606 Stockdale St · Flint, MI 48503

$15,999

3 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 40 Days on market

Built 1917 6,534 sqft lot ↓ 52% 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
• 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

Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

Key facts

• Full renovation
• Near downtown flint
• 6,534 sq ft lot

Tags

• NEAR DOWNTOWN FLINT
• FULL RENOVATION
• ACTIVE INVESTOR MARKETS

Property features AI

Finance

• Other: Located in the Indian Village subdivision; Cross streets: W Paterson St & Grace St; Directions available

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.15 acres (50 x 127.85)

Interior

• Bedrooms: Total of 5 rooms (bedrooms and living areas included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $16k (3.0% below list) — sets the bar for market timing.
• Cap rate 62.1% 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 at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $110 of loan paydown is wiped out by about $480 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $34k (68%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $16k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $15,519 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1917 — 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 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?
5. 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?
6. 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?
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: 6.76% ✓
• Cap rate: 62.11%
• Cash-on-cash: 199.35%
• DSCR: 9.87
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $35,805
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 W Witherbee St	0.29mi	3/1.0	1,196 (+4%)	6mo	$125,000	$105	76
501 W Witherbee St	0.23mi	3/1.0	1,274 (+10%)	3mo	$39,000	$31	70
2525 Begole St	0.47mi	3/1.5	1,134 (-2%)	6mo	$24,000	$21	68
115 W Baker St	0.61mi	3/1.0	1,200 (+4%)	3mo	$32,000	$27	63
1702 Stevenson St	0.65mi	3/1.0	1,120 (-3%)	5mo	$17,500	$16	61
506 Green St	0.35mi	3/1.0	1,312 (+14%)	1mo	$52,000	$40	60
2217 Francis Ave	0.59mi	3/1.5	1,257 (+9%)	0mo	$31,500	$25	56
2517 Mount Elliot Ave	0.54mi	4/1.0 (+1)	1,088 (-6%)	8mo	$5,500	$5	54
1101 W Rankin St	0.66mi	2/1.0 (-1)	1,100 (-5%)	6mo	$25,000	$23	51
2714 Barth St	0.68mi	3/2.0	1,092 (-6%)	7mo	$40,000	$37	49
341 Crosby St	0.65mi	3/1.0	1,000 (-13%)	4mo	$35,800	$36	44
2606 Stevenson St	0.72mi	3/1.0	1,016 (-12%)	7mo	$60,000	$59	40

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: 12.28×
• Total profit: $50,540
• Equity at exit: $2,386

10-year hold

• IRR: —
• Equity multiple: 30.27×
• Total profit: $131,133
• Equity at exit: $1,383

Cash invested: $4,480 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$84
• Tax est. 1.5%: −$20 /mo · $240/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $744

Break-even live

Break-even rent $140

Max offer price $15,999

Occupancy floor 26%

Sensitivity live

Price	-10% $755	-5% $750	+0% $744	+5% $739	+10% $733
Rent	-10% $659	-5% $701	+0% $744	+5% $787	+10% $830
Rate	-1.0pp $752	-0.5pp $748	base $744	+0.5pp $740	+1.0pp $736

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: $4,000
• Closing costs: $480
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Garland St Flint, MI	3.0	2.5	1344	$1,017	$0.76	21d	1	0.44mi
711 W Dewey St Flint, MI	3.0	1.0	1011	$925	$0.91	21d	1	0.92mi
3221 Burgess St Flint, MI	2.0	1.0	755	$875	$1.16	21d	1	1.06mi
2544 Tyrone St Flint, MI	2.0	1.0	1440	$825	$0.57	14d	1	1.11mi
2428 Norbert St Flint, MI	3.0	1.0	1200	$1,250	$1.04	21d	1	1.17mi

Listing history 18 events

1. 2026-05-10
   price $19,999 1166-char remark

   Show marketing remark (1166 chars)

   Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

2. 2026-05-09
   price $19,999
3. 2026-04-29
   status Active
4. 2026-04-28
   historical
5. 2026-04-27
   price $27,999 1166-char remark

