1821 Rockcreek Ln · Flint, MI 48507

$84,900

3 bd · 2.0 ba · 1,913 sqft · SingleFamily public records · 38 Days on market

Built 1959 7,405 sqft lot Est $88k · at est. ↓ 14% since listing

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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 +26.5/30.0
• 1% rule +9.9/10.0
• ARV discount +9.1/15.0
• DSCR +9.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a large ranch that has potential? This home is that project that you have been looking for. It does need TLC and more. The home is centrally located near major highways and local amenities.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1959

Property features AI

Finance

• Other: Subdivision: WESTGATE PARK 2

Exterior

• Parking: Attached garage with direct access; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Aluminum siding and brick exterior; Facing/entry at ground level
• Construction: Asphalt roof; Slab foundation; Built with aluminum siding and brick
• Exterior features: Back yard with fencing (fenced); Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Electric, Forced air, Natural gas heating; No cooling
• Interior features: Entry at ground level; 8 total rooms
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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 soft (-1.0%/yr); 206 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 419 units permitted in Genesee County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/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 $587 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1959 — 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. 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. 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: 1.49% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $87,998
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1814 Penbrook Ln	0.19mi	3/1.5	1,957 (+2%)	3mo	$42,000	$21	83
1823 Greenbrook Ln	0.35mi	3/2.0	1,983 (+4%)	1mo	$105,000	$53	77
1921 Rockcreek Ln	0.11mi	3/2.0	2,085 (+9%)	10mo	$95,000	$46	72
1818 Rockcreek Ln	0.03mi	4/2.0 (+1)	1,710 (-11%)	6mo	$130,000	$76	70
1232 Bel Air Dr	0.52mi	4/2.5 (+1)	1,938 (+1%)	1mo	$195,000	$101	66
2006 Stoney Brook Ct	0.27mi	3/2.5	2,016 (+5%)	14mo	$66,000	$33	64
1701 Crestbrook Ln	0.41mi	3/2.0	1,768 (-8%)	8mo	$41,000	$23	62
3296 Brookgate Dr	0.36mi	3/1.5	1,702 (-11%)	7mo	$185,000	$109	56
1741 Carmanbrook Pkwy	0.40mi	4/2.0 (+1)	1,696 (-11%)	4mo	$6,000	$4	54
1607 Mulberry Ln	0.43mi	4/1.5 (+1)	2,101 (+10%)	7mo	$94,000	$45	51
1314 Pinehurst Ave	0.57mi	3/2.0	1,660 (-13%)	4mo	$34,000	$20	48
1621 Greenbrook Ln	0.44mi	3/1.5	1,631 (-15%)	8mo	$87,549	$54	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-3,088
• Equity at exit: $12,659

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $1,887
• Equity at exit: $7,341

Cash invested: $23,772 (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 48507

• Rents YoY: -1.0%
• Active inventory: 206
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$293 /mo · $3,519/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $224

Break-even live

Break-even rent $980

Max offer price $84,900

Occupancy floor 77%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 Carmanbrook Pkwy Flint, MI	4.0	1.5	1800	$1,200	$0.67	13d	1	0.52mi

Listing history 34 events

1. 2026-06-18
   days on market $84,900 Active 38 DOM
2. 2026-06-17
   days on market $84,900 Active 37 DOM
3. 2026-06-16
   days on market $84,900 Active 36 DOM
4. 2026-06-15
   days on market $84,900 Active 35 DOM
5. 2026-06-14
   days on market $84,900 Active 33 DOM
6. 2026-06-13
   days on market $84,900 Active 32 DOM
7. 2026-06-10
   days on market $84,900 Active 30 DOM
8. 2026-06-09
   days on market $84,900 Active 29 DOM
9. 2026-06-08
   days on market $84,900 Active 28 DOM
10. 2026-06-07
    days on market $84,900 Active 27 DOM
11. 2026-06-05
    days on market $84,900 Active 24 DOM
12. 2026-06-03
    days on market $84,900 Active 23 DOM
13. 2026-06-02
    days on market $84,900 Active 22 DOM
14. 2026-06-01
    days on market $84,900 Active 21 DOM
15. 2026-05-31
    days on market $84,900 Active 20 DOM
16. 2026-05-30
    days on market $84,900 Active 19 DOM
17. 2026-05-23
    price $84,900
18. 2026-05-22
    price $84,900 201-char remark

    Show marketing remark (201 chars)

    Looking for a large ranch that has potential? This home is that project that you have been looking for. It does need TLC and more. The home is centrally located near major highways and local amenities.

