
• 2024-10-14 Price Changed $17,400 MiRealSource-MiMLS
• 2024-10-14 Price Changed $17,400 REALCOMP
• 2024-10-01 Price Changed $17,900 MiRealSource-MiMLS
• 2024-10-01 Price Changed $17,900 REALCOMP
• 2024-09-17 Price Changed $18,200 MiRealSource-MiMLS
• 2024-09-17 Price Changed $18,200 REALCOMP
• 2024-08-30 Price Changed $18,700 MiRealSource-MiMLS
• 2024-08-30 Price Changed $18,700 REALCOMP
• 2024-08-20 Price Changed $19,200 MiRealSource-MiMLS
• 2024-08-20 Price Changed $19,200 REALCOMP
• 2024-07-26 Listed $19,400 REALCOMP
• 2024-07-23 Listed $19,400 MiRealSource-MiMLS
• 2010-12-06 Listing Removed — REALCOMP
• 2010-12-06 Listing Removed — REALCOMP
• 2007-10-22 Sold (MLS) $5,500 REALCOMP
• 2007-10-22 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2007-10-13 Listing Removed — MiRealSource-MiMLS
• 2007-04-20 Listed $9,900 REALCOMP
• 2007-04-20 Listed $9,900 MiRealSource-MiMLS
• 2005-08-26 Listed $49,900 MiRealSource-MiMLS
• 2005-08-26 Listing Removed — MiRealSource-MiMLS
• 2005-08-26 Listed $49,900 REALCOMP
• 2005-03-17 Listed $44,500 MiRealSource-MiMLS
• 2005-03-17 Listing Removed — MiRealSource-MiMLS
• 2005-03-17 Listed $44,500 REALCOMP
• 1996-01-24 Sold (MLS) $27,000 MiRealSource-MiMLS
• 1996-01-24 Sold (MLS) $27,000 REALCOMP
• 1995-08-04 Listing Removed — MiRealSource-MiMLS
• 1995-07-25 Listed $29,500 MiRealSource-MiMLS
• 1995-07-25 Listed $29,500 REALCOMP

Property tax history

+5.2%/yr

Latest (2025): $1,122 · +0.6% YoY. Source: county tax records.