   Show marketing remark (1166 chars)

   Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

6. 2026-04-26
   price $27,999
7. 2026-04-20
   price $28,999 1166-char remark

   Show marketing remark (1166 chars)

   Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

8. 2026-04-20
   price $28,999

   Show marketing remark (1166 chars)

   Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

9. 2026-04-19
   price $33,999 1166-char remark

   Show marketing remark (1166 chars)

   Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

10. 2026-04-18
    price $33,999
11. 2026-04-17
    listed $50,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

12. 2026-04-17
    listed $50,000 Active

    Show marketing remark (1166 chars)

    Opportunity knocks at 606 Stockdale St in Flint! Located in a high-demand rental pocket of Flint, this property is priced for investors seeking a value-add project with strong upside potential. Situated near downtown Flint, major corridors, shopping, and local employers, the location supports consistent rental demand and long-term appreciation. This property requires a full renovation, making it an ideal project for investors looking to execute a fix-and-flip or BRRRR strategy. With the right rehab, this asset has the potential to be transformed into a solid cash-flowing rental or resale opportunity. Surrounded by ongoing investment activity, this area continues to see strong interest from landlords and rehabbers alike. Comparable renovated properties in the area support attractive after-repair values (ARV), making this a compelling addition to any portfolio. Cash or hard money only. Sold as-is. Don't miss the chance to secure a property with significant upside in one of Flint's active investor markets. Novation: Buyer has equitable interest in the property and is marketing the property with the owner's authorization in order to locate a new buyer.

13. 2004-05-21
    soldstatus $10,000 83-char remark

    Show marketing remark (83 chars)

    Sharp Open Layout In This 3 Bedroom 2 Story. Needs Carpet And Paint Througout Home.

14. 2004-05-21
    soldstatus $10,000

    Show marketing remark (83 chars)

    Sharp Open Layout In This 3 Bedroom 2 Story. Needs Carpet And Paint Througout Home.

15. 2004-04-19
    historical 83-char remark

    Show marketing remark (83 chars)

    Sharp Open Layout In This 3 Bedroom 2 Story. Needs Carpet And Paint Througout Home.

16. 2003-12-03
    listed $18,500 83-char remark

    Show marketing remark (83 chars)

    Sharp Open Layout In This 3 Bedroom 2 Story. Needs Carpet And Paint Througout Home.

17. 2003-12-03
    listed $18,500

    Show marketing remark (83 chars)

    Sharp Open Layout In This 3 Bedroom 2 Story. Needs Carpet And Paint Througout Home.

18. 2001-06-22
    soldstatus $42,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% 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: $12,984
• − Mortgage interest: −$896
• − Property taxes: −$240
• − Insurance: −$80
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$465
• Taxable income: $9,225
• Est. tax owed @ 24.0%: −$2,214
• After-tax cash flow: $6,716/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

-52.4% since first listed

18 events — show timeline

• 2026-05-10 Price Changed $19,999 MiRealSource-MiMLS
• 2026-05-09 Price Changed $19,999 REALCOMP
• 2026-04-29 Relisted — REALCOMP
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-27 Price Changed $27,999 MiRealSource-MiMLS
• 2026-04-26 Price Changed $27,999 REALCOMP
• 2026-04-20 Price Changed $28,999 MiRealSource-MiMLS
• 2026-04-20 Price Changed $28,999 REALCOMP
• 2026-04-19 Price Changed $33,999 MiRealSource-MiMLS
• 2026-04-18 Price Changed $33,999 REALCOMP
• 2026-04-17 Listed $50,000 REALCOMP
• 2026-04-17 Listed $50,000 MiRealSource-MiMLS
• 2004-05-21 Sold (MLS) $10,000 REALCOMP
• 2004-05-21 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2004-04-19 Listing Removed — MiRealSource-MiMLS
• 2003-12-03 Listed $18,500 REALCOMP
• 2003-12-03 Listed $18,500 MiRealSource-MiMLS
• 2001-06-22 Sold (Public Records) $42,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,022 · +1.6% YoY. Source: county tax records.