19. 2026-05-12
    listed $89,900 Active 201-char remark

    Show marketing remark (201 chars)

    Looking for a large ranch that has potential? This home is that project that you have been looking for. It does need TLC and more. The home is centrally located near major highways and local amenities.

20. 2026-05-12
    listed $89,900 Active

    Show marketing remark (201 chars)

    Looking for a large ranch that has potential? This home is that project that you have been looking for. It does need TLC and more. The home is centrally located near major highways and local amenities.

21. 2026-05-11
    historical $89,900 201-char remark

    Show marketing remark (201 chars)

    Looking for a large ranch that has potential? This home is that project that you have been looking for. It does need TLC and more. The home is centrally located near major highways and local amenities.

22. 2020-12-30
    soldstatus $60,100 Sold 452-char remark

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

23. 2020-12-30
    soldstatus $60,100 Closed

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

24. 2020-11-23
    status Pending 452-char remark

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

25. 2020-11-23
    status Pending

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

26. 2020-10-31
    price $66,750

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

27. 2020-10-31
    price $66,750 452-char remark

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

28. 2020-09-29
    listed $74,250 Active 452-char remark

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

29. 2020-09-29
    listed $74,250 Active

    Show marketing remark (452 chars)

    This L shaped ranch style home is a diamond in the rough, with some love and a little TLC this home has potential to be a real beauty. Featuring 3 bedrooms, 2 full bathrooms and a great room that has vaulted ceilings and a double sided fireplace. This house is located in a centralized location, close to major highways and all the amenities you could need. If interested in making this house your home please contact us for your private showing today!

30. 1999-07-01
    soldstatus $97,500
31. 1999-07-01
    soldstatus $97,500
32. 1999-06-10
    historical
33. 1999-03-24
    listed $99,000
34. 1999-03-24
    listed $99,000

ⓘ 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: $3,519 · $293/mo
• Projected year-2 tax: $3,519 · $293/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 ≥97°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: $15,150
• − Mortgage interest: −$4,756
• − Property taxes: −$3,519
• − Insurance: −$424
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$2,470
• Taxable income: $1,557
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,308/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): 28,723
• Household income: $46,554
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1534.0

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 0.57)
• Race & ethnicity: White 59% Black 28% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -154.90%
• Current HPI: 132.3632
• Rent YoY: ▼ -1.04%
• 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

-14.2% since first listed

18 events — show timeline

• 2026-05-23 Price Changed $84,900 REALCOMP
• 2026-05-22 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-12 Listed $89,900 MiRealSource-MiMLS
• 2026-05-12 Listed $89,900 REALCOMP
• 2026-05-11 Coming Soon $89,900 MiRealSource-MiMLS
• 2020-12-30 Sold (MLS) $60,100 MiRealSource-MiMLS
• 2020-12-30 Sold (MLS) $60,100 REALCOMP
• 2020-11-23 Pending — REALCOMP
• 2020-11-23 Pending — MiRealSource-MiMLS
• 2020-10-31 Price Changed $66,750 MiRealSource-MiMLS
• 2020-10-31 Price Changed $66,750 REALCOMP
• 2020-09-29 Listed $74,250 MiRealSource-MiMLS
• 2020-09-29 Listed $74,250 REALCOMP
• 1999-07-01 Sold (MLS) $97,500 REALCOMP
• 1999-07-01 Sold (MLS) $97,500 MiRealSource-MiMLS
• 1999-06-10 Listing Removed — MiRealSource-MiMLS
• 1999-03-24 Listed $99,000 REALCOMP
• 1999-03-24 Listed $99,000 MiRealSource-MiMLS

Property tax history

+9.3%/yr

Latest (2025): $3,519 · +2.1% YoY. Source: county tax records.