936 Stocker Ave · Flint, MI 48503

$49,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 80 Days on market

Built 1929 3,920 sqft lot Est $49k · at est.

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Why this score? — see what drove the B- 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
• ARV discount +6.4/15.0
• 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

Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

Key facts

• Easy access
• New flooring
• New paint

Tags

• FULL BASEMENT
• FRESH UPDATES
• NEW FLOORING
• NEW PAINT
• AMPLE STORAGE
• EASY ACCESS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Covered porch/patio; Paved road access; Lot dimensions approximately 40 x 100 (0.09 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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); 136 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask is 5771% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $33k; list at $50k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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: 2.26% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.20%
• DSCR: 2.88
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $48,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3018 Fielding St	0.13mi	3/1.0	993 (+6%)	1mo	$21,000	$21	83
2810 Gibson St	0.26mi	3/1.0	892 (-5%)	1mo	$15,500	$17	80
3801 Augusta St	0.44mi	2/1.0 (-1)	949 (+1%)	3mo	$63,000	$66	70
1115 Barney Ave	0.28mi	3/1.0	833 (-11%)	5mo	$43,500	$52	64
2729 Chicago Blvd	0.58mi	3/1.0	895 (-4%)	2mo	$88,000	$98	64
1114 Clancy Ave	0.34mi	2/1.0 (-1)	1,009 (+8%)	3mo	$36,000	$36	63
3205 Clairmont St	0.59mi	3/1.0	888 (-5%)	3mo	$42,000	$47	62
2429 Brown St	0.65mi	2/1.0 (-1)	933 (-0%)	4mo	$8,500	$9	61
3705 Gratiot Ave	0.36mi	2/1.0 (-1)	820 (-12%)	5mo	$74,200	$90	53
2621 Swayze St	0.47mi	2/1.0 (-1)	1,043 (+11%)	3mo	$76,950	$74	51
2210 Brown St	0.75mi	2/1.0 (-1)	816 (-13%)	1mo	$49,900	$61	38
3510 Hogarth Ave	0.69mi	2/1.0 (-1)	796 (-15%)	3mo	$32,500	$41	35

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: 44.9%
• Equity multiple: 3.09×
• Total profit: $29,232
• Equity at exit: $7,440

10-year hold

• IRR: 53.1%
• Equity multiple: 7.67×
• Total profit: $93,136
• Equity at exit: $4,314

Cash invested: $13,972 (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: 136
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$262
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $491

Break-even live

Break-even rent $508

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $520	-5% $505	+0% $491	+5% $477	+10% $463
Rent	-10% $402	-5% $447	+0% $491	+5% $536	+10% $581
Rate	-1.0pp $517	-0.5pp $504	base $491	+0.5pp $478	+1.0pp $465

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Barney Ave Flint, MI	2.0	1.0	1000	$1,000	$1.00	22d	1	0.13mi
314 Sheffield Ave Flint, MI	2.0	1.0	896	$1,250	$1.40	22d	1	0.49mi
3701 Whitney Ave Flint, MI	2.0	1.0	850	$900	$1.06	14d	1	0.49mi
3901 Herrick St Flint, MI	3.0	1.5	1100	$1,300	$1.18	14d	1	0.65mi
3929 Larchmont St Flint, MI	2.0	1.0	900	$1,100	$1.22	14d	1	0.77mi

Listing history 37 events

1. 2026-06-21
   days on market $49,900 Active 80 DOM
2. 2026-06-18
   days on market $49,900 Active 77 DOM
3. 2026-06-17
   days on market $49,900 Active 76 DOM
4. 2026-06-16
   days on market $49,900 Active 75 DOM
5. 2026-06-15
   days on market $49,900 Active 74 DOM
6. 2026-06-14
   days on market $49,900 Active 72 DOM
7. 2026-06-13
   days on market $49,900 Active 71 DOM
8. 2026-06-10
   days on market $49,900 Active 69 DOM
9. 2026-06-09
   days on market $49,900 Active 68 DOM
10. 2026-06-08
    days on market $49,900 Active 67 DOM
11. 2026-06-07
    days on market $49,900 Active 66 DOM
12. 2026-06-05
    days on market $49,900 Active 63 DOM
13. 2026-06-03
    days on market $49,900 Active 62 DOM
14. 2026-06-03
    price $49,900 Active 61 DOM
15. 2026-06-02
    days on market $54,900 Active 61 DOM
16. 2026-06-01
    days on market $54,900 Active 60 DOM
17. 2026-05-31
    days on market $54,900 Active 59 DOM
18. 2026-05-30
    days on market $54,900 Active 58 DOM
19. 2026-05-20
    status Active 647-char remark

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

20. 2026-05-20
    status Active

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

21. 2026-05-17
    historical $850
22. 2026-05-16
    listed $850
23. 2026-05-14
    historical $850

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

24. 2026-05-14
    status Pending 647-char remark

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

25. 2026-05-14
    status Pending

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

26. 2026-04-25
    price $54,900 647-char remark

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

27. 2026-04-24
    price $54,900
28. 2026-04-07
    listed $850
29. 2026-04-07
    historical $850
30. 2026-04-04
    listed $850
31. 2026-03-27
    listed $59,000 Active 647-char remark

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

32. 2026-03-27
    listed $59,000 Active

    Show marketing remark (647 chars)

    Great Opportunity for Investors or First-Time Homebuyers! This super cute 3-bedroom, 1-bath home is the perfect blend of affordability and potential. Featuring fresh updates with new flooring and paint throughout, it's move-in ready while still offering room to make it your own. The home includes a full basement, providing ample storage or the possibility for additional living space. Conveniently located near expressways, shopping, hospitals, and Kettering University, you'll enjoy easy access to everything you need. Whether you're looking to expand your investment portfolio or purchase your first home, this charming property is a must-see!

33. 2000-10-03
    historical
34. 2000-10-03
    listed $52,900
35. 2000-10-03
    listed $52,900
36. 2000-10-03
    historical
37. 2000-09-06
    soldstatus $33,000

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,423 · $119/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: $13,557
• − Mortgage interest: −$2,795
• − Property taxes: −$1,423
• − Insurance: −$250
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$1,452
• Taxable income: $5,468
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $4,584/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

+66.4% since first listed

19 events — show timeline

• 2026-05-20 Relisted — MiRealSource-MiMLS
• 2026-05-20 Relisted — REALCOMP
• 2026-05-17 Rental Removed $850 APPFOLIO
• 2026-05-16 Listed for Rent $850 APPFOLIO
• 2026-05-14 Rental Removed $850 REALSOURCE
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-04-25 Price Changed $54,900 MiRealSource-MiMLS
• 2026-04-24 Price Changed $54,900 REALCOMP
• 2026-04-07 Listed for Rent $850 REALSOURCE
• 2026-04-07 Rental Removed $850 APPFOLIO
• 2026-04-04 Listed for Rent $850 APPFOLIO
• 2026-03-27 Listed $59,000 REALCOMP
• 2026-03-27 Listed $59,000 MiRealSource-MiMLS
• 2000-10-03 Listing Removed — MiRealSource-MiMLS
• 2000-10-03 Listed $52,900 MiRealSource-MiMLS
• 2000-10-03 Listed $52,900 REALCOMP
• 2000-10-03 Listing Removed — REALCOMP
• 2000-09-06 Sold (Public Records) $33,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,423 · +1.8% YoY. Source: county tax records.